Authored by the expert who managed and guided the team behind the Cameroon Property Pack
Everything you need to know before buying real estate is included in our Cameroon Property Pack
Douala emerges as the clear winner for rental yields and economic dynamism, while Yaoundé offers more affordable entry points and political stability.
Both cities present compelling opportunities for property investors, but Douala's commercial advantage comes with higher crime rates and property prices that are more than double those in Yaoundé. As of September 2025, Douala delivers rental yields of 10-13% for residential properties compared to Yaoundé's 6.5-9%, making it the preferred choice for income-focused investors despite the elevated risks.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cameroon, based on reliable facts and data, not opinions or rumors.
Douala offers higher rental yields (10-13%) but comes with significantly higher property prices and crime rates.
Yaoundé provides more affordable entry points with steady government-backed demand but lower returns (6.5-9%).
| Investment Factor | Yaoundé | Douala |
|---|---|---|
| Residential Rental Yield | 6.5-9% | 10-13% |
| Price per sqm (City Center) | 46,451 CFA | 109,893 CFA |
| Population Growth Rate | 3.68% | 3.41% |
| Crime Index | 53.56 (Moderate) | 71.08 (High) |
| Mortgage Rate | 6% | 19-20% |
| Economic Base | Government & Services | Port & Commerce |
| Best Investment Areas | Bastos, Etoudi, Golf | Bonapriso, Akwa, Bonanjo |
How fast are Yaoundé and Douala growing in population?
Yaoundé is experiencing faster population growth at 3.68% annually compared to Douala's 3.41% as of 2025.
The capital city's population has reached 4,854,260 people, while Douala follows closely with 4,346,420 residents. This means Yaoundé adds approximately 178,000 new residents each year, creating sustained demand for housing and commercial spaces.
Douala's slightly slower growth rate translates to about 148,000 new residents annually, but the city's role as Cameroon's economic hub attracts significant internal migration from rural areas. The urbanization trend in both cities is driving consistent demand for rental properties, particularly in central districts where job opportunities concentrate.
For property investors, Yaoundé's higher growth rate suggests stronger long-term demand fundamentals, especially given the city's role as the administrative capital where government employment remains stable.
What rental returns can you expect in each city?
Douala clearly outperforms Yaoundé in rental yields across all property categories as of September 2025.
Residential properties in Douala generate gross rental yields of 10-13%, significantly higher than Yaoundé's 6.5-9% range. Commercial properties follow the same pattern, with Douala offering 11-13% yields compared to Yaoundé's 9-11%.
The yield difference reflects Douala's status as Cameroon's business capital, where corporate tenants and expatriate professionals drive higher rental rates. A one-bedroom apartment in Douala's city center commands approximately 517,564 CFA monthly rent, while similar properties in Yaoundé average 85,000 CFA.
However, these higher yields in Douala come with elevated purchase prices, requiring more substantial initial investment. Investors seeking maximum income generation will favor Douala, while those prioritizing capital preservation might prefer Yaoundé's more conservative approach.
It's something we develop in our Cameroon property pack.
How do property prices compare between the two cities?
Douala property prices are more than double those in Yaoundé, creating distinct investment profiles for each market.
| Property Metric | Yaoundé | Douala |
|---|---|---|
| Price per sqm (City Center) | 46,451 CFA | 109,893 CFA |
| 1-bedroom rent (Center) | 85,000 CFA/month | 517,564 CFA/month |
| 5-year price growth | 3-7% annually | Higher than Yaoundé |
| Entry-level investment | More accessible | Premium market |
| Price trend | Steady increases | Rapid appreciation |
Which city has stronger economic foundations?
Both cities offer distinct economic advantages, with Douala leading in private sector dynamism and Yaoundé providing government-backed stability.
Douala serves as Cameroon's commercial heart, hosting the country's main port, major oil and gas operations, financial institutions, and corporate headquarters. This concentration of business activity generates over 60% of Cameroon's formal employment alongside Yaoundé, but creates exposure to global commodity cycles and trade fluctuations.
Yaoundé's economy centers on government administration, public services, telecommunications, and education sectors. The presence of national ministries, international organizations, and major universities provides steady employment demand that remains relatively insulated from global economic shocks.
Manufacturing, agriculture, and emerging technology sectors contribute to both cities' economic diversification. For property investors, Douala's economy offers higher growth potential but with cyclical risks, while Yaoundé delivers predictable demand from the large civil service workforce.
How well-developed is infrastructure in each city?
Both cities are undergoing major infrastructure upgrades, with transportation and connectivity improvements advancing rapidly.
Yaoundé benefits from extensive roadworks, the construction of a city bypass, upgraded public lighting systems, and expanding fiber optic networks. The government prioritizes the capital's infrastructure given its administrative importance and role in hosting international events.
Douala receives significant investment in port facilities, the critical Douala-Yaoundé highway upgrade, urban transport systems, and water infrastructure improvements. As the country's economic gateway, Douala's infrastructure directly impacts national competitiveness.
Internet connectivity reaches business-grade standards in both cities, with mobile penetration exceeding 80%. However, service quality and costs can vary significantly between neighborhoods, making location selection crucial for property investors targeting international tenants.
Transportation links between the cities continue improving, with the planned Yaoundé-Douala motorway expected to enhance connectivity and boost property values along major corridors.
What are the rules for foreign property investment?
Foreigners can acquire freehold property in both cities, but face similar bureaucratic procedures and restrictions.
Foreign investors may purchase residential and commercial properties except on agricultural or customary land, subject to government approval and proper registration. The legal framework combines French civil law and English common law influences, requiring careful due diligence.
Recent reforms encourage foreign direct investment in urban centers, but compliance requirements remain substantial. Property transactions typically require 13-23% additional costs for taxes, notary fees, and registration expenses beyond the purchase price.
Both cities offer equal access to property ownership rights, though local legal representation becomes essential for navigating the administrative process. Purchase timelines often extend due to bureaucratic requirements, making advance planning crucial for international investors.
How do employment levels compare?
Both cities maintain low official unemployment rates around 3.5%, but significant underemployment persists especially among young residents.
Yaoundé and Douala together host over 60% of Cameroon's formal employment opportunities, with growth concentrated in services, industry, and commerce sectors. The capital benefits from stable government employment, while Douala offers more private sector opportunities in logistics, finance, and manufacturing.
The informal economy remains substantial in both cities, with many residents engaged in small-scale trading, services, and agriculture-related activities. This creates a large population seeking affordable rental housing, supporting demand for budget and mid-range properties.
Job market outlook appears positive for technology, retail, logistics, and small business sectors, particularly benefiting Douala's commercial environment. For property investors, employment growth supports rental demand, while the mix of formal and informal workers creates diverse tenant profiles.
Don't lose money on your property in Cameroon
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How safe are these cities for property investment?
Douala presents significantly higher crime risks compared to Yaoundé, directly impacting investment decisions and property management strategies.
Yaoundé maintains a moderate crime index of 53.56, with theft and mugging being the primary concerns, particularly in outer districts. The capital's central neighborhoods like Bastos, Etoudi, and Golf generally offer safer environments for residents and property owners.
Douala scores much higher with a crime index of 71.08, indicating elevated risks including theft, robbery, and violent crime. The port city's commercial activity attracts criminal elements, making security a crucial consideration for property investments.
Both cities experience corruption issues that can affect property transactions and ongoing operations. International investors should factor security costs, insurance premiums, and potential tenant concerns when evaluating returns in either market.
For property management, Douala requires more substantial security measures, while Yaoundé allows for more standard safety protocols in prime areas.
What are the property taxes and investment costs?
Both cities apply identical tax rates, but transaction costs can vary significantly based on property value and location.
Annual property tax stands at 0.11% of assessed value (0.1% national plus 0.01% local council supplement) in both Yaoundé and Douala. Rental income faces taxation at 15% for individuals and 33% for companies.
Total transaction costs typically add 13-23% to the base property price, including taxes, notary fees, and registration expenses. Higher-value properties in Douala often face steeper absolute costs due to their premium pricing.
Property assessment methods can be inconsistent, potentially creating opportunities for tax optimization through proper valuation approaches. However, both cities are modernizing their assessment systems, likely leading to more accurate and higher tax assessments over time.
It's something we develop in our Cameroon property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cameroon versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How easy is it to get financing in each city?
Mortgage availability differs dramatically between the cities, with Yaoundé offering significantly more favorable lending conditions.
Yaoundé mortgage rates average 6%, while Douala lenders charge 19-20% for comparable loans. This substantial difference reflects risk perceptions, with lenders viewing Douala's higher crime rates and economic volatility as justification for premium pricing.
Both cities present challenges for foreign borrowers, with banks requiring extensive documentation, substantial deposits, and often demanding local guarantors. Loan-to-value ratios typically cap at 70-80%, requiring significant cash investments regardless of location.
Local banks show preference for government employees and established businesses, potentially favoring Yaoundé-based applicants working in the civil service. International investors often find cash purchases more straightforward than navigating the complex lending environment.
For investors requiring financing, Yaoundé's lower borrowing costs significantly improve investment returns, while Douala's expensive credit can erode the benefits of higher rental yields.
Which neighborhoods offer the best investment opportunities?
Prime investment areas in each city serve different investor profiles and return expectations.
Yaoundé's top investment neighborhoods include Bastos, Etoudi, and Golf, which attract government officials, diplomats, and international organizations. These areas offer stable capital appreciation, consistent rental demand from expatriate families, and relatively lower security risks.
Douala's premier districts - Bonapriso, Akwa, and Bonanjo - command premium rents from multinational corporations, banking executives, and oil industry professionals. These neighborhoods deliver the highest rental yields in Cameroon but require substantial initial investments.
Both cities show strong demand for serviced apartments and luxury housing in central locations. Investors targeting middle-income tenants can find opportunities in secondary neighborhoods, though careful location analysis becomes essential for long-term success.
Future development plans and infrastructure projects should guide neighborhood selection, with proximity to new transport links likely driving property value appreciation in both cities.
What's the current demand like for properties?
Both cities face persistent housing shortages, creating strong fundamentals for property investment across market segments.
Rapid urbanization continues driving housing demand in both Yaoundé and Douala, with vacancy rates remaining low at 2-8% in city centers. The combination of population growth, economic development, and limited new construction maintains pressure on available housing stock.
Residential demand spans from budget apartments for young professionals to luxury housing for executives and expatriates. Commercial property demand centers on office space, retail locations, and service apartments for business travelers.
Douala's commercial focus generates particularly strong demand for furnished rentals, serviced apartments, and premium office space near the port and business districts. Yaoundé shows consistent demand for family housing from government workers and international organization staff.
The housing deficit ensures sustained demand for quality properties in both markets, though Douala's higher-end focus offers premium pricing opportunities for well-positioned investments.
It's something we develop in our Cameroon property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
For property investors seeking maximum rental yields and growth potential, Douala emerges as the clear winner despite higher entry costs and security concerns.
Yaoundé appeals to investors prioritizing affordability, stability, and lower risk profiles, making it ideal for first-time international property buyers in Cameroon.
Sources
- World Population Review - Yaoundé
- World Population Review - Douala
- Knight Frank Africa Report 2024
- BambooRoutes - Average Rent Douala
- TheAfricanVestor - Douala Rental Yields
- Numbeo Property Investment Comparison
- Business in Cameroon - Job Market
- Numbeo Crime Comparison
- Lincoln Institute - Property Tax Africa
- Halle Law - Foreign Investment Guide