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Yes, the analysis of Douala's property market is included in our pack
Douala's property market offers compelling opportunities for both investors and residents, with city-center apartments averaging 1,100,000 XAF per square meter and suburban options starting at 412,000 XAF. The market has experienced 20-30% growth over five years, driven by rapid urbanization and infrastructure development, making it an attractive destination for property investment.
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Douala's property market shows consistent growth with apartments in prime areas commanding over $1,800 per square meter, while emerging districts like Bonamoussadi offer strong rental yields of 6-8%.
The market benefits from ongoing infrastructure projects including the Douala Urban Mobility Project, creating opportunities in previously undervalued neighborhoods.
Property Type | Average Price (XAF/m²) | Best Areas | Rental Yield |
---|---|---|---|
City Center Apartments | 1,100,000 ($1,851) | Bonapriso, Akwa | 6-7% |
Suburban Apartments | 412,000 ($694) | Bonamoussadi, Makepe | 7-8.8% |
Titled Land | 60,000-100,000 | Kotto, Logpom | N/A |
Houses (3BR) | 81-90 million (total) | Makepe, Bonamoussadi | 6-7% |
Budget Properties | 200,000-350,000 | Deido, Bepanda | 5-6% |


What are the current average prices per square meter in Douala for apartments, houses, and land?
As of September 2025, Douala's property market shows clear price differentiation between prime and emerging areas.
City-center apartments in prestigious districts like Bonapriso and Akwa command premium prices at 1,100,000 XAF per square meter (approximately $1,851). These properties benefit from established infrastructure, business proximity, and expatriate demand.
Suburban apartments outside the city center offer more affordable entry points at 412,000 XAF per square meter ($694). Areas like Bonamoussadi, Makepe, and Logpom fall into this category and represent strong value propositions for both investors and residents.
Land prices vary significantly based on location and title status, ranging from 22,000 to 187,500 XAF per square meter. Most standard titled land plots in developed boroughs trade between 60,000-100,000 XAF per square meter.
Three-bedroom houses in suburban areas typically cost between 81-90 million XAF, reflecting the growing demand for family housing in emerging neighborhoods.
How have property prices in Douala changed over the past five years, and what trends can we expect?
The Douala property market has experienced substantial growth over the past five years, with prices increasing 20-30% between 2020 and mid-2025.
This appreciation stems from rapid urbanization, with Douala's population growing 16% over five years, combined with significant infrastructure investments and internal migration from rural areas. The market has maintained momentum despite regional economic challenges.
Short-term trends indicate continued annual growth of 3-7%, with luxury properties and suburban markets slightly outpacing the city average. This growth pattern reflects increasing middle-class purchasing power and foreign investment interest.
Long-term projections through 2029 suggest steady appreciation supported by demographic expansion and economic development. However, growth rates may moderate as the market matures and supply increases in response to current demand pressures.
The market shows resilience compared to other African cities, benefiting from Cameroon's economic diversification and Douala's position as the country's commercial hub.
Which neighborhoods in Douala are seeing the fastest price growth versus stable areas?
Douala's neighborhood dynamics reveal clear winners in terms of price appreciation and investment potential.
Bonapriso and Akwa lead price growth, driven by luxury demand, international buyers, and concentrated business activities. These established districts continue attracting premium investments due to their diplomatic presence and security features.
Bonamoussadi and Makepe represent emerging growth hotspots, benefiting from gentrification, new infrastructure development, and young professional influx. These areas offer the best balance of appreciation potential and current affordability.
Kotto and Ndokoti show medium growth patterns, with improving infrastructure and growing middle-class housing demand supporting steady price increases. These neighborhoods provide stable investment opportunities without the volatility of high-growth areas.
Older, mature neighborhoods like Deido and parts of Bepanda demonstrate more stability, with limited new construction and slower price movements. These areas serve budget-conscious buyers and first-time property owners.
What rental yields can you expect by area and property type in Douala?
Douala's rental market offers attractive yields compared to many African cities, with gross rental yields ranging from 6.1% to 8.8% for apartments.
Area | Property Type | Gross Rental Yield |
---|---|---|
Bonamoussadi | 2-3BR Apartments | 7.5-8.8% |
Logpom | Studios & 1BR | 7.0-8.0% |
Makepe | Family Houses | 6.5-7.5% |
Bonapriso | Luxury Apartments | 6.0-6.5% |
Akwa | Commercial Mixed-use | 6.2-7.0% |
Kotto | Budget Properties | 6.5-7.2% |
Deido/Bependa | Entry-level Units | 5.8-6.5% |
These yields significantly exceed Cameroon's national average of approximately 6%, making Douala an attractive rental investment destination.
Strongest yields concentrate in emerging areas targeting young professionals and students, particularly in developments near educational institutions and business districts.
How long does it take to rent out properties in main districts and what are vacancy rates?
Douala's rental market demonstrates relatively quick turnover in prime locations, with average rental periods of 1-2 weeks to secure tenants in well-positioned properties.
Studios and small units in areas like Bonamoussadi and Logpom rent fastest due to high demand from young professionals and students. These properties rarely experience extended vacancies when priced competitively.
Family properties in Makepe and emerging neighborhoods typically take 2-4 weeks to rent, depending on specific location and condition. The growing expatriate community and middle-class expansion support steady demand.
Premium properties in Bonapriso and Akwa may take longer to rent (4-8 weeks) but command higher rents and attract more stable, long-term tenants. Vacancy rates in these areas remain low due to limited supply of high-quality units.
Short-term rental opportunities show promise, with Airbnb occupancy rates of 26-29% in Douala III and V districts, though this market remains relatively underdeveloped compared to traditional rentals.
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Which areas offer the best balance of price, infrastructure, and quality of life for residents?
For buyers planning to live in Douala, location selection significantly impacts daily life quality and long-term satisfaction.
Bonamoussadi emerges as the top choice for residents seeking balance, offering modern amenities, improving infrastructure, and reasonable prices. The area benefits from new developments, educational facilities, and growing commercial centers while maintaining affordability compared to premium districts.
Makepe provides excellent family-oriented living with planned eco-projects, parks, and schools. The neighborhood attracts families and long-term residents who prioritize community development and environmental considerations.
Bonapriso suits expatriates and high-income residents who prioritize security, established infrastructure, and proximity to diplomatic missions. While expensive, it offers the highest quality of life standards in Douala.
Logpom represents good value for first-time buyers and young professionals, with improving amenities and transportation links. The area provides essential services without premium pricing.
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Which areas have the strongest demand and liquidity for short to medium-term resale?
Douala's resale market shows clear winners for investors targeting quick turnaround and capital appreciation.
Bonapriso and Akwa lead in liquidity due to established buyer networks, international interest, and consistent demand from businesses and expatriates. Properties in these areas sell faster and often attract multiple offers, particularly well-maintained apartments and commercial properties.
Areas impacted by the Douala Urban Mobility Project show increasing resale potential as infrastructure improvements materialize. Properties along new transit corridors and improved road networks command premium pricing and sell more quickly.
Bonamoussadi offers strong medium-term resale prospects as gentrification continues and the area develops critical mass of amenities. Early investors in this neighborhood position themselves well for capital appreciation over 3-5 years.
Makepe presents opportunities for patient investors willing to hold properties for 5-7 years as planned developments mature. Current prices provide good entry points for long-term appreciation.
Avoid purely speculative purchases in undeveloped areas without confirmed infrastructure projects, as these carry higher liquidity risks and uncertain timelines.
What are the most common buyer budgets and matching property types across Douala?
Douala's property market accommodates diverse budget ranges, with clear property type alignments for different investment levels.
Budget-conscious buyers with $20,000-30,000 can access studio apartments in Deido or Bepanda, or purchase 200-400 square meter land plots for future development. These entry-level investments provide market exposure with limited downside risk.
Mid-range buyers with $40,000-60,000 target 2-bedroom apartments in Logpom or older units in better neighborhoods. This budget also covers 500-800 square meter titled land plots in developing areas with infrastructure access.
Substantial investors with $80,000-120,000 can acquire 3-bedroom apartments in Bonamoussadi or Makepe, entry-level houses, or multi-unit investment properties. These purchases offer strong rental potential and appreciation prospects.
Premium buyers with $150,000+ access luxury apartments in Bonapriso, modern houses in prime areas, or larger multi-unit developments. These investments provide prestige, security, and established rental markets.
Commercial investors with $200,000+ can consider mixed-use properties, small apartment buildings, or prime commercial locations in Akwa's business district.
How do transaction costs, taxes, and legal fees affect the final purchase price?
Transaction costs in Douala represent a significant component of total investment, typically ranging from 8-15% of the property value.
Legal and notary fees constitute the largest component, including document preparation, title verification, and registration processes. These costs vary based on property value and complexity but generally range from 3-7% of purchase price.
Government taxes include transfer taxes up to 15% on business property sales, plus annual property taxes of 0.1% based on assessed value. VAT may apply to new constructions and commercial properties.
Foreign buyers face additional documentation requirements and need ministerial endorsement for land purchases, adding both time and cost to transactions. The process remains feasible but requires patience and proper legal guidance.
Additional costs include property surveys, due diligence investigations, and potential utility connections or upgrades. Budget an additional 2-4% for these miscellaneous expenses to avoid surprises during the purchase process.
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What infrastructure projects will impact Douala property values in the next 5-10 years?
Douala's infrastructure development pipeline includes transformative projects that will reshape property values across the city.
The Douala Urban Mobility Project (2022-2028) represents the most significant infrastructure initiative, improving road networks, public transport, and urban planning. Bus rapid transit corridors will dramatically improve accessibility and drive value appreciation in previously underserved areas.
Port expansion and modernization projects enhance Douala's position as Central Africa's commercial gateway, supporting business district development and creating demand for commercial and residential properties near economic activity centers.
Planned improvements to Douala International Airport and connecting infrastructure will boost the city's international connectivity, benefiting luxury residential areas and business districts that serve international travelers and companies.
Utility infrastructure upgrades, including power grid improvements and water system expansion, will make previously less attractive areas more developable and livable, creating new investment opportunities.
Educational facility development, including new universities and international schools, will create demand for housing in surrounding neighborhoods and support long-term population growth.

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What risks should buyers consider in the short term versus long term?
Douala property investment carries both immediate and long-term risks that require careful consideration and mitigation strategies.
Short-term risks include currency fluctuations affecting the Central African CFA franc, which can impact property values for foreign investors and create timing challenges for international transactions. Political uncertainty and policy changes may affect foreign ownership rules or taxation structures.
Legal disputes over property titles present ongoing concerns, particularly for land purchases where documentation may be incomplete or contested. Due diligence becomes critical to avoid costly legal battles and ensure clear ownership.
Market volatility in emerging economies can create sudden demand shifts or financing challenges, affecting both property values and rental markets. Economic downturns may impact tenant quality and payment reliability.
Long-term risks include potential market saturation as supply increases in response to current high demand, possibly moderating appreciation rates in popular areas. Demographic shifts could alter neighborhood desirability over time.
Climate and infrastructure risks, including flooding in low-lying areas and aging utility systems, may require significant maintenance investments or create property damage concerns over extended holding periods.
Based on your budget and goals, where should you position yourself in Douala's market?
Strategic property positioning in Douala depends on your primary objectives, timeline, and risk tolerance.
For rental income optimization, focus on Bonamoussadi and Logpom properties targeting young professionals and students. These areas offer yields of 7-8.8% with quick tenant placement and stable demand. Budget $60,000-100,000 for optimal rental properties in these neighborhoods.
For capital appreciation and resale potential, consider early-stage investments in areas benefiting from infrastructure projects, particularly along transit corridors and near planned developments. Makepe and emerging Bonamoussadi areas provide the best medium-term appreciation prospects.
For lifestyle and residence, Bonamoussadi offers the optimal balance of livability, amenities, and value, while Bonapriso provides premium living for those prioritizing security and established infrastructure despite higher costs.
For diversified investment exposure, consider a portfolio approach with a mix of rental properties in emerging areas and appreciation plays in infrastructure-benefited locations. This strategy balances immediate income with long-term growth potential.
Conservative investors should focus on established areas with clear title documentation and proven rental markets, accepting lower yields for reduced risk and higher liquidity.
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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.
Douala's property market presents compelling opportunities for investors and residents, with strong fundamentals supporting continued growth and attractive rental yields exceeding national averages.
Success requires careful neighborhood selection, thorough due diligence, and alignment of investment strategy with personal goals and risk tolerance in this dynamic emerging market.
Sources
- The AfricanVestor - Cameroon Price Forecasts
- The AfricanVestor - Douala Price Forecasts
- The AfricanVestor - Douala Property Market
- Koutchoumi - Lands for Sale Douala
- AirROI - Douala III Market Report
- AirROI - Douala V Market Report
- The AfricanVestor - Moving to Cameroon
- Kinsmen Advocates - Buying Property Cameroon
- The AfricanVestor - Foreign Investment Tips
- World Bank - Douala Urban Mobility Project