Authored by the expert who managed and guided the team behind the Cameroon Property Pack
Yes, the analysis of Douala's property market is included in our pack
Douala is Cameroon's economic capital, and its house prices reflect a market split between prime expat neighborhoods and more affordable peripheral areas where land documentation and infrastructure can vary greatly.
In early 2026, house prices in Douala range from around 35 million XAF for basic livable homes to over 650 million XAF for top-tier properties in central neighborhoods like Bonapriso.
We constantly update this blog post to give you the freshest data on Douala's housing market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Douala.
How much do houses cost in Douala as of 2026?
What's the median and average house price in Douala as of 2026?
As of early 2026, the estimated median house price in Douala is around 120 million XAF (approximately $215,000 USD or €183,000 EUR), while the average house price sits higher at roughly 190 million XAF ($340,000 USD or €290,000 EUR).
The typical price range that covers about 80% of house sales in Douala falls between 50 million and 300 million XAF ($90,000 to $535,000 USD, or €76,000 to €457,000 EUR), with most transactions clustering in the mid-market segment.
The gap between median and average prices in Douala reveals a market where expensive properties in prime neighborhoods like Bonapriso and Bonanjo pull the average up significantly, showing that a small number of high-end sales skew the overall picture.
At the median price of 120 million XAF in Douala, a buyer can typically expect a 3-bedroom family house in a mid-market neighborhood like Logbaba or parts of Makepe, with decent road access and basic documentation, though not necessarily a fully titled property in a prime location.
What's the cheapest livable house budget in Douala as of 2026?
As of early 2026, the minimum realistic budget for a livable house in Douala is around 35 to 45 million XAF ($62,500 to $80,000 USD, or €53,000 to €69,000 EUR).
At this entry-level price point in Douala, "livable" typically means a modest 2-bedroom structure with basic amenities like running water and electricity, but you should expect older construction, limited finishing quality, and possibly some repairs needed for roofing or plumbing.
The cheapest livable houses in Douala are usually found in peripheral neighborhoods such as Bonaberi (especially farther from main roads), Bassa, parts of Yassa, and stretches along the PK corridor from PK8 to PK14, where infrastructure and land documentation quality can vary block by block.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Douala here.
How much do 2 and 3-bedroom houses cost in Douala as of 2026?
As of early 2026, typical 2-bedroom houses in Douala cost around 50 to 100 million XAF ($90,000 to $180,000 USD, or €76,000 to €152,000 EUR), while 3-bedroom houses generally range from 70 to 150 million XAF ($125,000 to $270,000 USD, or €107,000 to €229,000 EUR).
For a 2-bedroom house in Douala, the realistic price range spans from about 50 million XAF in peripheral corridors like Bonaberi or Bassa up to 100 million XAF in better-served zones with cleaner road access and documentation.
A 3-bedroom house in Douala typically costs between 70 million XAF in peripheral areas and 150 million XAF in mid-market neighborhoods like parts of Bonamoussadi, Makepe, or Logbaba with decent infrastructure.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Douala is around 30% to 50%, though this premium can vary significantly depending on the neighborhood, plot size, and whether the property has proper land title documentation.
How much do 4-bedroom houses cost in Douala as of 2026?
As of early 2026, a typical 4-bedroom house in Douala costs between 120 and 300 million XAF ($215,000 to $535,000 USD, or €183,000 to €457,000 EUR), with mid-market options around 120 to 200 million XAF and prime locations or large plots reaching 300 million XAF or more.
A 5-bedroom house in Douala typically falls in the range of 160 to 380 million XAF ($285,000 to $680,000 USD, or €244,000 to €580,000 EUR), depending on neighborhood quality and land documentation status.
For a 6-bedroom house in Douala, prices generally range from 200 to 450 million XAF ($360,000 to $805,000 USD, or €305,000 to €686,000 EUR), especially if the property includes compound-style layouts or staff quarters common in larger family homes.
Please note that we give much more detailed data in our pack about the property market in Douala.
How much do new-build houses cost in Douala as of 2026?
As of early 2026, a typical new-build house in Douala costs between 140 and 260 million XAF ($250,000 to $465,000 USD, or €213,000 to €396,000 EUR) for mid-market options, while prime new-build houses range from 300 to 700 million XAF ($535,000 to $1.25 million USD, or €457,000 to €1.07 million EUR) or higher.
New-build houses in Douala typically carry a premium of 15% to 30% compared to older resale houses in the same area, because buyers pay for fewer surprises with waterproofing, electrical systems, and drainage, which are real concerns in Douala's humid and flood-prone micro-areas.
How much do houses with land cost in Douala as of 2026?
As of early 2026, a house with meaningful land (a real yard or expansion potential with clean title) in Douala typically costs 20% to 60% more than a similar house on a tighter plot or with weaker documentation, putting such properties in the range of roughly 100 to 400 million XAF ($180,000 to $715,000 USD, or €152,000 to €610,000 EUR) depending on location.
In Douala, a "house with land" typically means a plot of 400 square meters or more with proper access, clear boundaries, and ideally a clean transferable title, since these features command the biggest premiums in a market where land documentation friction is common.
We cover everything there is to know about land prices in Douala here.
Thinking of buying real estate in Douala?
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Where are houses cheapest and most expensive in Douala as of 2026?
Which neighborhoods have the lowest house prices in Douala as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Douala include Bonaberi (especially areas farther from well-served axes), Bassa, parts of Yassa, Logbaba, Ndogbong, and stretches along the PK corridor from PK8 to PK14.
In these cheapest neighborhoods of Douala, typical house prices range from 30 to 90 million XAF ($55,000 to $160,000 USD, or €46,000 to €137,000 EUR), with significant variation block by block depending on exact location and infrastructure quality.
The main reason these Douala neighborhoods have lower house prices is a combination of flood and drainage risk during rainy season, inconsistent road access, and higher uncertainty around land documentation, which makes buyers discount heavily for the extra due diligence and potential repairs needed.
Which neighborhoods have the highest house prices in Douala as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Douala are Bonapriso (the classic expat and prime pocket), Bonanjo (the administrative center with limited supply), and parts of Akwa (which benefits from centrality though with more mixed housing stock).
In these most expensive Douala neighborhoods, typical house prices range from 250 to 700 million XAF ($445,000 to $1.25 million USD, or €380,000 to €1.07 million EUR), with exceptional properties exceeding these figures when plot size and documentation are perfect.
These neighborhoods command the highest prices in Douala primarily because they offer the rare combination of clean, transferable land titles, reliable infrastructure, established security, and proximity to international schools and embassies, which creates genuine scarcity for "worry-free" properties.
The typical buyer in these premium Douala neighborhoods is either a well-capitalized diaspora Cameroonian, an expat professional or diplomat, or a business owner who can pay cash or has access to non-local financing, since domestic mortgages remain expensive and limited.
How much do houses cost near the city center in Douala as of 2026?
As of early 2026, a house near Douala's city center (primarily the Bonanjo, Akwa, and Bonapriso-adjacent areas) typically costs between 200 and 450 million XAF ($360,000 to $805,000 USD, or €305,000 to €686,000 EUR), with prime properties reaching 700 million XAF or more.
Houses near major transit routes in Douala (meaning good access to key road corridors and bridges, since Douala has no metro) tend to price 10% to 25% higher than similar homes in "traffic trap" pockets, putting well-connected houses in the 150 to 350 million XAF range ($270,000 to $625,000 USD, or €229,000 to €533,000 EUR).
Houses near top-rated schools in Douala, particularly the American School of Douala (ASD) and Lycée Français Dominique Savio, typically fall in the 200 to 500 million XAF range ($360,000 to $890,000 USD, or €305,000 to €762,000 EUR), as these schools draw families toward Bonapriso and other central, secure neighborhoods.
Houses in expat-popular areas of Douala, mainly Bonapriso and higher-spec pockets of Bonanjo and Akwa, typically cost between 250 and 650 million XAF ($445,000 to $1.16 million USD, or €380,000 to €991,000 EUR), reflecting the premium for security, services, and clean documentation that foreign buyers prioritize.
We actually have an updated expat guide for Douala here.
How much do houses cost in the suburbs in Douala as of 2026?
As of early 2026, a typical house in the suburbs of Douala costs between 60 and 180 million XAF ($107,000 to $320,000 USD, or €91,000 to €274,000 EUR), with cheaper options around 35 to 80 million XAF and better suburban stock with good access reaching 120 to 220 million XAF.
Suburban houses in Douala are generally 40% to 60% cheaper than city-center houses, meaning a house that might cost 300 million XAF near Bonanjo or Bonapriso could cost 120 to 180 million XAF in a well-connected suburban area like Japoma or parts of Yassa.
The most popular suburbs for house buyers in Douala include Japoma, Yassa, Logbessou, Logbaba, and stretches of the PK corridor, especially where newer developments are appearing and road access is improving.
What areas in Douala are improving and still affordable as of 2026?
As of early 2026, the top areas in Douala that are improving yet still affordable for house buyers include Yassa (especially pockets with better road access), Japoma (varies significantly by exact location), and the edges of Bonamoussadi and Makepe where mid-market houses still exist alongside newer developments.
In these improving but affordable areas of Douala, current typical house prices range from 60 to 140 million XAF ($107,000 to $250,000 USD, or €91,000 to €213,000 EUR), offering significant value compared to established prime neighborhoods.
The main sign of improvement driving buyer interest in these areas is the increasing appearance of new-build houses with better construction standards and the gradual extension of reliable services, though buyers still need to be strict about verifying drainage conditions and land documentation before committing.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Douala.
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.
What extra costs should I budget for a house in Douala right now?
What are typical buyer closing costs for houses in Douala right now?
The estimated typical total closing cost for house buyers in Douala is between 12% and 18% of the purchase price, which means buying a house for 120 million XAF could add roughly 14 to 22 million XAF ($25,000 to $39,000 USD, or €21,000 to €33,500 EUR) in extra costs.
The main closing cost categories in Douala include taxes and registration charges (the largest chunk), notary fees (structured by official tariff), survey and document verification costs, and administrative processing fees related to land transfer procedures.
The single largest closing cost for house buyers in Douala is usually the combination of registration taxes and transfer duties, which can account for 8% to 12% of the purchase price on their own, depending on the declared value and the specific documentation requirements of the property.
We cover all these costs and what are the strategies to minimize them in our property pack about Douala.
How much are property taxes on houses in Douala right now?
The estimated typical annual property tax for a house in Douala is around 0.1% of the declared property value, so a house valued at 150 million XAF would owe roughly 150,000 XAF per year ($270 USD or €230 EUR), while a 300 million XAF property would pay about 300,000 XAF annually ($535 USD or €457 EUR).
Property tax in Douala is calculated based on the value declared by the owner to the tax authorities, with specific rules and potential exemptions applying depending on property type and ownership status, as governed by Cameroon's taxe foncière regulations.
If you want to go into more details, we also have a page with all the property taxes and fees in Douala.
How much is home insurance for a house in Douala right now?
The estimated typical annual home insurance cost for a house in Douala is between 0.2% and 0.6% of the insured value, meaning a house insured for 150 million XAF would cost roughly 300,000 to 900,000 XAF per year ($535 to $1,600 USD, or €457 to €1,370 EUR).
The main factors affecting home insurance premiums for houses in Douala include the rebuild value and contents coverage level, the neighborhood's perceived security and flood risk, the presence of security features like gates and cameras, and whether you add optional coverage for theft or electronics.
What are typical utility costs for a house in Douala right now?
The estimated typical total monthly utility cost for a house in Douala is between 30,000 and 100,000 XAF ($55 to $180 USD, or €46 to €152 EUR), depending heavily on air conditioning usage, generator needs, and household size.
The main utility categories for houses in Douala break down as follows: electricity typically costs 25,000 to 80,000 XAF per month ($45 to $145 USD) depending on air conditioning and appliance usage, while water runs around 5,000 to 20,000 XAF monthly ($9 to $36 USD), with costs varying based on reliability and whether you supplement with delivered water.
What are common hidden costs when buying a house in Douala right now?
The estimated total of common hidden costs that house buyers in Douala often overlook ranges from 2 to 8 million XAF ($3,500 to $14,300 USD, or €3,000 to €12,200 EUR) on top of standard closing costs, depending on the property's documentation status and physical condition.
Typical inspection fees when purchasing a house in Douala range from 150,000 to 500,000 XAF ($270 to $890 USD) for a basic walkthrough by a builder or engineer, up to 500,000 to 1.5 million XAF ($890 to $2,680 USD) for a more detailed structural and systems assessment.
Other common hidden costs beyond inspections when buying a house in Douala include land document verification and legal review fees, survey and boundary confirmation costs (disputes happen), "paper clean-up" expenses if the seller's documentation is incomplete, and post-purchase security setup like gates, cameras, or guard arrangements.
The hidden cost that tends to surprise first-time house buyers in Douala the most is the expense and time required for land title verification and clean-up, since many properties have documentation gaps that must be resolved through official MINDCAF procedures before a clean transfer can happen.
You will find here the list of classic mistakes people make when buying a property in Douala.
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What do locals and expats say about the market in Douala as of 2026?
Do people think houses are overpriced in Douala as of 2026?
As of early 2026, sentiment among locals and expats in Douala is split: many consider houses in prime neighborhoods like Bonapriso and Bonanjo overpriced for what you get, while mid-market and peripheral areas are seen as more uncertain than expensive, with prices discounted for documentation and infrastructure risks.
Houses in Douala typically stay on the market for 1 to 3 months if they are well-priced in prime locations with clean documentation, 2 to 6 months for average mid-market properties, and 6 months or longer for overpriced houses or those with unclear paperwork.
The main reason locals and expats give for feeling prime house prices are too high in Douala is that sellers anchor to "European-level" expectations while the local credit market cannot support such prices, meaning only cash buyers or diaspora with foreign financing can afford them.
Compared to one or two years ago, sentiment on house prices in Douala has shifted from general optimism about price growth to more selective caution, as buyers have become pickier about documentation quality and infrastructure, and the expensive/limited credit environment has cooled broad-based demand.
You'll find our latest property market analysis about Douala here.
Are prices still rising or cooling in Douala as of 2026?
As of early 2026, house prices in Douala are still rising in prime central neighborhoods where clean-title properties remain scarce, but the broader market is more selective than hot, with peripheral areas showing flat to modest price movement as buyers demand larger discounts for risk.
The estimated year-over-year house price change in Douala is roughly 3% to 8% in prime neighborhoods and 0% to 4% in mid-market and peripheral areas, with the spread reflecting the "two-speed" nature of the market where documentation quality and location drive vastly different outcomes.
Experts and locals expect house prices in Douala over the next 6 to 12 months to continue rising modestly in prime areas with clean titles, while peripheral markets may stay flat or see only inflation-driven increases, as expensive credit and cautious buyers keep broad price surges in check.
Finally, please note that we have covered property price trends and forecasts for Douala here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cameroon. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Douala, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Cameroon National Institute of Statistics (INS) | Cameroon's official statistics agency for economic data. | We used INS to anchor macro context on inflation and household costs. We avoided made-up market narratives by relying on their official figures. |
| Housing Finance Africa (Cameroon profile) | Specialist housing research organization widely cited across Africa. | We used their Cameroon report for housing-sector constraints like land tenure and titling friction. We explained why "houses with clean titles" price differently based on their findings. |
| IMF Cameroon | International institution with standardized macro reporting. | We cross-checked macro conditions affecting housing demand like growth, inflation, and credit. We kept our "2026 lens" consistent with official IMF reporting. |
| Cameroon Tax Authority (DGI) | Official government tax authority for Cameroon. | We stated property tax rates and calculations using their official pages. We built annual property tax budget examples from their published rules. |
| MINDCAF (Land Ministry procedures) | Ministry responsible for domains, cadastre, and land affairs. | We explained why due diligence is essential and where delays and costs come from. We justified higher "hidden cost and time" buffers for titled land transfers. |
| ARSEL (Electricity Regulator) | Sector regulator for electricity pricing in Cameroon. | We grounded utility cost discussions in regulatory reality. We avoided guessing "official" electricity rules from unreliable sources. |
| ENEO (Electricity utility) | National electricity distributor's official customer information. | We used their tariff page as the primary reference for electricity budgets. We anchored electricity cost ranges instead of relying on hearsay. |
| CAMWATER (Water utility) | National water utility with official service information. | We used CAMWATER as the authoritative entity for water billing assumptions. We avoided quoting random tariff tables without proper provenance. |
| BEAC (Central Bank) | Regional central bank authoritative for monetary and credit conditions. | We used BEAC for "market temperature" context on credit conditions and rates. We grounded statements about financing being expensive and limited. |
| U.S. State Department Investment Climate Statement | Standardized government report citing IMF and official data. | We triangulated governance and administrative friction points relevant to property. We supported why paperwork and enforcement risk are real budgeting items. |
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