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
Cameroon's property market presents diverse investment opportunities across major cities like Douala, Yaoundé, and emerging coastal areas like Kribi.
Current property prices range from 18 million XAF for land in budget-friendly neighborhoods to over 90 million XAF for luxury houses in prime areas, with rental yields between 6-10% in up-and-coming districts and strong growth potential driven by urbanization and infrastructure development.
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.
Property prices in Cameroon vary significantly by location, with prime areas in Douala and Yaoundé commanding 75-90 million XAF for quality apartments, while emerging neighborhoods offer entry points from 18-40 million XAF.
The market shows strong fundamentals with 15-35% price growth over five years in major cities, rental yields of 6-10%, and financing available at 70-80% LTV for residents with 8-12% interest rates.
| Location/Type | Price Range (XAF) | Price Range (USD) | Key Features |
|---|---|---|---|
| Bonapriso, Douala (Apartment) | 60-80 million | $97,000-129,000 | Prime location, high security |
| Bonamoussadi, Douala (Apartment) | 35-45 million | $56,000-73,000 | Up-and-coming, strong yields |
| Bastos, Yaoundé (House) | 80-100 million | $129,000-161,000 | Expat preferred, established |
| Kribi (Villa) | 45-65 million | $73,000-105,000 | Beach proximity, tourism |
| Nkolndongo, Yaoundé (Land) | 15-25 million | $24,000-40,000 | Budget-friendly, development |
| City Center Apartment (Rent) | 456,188 XAF/month | $737/month | 1-bedroom average |
| Outside Center (Rent) | 287,722 XAF/month | $465/month | 1-bedroom average |
What's your investment goal and budget for buying property in Cameroon?
Your investment strategy in Cameroon's property market depends on whether you plan to live in the property, rent it out, or flip it for profit.
For personal residence, Douala's Bonapriso and Bonanjo neighborhoods, Yaoundé's Bastos district, and the coastal city of Kribi offer the highest quality of life with strong appreciation potential. These areas provide modern amenities, security, and proximity to business centers or tourist attractions.
Short-term rental investments perform best in coastal Kribi and prime Douala areas, where tourist demand drives occupancy rates up to 30% near beaches. Long-term rental strategies work well in urban growth areas of Douala and Yaoundé, with student districts like Dschang showing particularly steady demand.
For property flipping, focus on gentrifying zones like Bonamoussadi or fast-developing outer neighborhoods in Douala and Yaoundé, where infrastructure projects are driving appreciation. Budget ranges vary significantly, from 18-25 million XAF for land in emerging areas to 75-90 million XAF for prime apartments.
As of September 2025, most successful investors allocate 12-24 months for property flips and 3-5 years for buy-and-hold strategies in Cameroon's developing market.
Which cities and neighborhoods in Cameroon offer the best investment opportunities?
Douala remains Cameroon's economic capital and strongest property market, with distinct neighborhoods serving different investment goals.
In Douala, Bonapriso and Bonanjo represent the premium tier, attracting expatriates and wealthy locals with prices ranging from 60-80 million XAF for quality apartments. Bonamoussadi has emerged as the up-and-coming neighborhood, offering strong rental yields with apartment prices between 35-45 million XAF. For budget-conscious investors, Nkolndongo provides entry-level opportunities starting around 20-30 million XAF.
Yaoundé, as the political capital, offers stability and government worker demand. Bastos commands the highest prices at 80-100 million XAF for houses, preferred by the diplomatic community. Tsinga and Nkolbisson represent emerging areas with development potential, while Biyem-Assi and Nkolndongo offer budget-friendly options for first-time investors.
Kribi has become the coastal investment hotspot, driven by transport infrastructure improvements and tourism growth. Property prices here range from 45-65 million XAF for villas, with strong short-term rental potential. Garoua in the north presents opportunities for investors seeking lower entry costs in a growing regional center.
It's something we develop in our Cameroon property pack.
Which Cameroon neighborhoods are most expensive, up-and-coming, or budget-friendly right now?
| Category | Neighborhood | City | Price Range (XAF) | Key Characteristics |
|---|---|---|---|---|
| Most Expensive | Bonapriso | Douala | 60-80 million | Premium location, high security, expat area |
| Bastos | Yaoundé | 80-100 million | Diplomatic quarter, established luxury | |
| Bonanjo | Douala | 65-85 million | Business district, waterfront access | |
| Up-and-Coming | Bonamoussadi | Douala | 35-45 million | Rising prices, strong rental demand |
| Tsinga | Yaoundé | 30-40 million | Infrastructure development, growth potential | |
| Kribi Center | Kribi | 45-65 million | Tourism boom, beachfront premium | |
| Budget-Friendly | Nkolndongo | Yaoundé | 15-25 million | Land development opportunities |
| Biyem-Assi | Yaoundé | 20-30 million | Residential, family-friendly | |
| Nkolbisson | Yaoundé | 18-28 million | Emerging area, affordable entry |
What property types and conditions should you target in Cameroon?
The optimal property type in Cameroon depends on your location and investment strategy, with apartments dominating city centers and houses preferred in residential areas.
Apartments work best in city centers, particularly modern or new-build units in Bonapriso, Bastos, and Kribi beachfront areas. These properties typically range from 50-80 square meters with 2-3 bedrooms and command premium rents from expatriates and business professionals. New construction offers better rental yields and fewer maintenance issues.
Houses and duplexes perform well in residential neighborhoods and budget-friendly areas, ideal for family buyers and long-term rentals. These properties typically feature 120-250 square meters of built area on 400-600 square meter plots, offering 3-5 bedrooms with parking space.
Land purchases work best in developing areas like Nkolndongo, Biyem-Assi, and Nkolbisson, where prices start from 36,500 XAF per square meter. Raw land offers the lowest entry cost but requires development capital and longer investment horizons.
New-build properties command premium prices but offer better financing terms and lower maintenance costs, while resale properties provide lower entry costs with renovation potential for value-add investors.
What size and layout offer the best value in Cameroon's property market?
Property size optimization in Cameroon balances affordability with rental demand, with specific layouts performing better in different market segments.
For prime city apartments, 50-80 square meter units with 2-3 bedrooms and 1-2 parking spaces offer the best value proposition. These layouts attract both long-term renters and short-term guests, particularly in areas like Bonapriso and Bastos where expatriates and business travelers prioritize modern amenities over excessive space.
Family houses should target 120-250 square meters of built area on 400-600 square meter plots to maximize appeal. This size range accommodates 3-5 bedrooms with multiple bathrooms, essential for Cameroonian family structures and expatriate households with children. Parking for 2-3 vehicles has become increasingly important in urban areas.
Land parcels of 400-1000 square meters provide optimal development flexibility while remaining affordable for most investors. Smaller plots limit construction options, while larger parcels require significantly higher capital without proportional returns in most neighborhoods.
Properties with outdoor space, whether balconies for apartments or gardens for houses, command 10-15% rental premiums due to Cameroon's climate and lifestyle preferences. Swimming pools add value in tourist areas like Kribi but may not justify costs in other locations.
What are current property prices with concrete examples in Cameroon?
| Property Details | Location | Price (XAF) | Price (USD) | Features & Notes |
|---|---|---|---|---|
| New 2-bed Apartment, 75m² | Bonapriso, Douala | 75,000,000 | $121,000 | High-end building, security, parking |
| Resale 2-bed Apartment, 60m² | Bonamoussadi, Douala | 40,000,000 | $64,700 | Strong rental yields, good condition |
| 3-bed Villa, 130m² | Kribi Beachfront | 55,000,000 | $89,000 | Tourism potential, ocean views |
| 4-bed House, 200m² | Bastos, Yaoundé | 90,000,000 | $145,500 | Diplomatic area, established luxury |
| Development Land, 500m² | Nkolndongo, Yaoundé | 18,250,000 | $29,500 | Development potential, entry-level |
| 3-bed Duplex, 150m² | Tsinga, Yaoundé | 42,000,000 | $67,900 | Up-and-coming area, good value |
| 2-bed Apartment, 65m² | Bonanjo, Douala | 68,000,000 | $109,900 | Business district, waterfront access |
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What's the all-in purchase cost for properties in Cameroon?
Total property acquisition costs in Cameroon include the purchase price plus mandatory taxes, fees, and professional services that add 8-12% to the final cost.
Government taxes and notary fees typically range from 5-8% of the purchase price, including registration fees, stamp duties, and legal documentation. These costs are non-negotiable and must be paid in XAF through official channels.
Real estate agency commissions add another 2-3% of the purchase price when using professional services, though some buyers negotiate directly with sellers to avoid these fees. Due diligence costs, including property surveys and legal verification, range from 300,000-900,000 XAF depending on property complexity.
For new-build apartments or managed properties, annual utilities and HOA fees range from 100,000-300,000 XAF per year. These ongoing costs should be factored into investment calculations, particularly for rental properties where owners typically cover basic utilities and maintenance.
| Purchase Price (XAF) | Taxes & Fees (8%) | Total Cost (XAF) | Total Cost (USD) | Total Cost (EUR) |
|---|---|---|---|---|
| 40,000,000 | 3,200,000 | 43,200,000 | $69,800 | €64,800 |
| 55,000,000 | 4,400,000 | 59,400,000 | $96,000 | €89,100 |
| 75,000,000 | 6,000,000 | 81,000,000 | $130,900 | €121,500 |
| 90,000,000 | 7,200,000 | 97,200,000 | $157,000 | €145,800 |
What financing options are available for property buyers in Cameroon?
Cameroon's mortgage market offers different terms for residents versus non-residents, with local banks providing the primary financing sources for property purchases.
Cameroonian residents can access mortgages with 70-80% loan-to-value ratios at interest rates between 8-12% annually. Loan terms typically range from 10-20 years, with origination fees of 1-2% of the loan amount. Monthly income requirements usually demand that mortgage payments don't exceed 30% of verified income.
Non-resident buyers face more restrictive terms, with maximum 60-70% LTV ratios and higher interest rates of 10-14% annually. Banks require larger down payments and may demand additional collateral or guarantees from Cameroonian residents. Processing times are longer, often 6-8 weeks compared to 3-4 weeks for residents.
For a typical example of 55 million XAF purchase with 70% financing at 12% interest over 15 years, monthly payments would be approximately 561,000 XAF. This calculation includes principal and interest but excludes property insurance and taxes that borrowers must maintain separately.
Alternative financing through developer partnerships or seller financing exists but remains limited compared to traditional bank mortgages in Cameroon's developing financial market.
What are the smartest property buys in Cameroon right now?
The smartest property investments in Cameroon as of September 2025 focus on neighborhoods with strong fundamentals and growth catalysts while avoiding overpriced premium areas.
Bonamoussadi in Douala represents exceptional value, with apartment prices of 35-45 million XAF offering strong rental yields and appreciation potential. This area benefits from infrastructure improvements and growing middle-class demand while remaining more affordable than established premium neighborhoods.
Kribi coastal properties offer unique tourism-driven returns, with villas priced at 45-65 million XAF generating both rental income and long-term appreciation. The trade-off involves higher maintenance costs due to coastal conditions and seasonal occupancy fluctuations.
Tsinga in Yaoundé provides government worker stability at 30-40 million XAF price points, offering steady long-term rental demand with moderate appreciation potential. Properties here require patience rather than quick returns but offer lower risk profiles.
The main trade-offs involve choosing between immediate rental yields in established areas versus capital appreciation in emerging neighborhoods. Budget constraints may limit choices to outer districts with longer commute times but better affordability and growth potential.
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.
What rental income can you expect from Cameroon properties?
Rental yields in Cameroon vary significantly between long-term and short-term strategies, with location and property type determining optimal approaches.
Long-term residential rentals in city centers average 456,188 XAF monthly for 1-bedroom apartments, while similar units outside central areas rent for approximately 287,722 XAF monthly. Occupancy rates in established neighborhoods like Bonapriso and Bastos typically reach 85-90%, with tenant stability averaging 12-24 months.
Short-term vacation rentals in Kribi command 7,000-15,000 XAF per night during peak tourism seasons, with occupancy rates of 60-80% for well-managed properties. Annual gross yields for coastal properties often exceed 10% when professionally managed, though this requires active management and marketing.
Operating costs typically consume 15-25% of gross rental income, including property management, maintenance, insurance, and utilities. Properties in up-and-coming areas like Bonamoussadi generate net yields of 6-8%, while prime locations yield 4-6% due to higher purchase prices.
Running costs for apartments typically range from 1-2 million XAF annually, including basic maintenance, security, and common area fees. Houses incur higher costs due to garden maintenance, security systems, and structural upkeep requirements.
What's the potential for property flipping and resale in Cameroon?
Property flipping in Cameroon requires careful planning and realistic expectations, with success depending on location selection and renovation scope.
Renovation budgets typically range from 7-15 million XAF for apartments and houses, depending on the extent of improvements needed. Basic updates including paint, flooring, and fixtures cost 7-10 million XAF, while major renovations involving kitchens, bathrooms, and structural changes require 12-15 million XAF or more.
Time to exit varies between 6-18 months, with faster sales in established neighborhoods like Bonapriso and Bastos compared to emerging areas where buyers may take longer to secure financing. Market liquidity remains lower than developed countries, requiring patience and competitive pricing.
Selling costs include real estate commissions (2-3%), legal fees (1-2%), and marketing expenses, totaling 3-5% of sale price. These costs must be factored into profit calculations along with holding costs during renovation and marketing periods.
Expected upside in hot spots like Bonamoussadi and Kribi ranges from 8-15% annually, while mature areas offer more modest 3-6% appreciation. Success requires buying below market value, controlling renovation costs, and timing exits during favorable market conditions.
It's something we develop in our Cameroon property pack.
How have property prices moved in Cameroon and what's the outlook?
Cameroon's property market has shown strong price appreciation over the past five years, with major cities experiencing 15-35% increases driven by urbanization and economic growth.
In the past year alone, properties in Douala and Yaoundé have appreciated 3-8%, with coastal areas like Kribi showing even stronger growth due to tourism infrastructure development. This recent performance reflects continued urban migration and middle-class expansion despite global economic challenges.
The 1-year outlook suggests continued price growth of 3-7% annually, supported by infrastructure investments and government housing initiatives. Urban areas should outperform rural markets due to job creation and population concentration in major cities.
Looking ahead 5-10 years, annual price appreciation of 5-8% appears sustainable based on demographic trends and economic development plans. Prime beachfront and city center locations may exceed these averages, while suburban areas may track closer to inflation rates.
Compared to regional markets like Lagos, Nigeria or Abidjan, Côte d'Ivoire, Cameroon offers similar appreciation potential with lower volatility and more affordable entry points. This positions Cameroon as an attractive alternative for investors seeking African real estate exposure without the extreme price swings of larger markets.
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.
Cameroon's property market offers compelling opportunities for both lifestyle and investment purposes, with price points accessible to international buyers and strong fundamentals supporting long-term growth.
Success in this market requires thorough due diligence, realistic budget planning, and alignment between investment goals and local market dynamics across different cities and neighborhoods.