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
Property prices in Douala are experiencing significant growth in 2025, with residential values increasing by 3% to 7% compared to last year.
As we reach mid-2025, Douala's real estate market continues to outperform other Cameroonian cities, driven by rapid urbanization, infrastructure development, and strong commercial activity. The city's property market shows no signs of slowing down, making it a compelling destination for both investors and homebuyers.
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's residential property prices are rising steadily in 2025, with annual growth projected at 3-7%. The city remains Cameroon's most expensive real estate market, with average prices reaching 109,900 CFA per square foot in city center locations.
| Metric | City Centre | Outside Centre |
|---|---|---|
| Price per m² (Buy) | $1,890 (109,900 CFA/sq ft) | $920 (53,200 CFA/sq ft) |
| 1-bedroom Rent/month | $746 (517,564 CFA) | $478 (333,200 CFA) |
| 3-bedroom Rent/month | $1,743 (1,089,632 CFA) | $1,010 (632,353 CFA) |
| Annual Price Growth | 3-7% | 3-7% |
| Rental Yield | 10.3% | 13.2% |
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.
What are the current average property prices in Douala as of June 2025?
Douala's property market commands the highest prices in Cameroon, with significant variations between city center and suburban locations.
As of June 2025, apartments in Douala's city center are selling for approximately 109,900 CFA per square foot, which translates to about $1,890 per square meter. This represents a premium location pricing that reflects the city's status as Cameroon's commercial capital. Properties outside the city center offer more affordable options at around 53,200 CFA per square foot, or roughly $920 per square meter.
The rental market in Douala shows similar price stratification. A one-bedroom apartment in the city center commands 517,564 CFA ($746) per month, while the same property outside the center costs 333,200 CFA ($478) monthly. For families seeking larger accommodations, three-bedroom apartments in prime locations rent for 1,089,632 CFA ($1,743) per month, dropping to 632,353 CFA ($1,010) in suburban areas.
These price levels position Douala as the most expensive real estate market in Cameroon, with costs approximately 69% higher than the capital city Yaoundé. The premium pricing reflects Douala's role as the country's economic engine and main port city.
Property investors should note that despite these high prices, rental yields remain attractive at 10.3% for city center properties and an impressive 13.2% for properties outside the center.
How much have property prices increased in Douala recently?
Douala's residential property market has shown consistent upward momentum throughout 2024 and into 2025.
Current data indicates that property prices in Douala are rising by 3% to 7% in 2025 compared to 2024 levels. This growth continues a multi-year trend of steady appreciation that has transformed the city's real estate landscape. The sustained price increases reflect strong fundamental demand drivers rather than speculative activity.
Looking at the broader picture, Douala's property market has experienced remarkable growth over the past five years. Properties that were available for 20-30% less in 2020 have appreciated significantly, driven by the city's 16% population increase during this period. The urban population growth rate of 3.6% recorded in 2023 continues to fuel demand for residential properties.
This price appreciation trend shows no signs of abating as we move through 2025. The combination of rapid urbanization, economic development, and infrastructure improvements continues to support property values across all market segments.
It's something we analyze in detail in our Cameroon property pack.
Which neighborhoods in Douala are experiencing the fastest price increases in 2025?
Certain districts in Douala are outperforming the broader market with exceptional price growth driven by specific local factors.
| District | Price Increase Level | Key Growth Drivers |
|---|---|---|
| Bonapriso | High | Luxury developments attracting international buyers, diplomatic presence, post-pandemic travel recovery boosting expatriate demand |
| Akwa | High | Central business district location, vibrant commercial activity, strong appeal to young professionals and entrepreneurs |
| Bonamoussadi | Medium-High | Ongoing gentrification process, new transport infrastructure links, major redevelopment projects transforming the area |
| Makepe | Medium-High | Eco-friendly residential projects, new educational facilities, enhanced public parks and recreational spaces |
| Bonanjo | Medium | Administrative district status, commercial property demand, proximity to port facilities |
| Kotto | Medium | Affordable housing developments, improving infrastructure, growing middle-class population |
| Ndokoti | Medium | Strategic location, commercial growth, increasing residential developments |
Bonapriso and Akwa lead the market with the fastest appreciation rates, particularly for high-end and modern properties. These districts benefit from their established reputations as premium locations and continue to attract both local and international buyers.
Bonamoussadi represents an emerging hotspot, rapidly gentrifying and attracting young professionals and investors. The improved infrastructure and rising rental yields make this district particularly attractive for investment properties. Makepe's focus on sustainable development and family-friendly amenities positions it well for continued growth.
What types of properties are seeing the biggest price surges in 2025?
The Douala property market shows clear preferences for certain property types that are experiencing above-average price appreciation.
Tech-equipped, energy-efficient apartments lead the market in terms of price growth. These modern properties featuring smart home technology, solar panels, and efficient cooling systems command premium prices as buyers seek to offset rising electricity costs. The 2025 electricity tariff increase, with rates reaching 79-99 CFA per kWh for higher consumption tiers, has made energy efficiency a key selling point.
Family-sized apartments in suburban areas represent another high-growth segment. Properties with three or more bedrooms in neighborhoods like Makepe and Bonamoussadi are seeing exceptional demand from growing families seeking more space at affordable prices. These properties typically offer better value per square meter compared to city center locations.
Properties with outdoor spaces have become particularly sought-after in the post-pandemic era. Apartments with terraces, balconies, or access to gardens command price premiums of 15-20% over comparable units without outdoor amenities. This trend reflects changing lifestyle preferences and the desire for more versatile living spaces.
Commercial properties in business districts like Akwa and Bonanjo also experience strong demand and price growth, though our focus remains on the residential market where individual buyers and investors are most active.
How have Douala property prices evolved over the past five years?
The five-year trajectory of Douala's property market reveals a consistent upward trend that has rewarded early investors.
Since 2020, residential property prices in Douala have risen steadily, tracking the city's transformation into Central Africa's premier economic hub. The data shows that properties purchased five years ago have appreciated by 20-30%, representing significant capital gains for owners. This appreciation rate exceeds inflation and most other investment alternatives available in Cameroon.
The urban population growth of 16% over five years has been a fundamental driver of this price evolution. Each percentage point of population growth translates directly into increased housing demand, particularly in well-located neighborhoods with good infrastructure. The city's population expansion from rural-urban migration continues unabated.
Infrastructure improvements have accelerated the price growth in previously overlooked areas. Districts that received new roads, public transport connections, or utility upgrades have seen price appreciation exceed the city average. This pattern suggests that following infrastructure development plans can identify future growth areas.
We examine these long-term trends comprehensively in our Cameroon property pack.
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What are the main factors driving property price changes in Douala?
Multiple interconnected factors contribute to Douala's robust property price growth in 2025.
Urbanization and population growth remain the primary drivers. With an urban population growth rate of 3.6% annually and rural-urban migration showing no signs of slowing, demand for housing consistently outpaces supply. This fundamental imbalance creates sustained upward pressure on both purchase prices and rental rates across all market segments.
Economic development strengthens property values through multiple channels. Douala's status as Cameroon's commercial capital and main port attracts businesses, creates employment, and draws both domestic and international investment. The port's expansion and modernization projects enhance the city's economic prospects and, by extension, its real estate market.
Infrastructure projects represent a major catalyst for neighborhood-level price appreciation. New roads, public transport initiatives, and urban development programs make previously inaccessible areas attractive for development. The government's commitment to infrastructure investment in Douala signals continued support for the city's growth.
Government policies play a complex role in the market. While incentives for real estate investment, including tax exemptions for social housing, stimulate construction and transactions, new regulations like the 2025 land transfer fees of 50,000 CFA per hectare plus urban surcharges have increased transaction costs.
The persistent demand-supply imbalance, with Cameroon's housing deficit exceeding 2.5 million units and Douala at the center of this shortfall, ensures continued price pressure. High occupancy rates and rising rental yields reflect this ongoing imbalance.
How is the 2025 electricity tariff increase affecting Douala's property market?
The significant electricity tariff increase implemented in 2025 has created ripple effects throughout Douala's property market.
With electricity rates now reaching 79-99 CFA per kWh for higher consumption tiers, operating costs for property owners and developers have increased substantially. This change particularly impacts large residential buildings and energy-intensive properties, where utility costs represent a significant portion of monthly expenses. Property managers report that electricity bills for common areas in apartment buildings have increased by 25-35%.
Developers are adapting their strategies in response to higher energy costs. New construction projects increasingly incorporate energy-efficient designs, solar panel installations, and improved insulation to minimize future electricity consumption. These features, while adding to construction costs, allow developers to command premium prices from energy-conscious buyers.
The tariff increase has created a two-tier market effect. Properties with existing energy-efficient features or renewable energy installations have seen their values increase disproportionately, while older, less efficient buildings face pressure to upgrade or accept lower relative valuations. This trend accelerates the modernization of Douala's housing stock.
Consumer groups and industry experts warn that higher utility costs may dampen demand in the lower-income and affordable housing segments. First-time buyers now factor in higher monthly utility bills when calculating affordability, potentially reducing their purchasing power by 5-10%.
Landlords in many cases have successfully passed increased utility costs to tenants through higher rents or separate utility charges, maintaining their investment returns despite higher operating expenses.
What government policies and infrastructure projects are impacting property prices in 2025?
Government initiatives and infrastructure developments continue to shape Douala's property market dynamics in significant ways.
The 2025 Finance Law introduced new land transfer fees that have increased transaction costs for developers and buyers. With fees set at 50,000 CFA per hectare plus additional urban surcharges, the cost of land transactions has risen notably. These increased costs potentially slow land transactions and make property less accessible for small investors, though major developers have absorbed these costs without significantly impacting end prices.
Urban development plans prioritizing infrastructure investments in Douala show promising results. Major road construction projects, public transport improvements, and utility upgrades are transforming previously underserved neighborhoods. Areas receiving infrastructure investments typically see property values increase by 10-15% within 12-18 months of project completion.
Social housing initiatives aim to address Douala's housing deficit, with 550 new units constructed in Douala and Yaoundé in 2024. While these projects help meet demand for affordable housing, they remain insufficient to significantly impact overall market prices. The scale of development needed to meaningfully affect supply-demand dynamics would require tens of thousands of units annually.
This comprehensive infrastructure and policy landscape is detailed in our Cameroon property pack.
We made this infographic to show you how property prices in Cameroon compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It's an easy way to spot where you might get the best value for your money. We hope you like it.
How are inflation and the FCFA-Euro exchange rate affecting property values in 2025?
Macroeconomic factors create both opportunities and challenges for Douala's property market in 2025.
Inflation in the CEMAC region is projected at 2.9% for 2025, marking the lowest level since 2022. This moderate inflation environment reduces upward pressure on construction costs and helps stabilize property prices. Lower inflation means that real estate continues to serve as an effective hedge against currency depreciation without the market distortions that high inflation can create.
The FCFA's peg to the Euro provides crucial stability for the property market. This fixed exchange rate eliminates currency risk for European investors and maintains predictable import costs for construction materials. However, any long-term depreciation of the Euro against other major currencies could make Douala real estate more attractive for non-European foreign investors, potentially increasing demand.
Tighter monetary policy in Europe affects local financing costs through the FCFA-Euro peg mechanism. As European Central Bank policies influence local interest rates, mortgage costs in Douala track European trends. Current mortgage rates in Cameroon remain relatively high, making cash purchases more common and limiting the pool of potential buyers to those with substantial capital.
The stable macroeconomic environment supports steady, sustainable property price growth rather than volatile boom-bust cycles. This stability attracts long-term investors seeking predictable returns rather than speculators looking for quick gains.
International investors particularly benefit from the currency stability, as they can plan investments without hedging against exchange rate fluctuations.
What are expert predictions for Douala property prices over the next 5, 10, and 20 years?
Real estate professionals and market analysts provide increasingly optimistic forecasts for Douala's property market trajectory.
The five-year outlook projects continued price growth of 3-7% annually, driven by persistent urbanization, infrastructure development, and economic expansion. This growth rate would result in cumulative appreciation of 15-35% by 2030, making current purchases potentially very profitable. Experts emphasize that districts currently receiving infrastructure investment offer the best prospects for above-average returns.
Looking ahead ten years, Douala's expanding population and economic base suggest sustained demand for modern, well-located properties. Gentrifying neighborhoods and areas with planned infrastructure improvements present particular opportunities. The city's population could exceed 4 million by 2035, creating enormous housing demand. Properties in emerging districts like Bonamoussadi and Makepe may see the highest appreciation rates.
The twenty-year outlook positions Douala to remain Cameroon's real estate hotspot, though experts caution that periodic corrections may occur if supply eventually catches up with demand or if macroeconomic conditions change significantly. Long-term investors should focus on prime locations with enduring appeal rather than speculative developments. The city's strategic importance as Central Africa's major port ensures continued economic relevance.
Climate change considerations may increasingly influence long-term property values, with flood-resistant areas and properties with climate adaptation features commanding premiums.
These expert predictions assume continued political stability, sustained economic growth, and ongoing infrastructure investment in the greater Douala metropolitan area.
How does housing demand compare to supply in Douala currently?
The supply-demand imbalance represents the fundamental driver of Douala's rising property prices.
Demand for housing in Douala consistently and significantly exceeds available supply, particularly in affordable and middle-income segments. The national housing deficit exceeding 2.5 million units centers largely on Douala as the country's fastest-growing city. This massive shortfall ensures continued upward pressure on prices across all market segments.
Current construction rates fail to keep pace with new household formation. While developers complete several thousand units annually in Douala, the city requires tens of thousands of new homes yearly just to maintain current occupancy levels. The gap between supply and demand widens each year as population growth outpaces construction.
High occupancy rates averaging 95% or higher in desirable neighborhoods demonstrate the supply shortage. Rental properties rarely remain vacant for more than a few days, and quality properties often receive multiple offers. Rising rental yields reflect this imbalance, with investors achieving returns of 10-13% in a market where demand ensures consistent occupancy.
The supply constraint stems from multiple factors including limited developable land, infrastructure limitations, complex permitting processes, and high construction costs. Until these structural issues are addressed, the demand-supply imbalance will continue driving price appreciation.
Government efforts to increase supply through social housing programs, while welcome, remain insufficient to meaningfully impact market dynamics given the scale of unmet demand.
How do Douala property prices compare to Yaoundé and Bafoussam in 2025?
Douala maintains its position as Cameroon's most expensive property market with significant premiums over other major cities.
| Metric | Douala | Yaoundé | Bafoussam |
|---|---|---|---|
| Cost of Living (1 person/month) | $1,265 | $747 | ~$600 |
| 1-bed Apartment (City Centre/month) | $746 (517,564 CFA) | $282 (187,000 CFA) | ~$200-220 |
| 3-bed Apartment (City Centre/month) | $1,743 (1,089,632 CFA) | $1,005 (629,000 CFA) | ~$700-800 |
| Price to Buy (per m² city center) | $1,890 | $1,871 | $600-800 |
| Gross Rental Yield | 10.3-13.2% | 8-10% | 7-9% |
| Market Liquidity | High | Medium-High | Medium |
| Foreign Investor Interest | Very High | High | Low-Medium |
Douala commands rental prices approximately 69% higher than Yaoundé, reflecting its status as the commercial capital. While purchase prices per square meter are relatively similar between Douala and Yaoundé in prime locations, Douala's superior rental yields make it more attractive for investors. The higher yields compensate for the higher entry prices.
Bafoussam offers significantly lower prices but lacks the economic dynamism and growth prospects of Douala. Properties in Bafoussam cost 60-70% less than comparable Douala properties but offer limited appreciation potential and lower rental demand. The smaller city serves primarily local buyers rather than attracting national or international investment.
The comparison clearly shows why Douala remains the preferred destination for serious property investors seeking both capital appreciation and rental income in Cameroon.
Conclusion
Yes, property prices in Douala are definitively going up, with sustained growth of 3-7% annually expected to continue through 2025 and beyond.
The combination of rapid urbanization, strong economic fundamentals, infrastructure development, and persistent supply shortages creates a compelling case for continued price appreciation. While challenges exist, including higher electricity costs and increased transaction fees, these factors are insufficient to derail the market's upward trajectory. Douala remains Cameroon's premier property investment destination, offering superior returns and liquidity compared to other cities.
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.
Douala's property market shows remarkable resilience and growth potential as we progress through 2025. The city's position as Cameroon's economic powerhouse, combined with ongoing urbanization and infrastructure development, ensures continued demand for quality residential properties.
For investors and homebuyers alike, the current market conditions present opportunities despite rising prices. The key is identifying neighborhoods with strong growth fundamentals and properties that offer value through location, quality, or unique features. With proper research and strategic selection, Douala's real estate market continues to reward those who participate.
Sources
- Numbeo - Cost of Living in Douala
- Living Cost - Douala vs Yaoundé Comparison
- Numbeo - Property Investment in Douala
- SimTrade - Cameroonian Real Estate Market Analysis
- The Africanvestor - Douala Price Forecasts
- The Africanvestor - Cameroon Real Estate Forecasts
- The Africanvestor - Douala Real Estate Market Overview
- African Property Magazine - Cameroon Property Market Analysis
- Business in Cameroon - Electricity Rate Changes
- Business in Cameroon - CEMAC Inflation Projections