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 most expensive residential market, which makes understanding current housing prices essential for anyone considering a purchase.
In this article, we break down what properties actually cost in Douala today, how prices have moved recently, and where they might be heading over the next decade.
We constantly update this blog post with fresh data to keep you informed about Douala's evolving property landscape.
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.
Insights
- Douala property prices average around 750,000 XAF per square meter in January 2026, but prime neighborhoods like Bonapriso can reach 1.8 million XAF per square meter, showing how location dramatically affects what you pay.
- Flooding risk creates sharp price differences between Douala neighborhoods, sometimes as much as 30% to 40% lower values for properties in poorly drained areas compared to elevated, well-connected zones.
- Only about 10% of Douala homebuyers use bank mortgages, which means price swings are steadier here than in mortgage-heavy markets where interest rate changes cause rapid booms and busts.
- Logpom and Logbessou are among Douala's fastest-growing neighborhoods in 2026, driven by middle-class families seeking affordable space with improving road access to job centers.
- The World Bank's Douala Urban Mobility Project is expected to re-price entire corridors over the next five years by cutting commute times, potentially adding 10% to 20% premiums in benefiting areas.
- Self-construction dominates Douala's housing supply, accounting for roughly 70% of new homes, which limits formal market inventory and keeps prices firm in well-documented properties.
- Land title uncertainty remains Douala's biggest transaction friction, often adding months to purchases and reducing prices by 15% to 25% for properties with unclear documentation.
- Port and logistics expansion projects are creating sustained rental demand in Douala, supporting landlord yields in neighborhoods like Kotto and Makepe where workers need housing.
What are the current property price trends in Douala as of 2026?
What is the average house price in Douala as of 2026?
As of early 2026, the average house price in Douala falls roughly between 90 million and 140 million XAF (about 140,000 to 215,000 USD or 130,000 to 200,000 EUR), which reflects what a typical family home or decent apartment costs in a solid but not ultra-premium neighborhood.
When it comes to price per square meter, Douala properties average around 750,000 XAF per square meter (approximately 1,150 USD or 1,070 EUR per square meter), though this blends very different quality levels and locations across the city.
If you look at where roughly 80% of Douala property purchases actually land, the realistic range spans from about 50 million XAF to 200 million XAF (roughly 77,000 to 310,000 USD or 72,000 to 285,000 EUR), with prices varying widely based on flood risk, road access, and how clean the property's documentation is.
How much have property prices increased in Douala over the past 12 months?
Over the past 12 months, Douala property prices have risen by an estimated 6% on average, meaning a home that cost 100 million XAF in early 2025 now sells for around 106 million XAF in January 2026.
That said, the range of price increases varies quite a bit depending on property type and neighborhood, with some areas seeing gains as low as 4% while the most in-demand pockets experienced growth closer to 9%.
The single biggest factor behind this price movement has been Douala's persistent urban growth pressure, as more people continue moving to the city for jobs while the supply of well-located, properly documented homes remains limited.
Which neighborhoods have the fastest rising property prices in Douala as of 2026?
As of early 2026, the three Douala neighborhoods with the fastest rising property prices are Logpom, Bonamoussadi, and Makepe, all of which combine improving access with strong buyer and renter demand.
Logpom is seeing annual price growth around 8% to 10%, Bonamoussadi is experiencing gains of roughly 7% to 9%, and Makepe is registering increases of about 6% to 8%, making these the clear leaders in Douala's residential market.
The main driver behind these neighborhoods' performance is the combination of new middle-class housing development, relatively lower flood risk compared to other areas, and easier commutes to Douala's port and business districts where most jobs are concentrated.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Douala.
We have made this infographic to give you a quick and clear snapshot of the property market in Cameroon. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Douala as of 2026?
As of early 2026, the ranking of property types by value appreciation in Douala places mid-market apartments first, followed by duplexes and triplexes, then villas, with older poorly-maintained stock trailing behind.
Mid-market two to three bedroom apartments in rental-liquid zones like Makepe and Bonamoussadi are appreciating at roughly 7% to 9% annually, making them the top performers in Douala's residential market right now.
The main reason apartments are outperforming is their liquidity advantage: they are the easiest property type to rent and resell in Douala, which matters enormously in a market where bank financing is limited and buyers prioritize assets they can exit quickly if needed.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much should you pay for a house in Douala?
- How much should you pay for an apartment in Douala?
- How much should you pay for a villa in Douala?
- How much should you pay for lands in Douala?
What is driving property prices up or down in Douala as of 2026?
As of early 2026, the three main factors driving Douala property prices are sustained urban population growth, port and logistics economic activity creating jobs, and rising construction costs that push up replacement values.
Among these, urban growth pressure has the strongest upward impact on Douala property prices because more people keep arriving in the city than the housing supply can accommodate, especially in well-drained and accessible neighborhoods.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Douala here.
Get fresh and reliable information about the market in Douala
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What is the property price forecast for Douala in 2026?
How much are property prices expected to increase in Douala in 2026?
As of early 2026, property prices in Douala are expected to increase by around 5% over the full calendar year, which would be a moderate but steady pace of growth.
The realistic range of forecasts spans from about 3% in a conservative scenario to as high as 8% to 10% in the most in-demand neighborhoods if economic conditions remain favorable.
The main assumption behind most of these forecasts is that Douala's urban population will continue growing while formal housing supply remains constrained by land titling challenges and limited mortgage access.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Douala.
Which neighborhoods will see the highest price growth in Douala in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Douala are Logpom, Logbessou, Yassa, Makepe, and Kotto, all of which combine improving infrastructure with strong demand from families and renters.
These top neighborhoods are projected to see price growth between 7% and 10% over the year, outpacing the citywide average by a comfortable margin.
The primary catalyst is the ongoing improvement in road access and mobility along these corridors, which makes commuting to Douala's job centers faster and more reliable than in previous years.
One emerging neighborhood that could surprise with higher-than-expected growth is Yassa, which sits in Douala's expansion zone and stands to gain significantly as new access roads connect it better to the city center.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Douala.
What property types will appreciate the most in Douala in 2026?
As of early 2026, two to three bedroom apartments in rental-liquid neighborhoods are expected to appreciate the most in Douala, followed closely by family duplexes in growth belt areas like Logpom and Logbessou.
These mid-market apartments are projected to see appreciation of around 7% to 9% over the year, thanks to their appeal to both owner-occupiers and investors seeking rental income.
The main demand trend driving this is household formation among Douala's growing middle class, combined with expat and business professional rental demand that keeps these units consistently occupied.
On the other hand, older poorly-maintained properties with unclear land titles are expected to underperform, likely seeing flat or minimal price growth as buyers increasingly prioritize documentation quality and building condition.
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 will interest rates affect property prices in Douala in 2026?
As of early 2026, higher interest rates from the BEAC's late-2025 tightening are creating a slight cooling effect on Douala property prices, though the impact is more muted than in mortgage-dependent markets because most Douala buyers pay cash.
The BEAC policy rate increased in late 2025 to help stabilize regional foreign reserves, and mortgage rates in Cameroon now sit in the range of 8% to 12%, which keeps bank financing out of reach for most households.
A 1% change in interest rates typically affects property affordability by shifting monthly payments by about 10% to 12%, but since only around 10% of Douala buyers use mortgages, the citywide price impact tends to be gradual rather than dramatic.
You can also read our latest update about mortgage and interest rates in Cameroon.
What are the biggest risks for property prices in Douala in 2026?
As of early 2026, the three biggest risks for Douala property prices are flooding and drainage problems that can suddenly devalue exposed properties, land title uncertainties that delay transactions and scare away buyers, and potential macroeconomic tightening that could shrink the pool of qualified purchasers.
Among these, land title and documentation risk has the highest probability of materializing because it affects nearly every transaction in Douala to some degree, often adding months of delay and creating price haircuts of 15% to 25% for properties with unclear ownership history.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Douala.
Is it a good time to buy a rental property in Douala in 2026?
As of early 2026, buying a rental property in Douala makes sense if you focus on liquid, well-located assets in neighborhoods with steady tenant demand, though timing matters less than property selection in this market.
The strongest argument for buying now is that Douala's port and logistics economy continues to support rental demand, while constrained mortgage access keeps many households renting longer than they otherwise would, giving landlords a reliable tenant base.
The strongest argument for waiting is that the BEAC's recent rate tightening gives cash buyers more negotiating power, so patient investors may be able to secure better deals over the coming months as some sellers become more flexible.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Douala.
You'll also find a dedicated document about this specific question in our pack about real estate in Douala.
Buying real estate in Douala can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Douala?
What is the 5-year property price forecast for Douala as of 2026?
As of early 2026, cumulative property price growth in Douala over the next five years is expected to reach between 25% and 40%, which would put a home worth 100 million XAF today at roughly 125 to 140 million XAF by 2031.
The range of forecasts spans from a conservative scenario of around 20% cumulative growth if economic headwinds intensify, to an optimistic scenario of 45% to 50% if infrastructure investments accelerate and land administration improves faster than expected.
This translates to a projected average annual appreciation rate of roughly 4.5% to 7% per year over the five-year period, which is moderate but steady by emerging market standards.
The key assumption most forecasters rely on is that Douala's urbanization will continue at current rates while formal housing supply remains constrained by titling friction and limited access to construction financing.
Which areas in Douala will have the best price growth over the next 5 years?
The three Douala areas expected to deliver the best price growth over the next five years are Logpom and Logbessou in the growth belt, Yassa as an expansion corridor, and Bonamoussadi and Makepe as established but still appreciating rental markets.
These top-performing areas are projected to see five-year cumulative price growth of 35% to 50%, meaningfully outpacing the citywide average thanks to improving infrastructure and sustained demand from families and renters.
This aligns closely with our shorter-term forecast because the same drivers apply: better mobility, lower flood risk, and strong rental liquidity remain the factors that matter most, just compounded over a longer horizon.
The currently undervalued area with the best potential for outperformance over five years is Bonaberi, which could see significant gains if planned mobility and flood mitigation projects materialize, though buyers should be selective about specific locations within this district.
What property type will give the best return in Douala over 5 years as of 2026?
As of early 2026, mid-market two to three bedroom apartments in high-liquidity zones like Makepe, Bonamoussadi, and Kotto are expected to give the best total return over five years in Douala.
The projected five-year total return for these apartments, combining price appreciation and rental income, ranges from 55% to 75%, assuming typical occupancy rates and the expected 25% to 40% capital growth.
The main structural trend favoring apartments is Douala's constrained credit environment, which keeps many households renting longer and makes easily rentable properties more valuable than harder-to-let alternatives.
For investors seeking the best balance of return and lower risk over five years, well-built family duplexes in growth belt areas like Logpom offer strong appreciation potential with more stable tenant profiles than smaller units.
How will new infrastructure projects affect property prices in Douala over 5 years?
The three major infrastructure projects expected to impact Douala property prices over the next five years are the World Bank-funded Douala Urban Mobility Project improving key transport corridors, the Sustainable Cities and Land project enhancing land administration and climate resilience, and ongoing port and logistics platform expansions supporting economic activity.
Properties near completed infrastructure projects in Douala typically command a price premium of 10% to 25% compared to similar properties without good access, and this premium tends to build gradually as projects move from announcement to completion.
The neighborhoods that will benefit most from these developments are Logpom, Yassa, and parts of Bonaberi along improved mobility corridors, plus any areas where land titling becomes easier thanks to administration reforms.
How will population growth and other factors impact property values in Douala in 5 years?
Douala's urban population is projected to grow at around 3% to 4% annually over the next five years, which will add sustained upward pressure on property values as housing demand outpaces the ability of formal supply to keep up.
The demographic shift with the strongest influence on Douala property demand is household formation among young working adults, many of whom are earning enough to rent decent apartments but not yet enough to buy, creating persistent rental market pressure.
Migration patterns, particularly the continued flow of workers from other Cameroonian regions to Douala's port and commercial economy, are expected to keep demand concentrated in neighborhoods with good job access and reliable transport links.
The property types and areas that will benefit most from these demographic trends are mid-market apartments and duplexes in Makepe, Bonamoussadi, Logpom, and Kotto, where the combination of affordability and accessibility matches what incoming residents are looking for.
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.
What is the 10 year property price outlook in Douala?
What is the 10-year property price prediction for Douala as of 2026?
As of early 2026, cumulative property price growth in Douala over the next ten years is expected to reach between 55% and 90%, which would put a home worth 100 million XAF today at roughly 155 to 190 million XAF by 2036.
The range of ten-year forecasts spans from a conservative scenario of around 40% cumulative growth if structural constraints persist, to an optimistic scenario of 100% or more if land administration reforms and infrastructure investments substantially reduce market friction.
This translates to a projected average annual appreciation rate of roughly 4.5% to 6.5% per year over the decade, which would make Douala property a solid store of value in local currency terms.
The biggest uncertainty factor in making ten-year predictions for Douala is whether land administration and titling reforms will actually reduce transaction friction, since this single issue affects both supply responsiveness and buyer confidence across the entire market.
What long-term economic factors will shape property prices in Douala?
The three long-term economic factors that will shape Douala property prices over the next decade are continued urbanization and household formation, the performance of Douala's port-driven economy, and the evolution of land governance and documentation standards.
Among these, urbanization has the most positive long-term impact because it creates durable demand: as long as people keep moving to Douala for economic opportunity, the pressure on housing will remain firm regardless of short-term fluctuations.
The greatest structural risk to long-term property values in Douala is climate vulnerability, specifically flooding, because properties in poorly drained areas could see permanent value impairment if extreme weather events become more frequent and drainage infrastructure does not keep pace.
You'll also find a much more detailed analysis in our pack about real estate in Douala.
Is buying a property in Douala a good long-term investment?
As of early 2026, buying property in Douala is a good long-term investment if you approach it the right way: prioritizing flood resilience, road access, clean documentation, and locations where renters exist year-round rather than chasing headline prices in prestige areas.
The strongest argument for Douala property as a long-term investment is the fundamental demand story: the city's population keeps growing, its port economy keeps creating jobs, and formal housing supply remains structurally constrained by land and financing friction.
The strongest argument for caution is that Douala has uniquely high execution risk compared to many markets, meaning that property selection matters enormously because a poorly chosen asset with title problems or flood exposure can badly underperform even while the broader market rises.
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 producer of national statistics | We used INS data to ground our analysis in official demographic and household realities. We treat it as the baseline for understanding structural housing demand in Douala. |
| Ministry of Housing & Urban Development (MINHDU) | Government ministry responsible for housing and urban policy | We used MINHDU to identify active urban and housing programs shaping supply. We reference their formal announcements rather than speculating about public projects. |
| Housing Finance Africa (CAHF) | Specialist research institution compiling comparable housing indicators | We used their Cameroon profile to explain why Douala prices behave differently. We drew on their data about self-construction dominance and titling constraints. |
| IMF Cameroon Country Page | Top-tier international source for macroeconomic projections | We used IMF projections to anchor our 2026 macro backdrop for housing demand. We treat their growth and inflation forecasts as the foundation for our price predictions. |
| World Bank Urban Population Data | Standardized, widely used development indicators | We used this to support the structural demand narrative for Douala housing. We combined it with city-specific data to tailor our view. |
| UN World Urbanization Prospects | UN's flagship dataset for urbanization estimates and projections | We used WUP to justify why Douala housing demand keeps growing over time. We treat it as the long-horizon demand driver behind our 5 and 10-year outlooks. |
| MobiliseYourCity Douala Factsheet | Program-backed city planning dataset for urban mobility | We used this to highlight Douala's geography constraints and flood-prone areas. We applied it to explain why some neighborhoods outperform others. |
| World Bank Sustainable Cities Project | Official World Bank announcement of funded urban interventions | We used this to support claims about land administration improvements. We mapped expected benefits to specific Douala neighborhoods. |
| World Bank Douala Urban Mobility Project | Official project document with concrete objectives and timelines | We used this to identify which transport improvements will change commuting times. We treat mobility gains as a medium-term price catalyst. |
| Reuters | Highly reputable newswire with clear attribution to official documents | We used Reuters for 2026 fiscal context on spending and deficit trends. We applied this as a macro risk and tailwind input to our forecasts. |
| Business in Cameroon (BEAC coverage) | Established outlet frequently citing CEMAC and BEAC decisions | We used this to pin down the late-2025 shift in regional monetary policy. We treat it as a practical proxy for credit conditions affecting mortgages. |
| BICEC Mortgage Products | Major Cameroonian bank and primary source for mortgage availability | We used BICEC to describe what bank financing exists in practice. We applied it qualitatively to explain why credit access remains limited. |
| SIC (Société Immobilière du Cameroun) | National housing developer with state roots and real project delivery | We used SIC to interpret the formal supply pipeline in Douala. We treat their activity as supply-side context rather than market-wide pricing data. |
| Business in Cameroon (Port expansion) | Concrete project announcement tied to Douala's core economic engine | We used this to support the demand story for workforce housing and rentals. We treat port activity as a jobs-to-prices driver specific to Douala. |
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If you want to go deeper, you can read the following: