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
Yaoundé's property market offers strong investment potential with steady price growth and diverse opportunities.
Whether you're looking to buy an apartment for living, rent out a villa for long-term income, or flip land in emerging neighborhoods, the capital's real estate market provides clear pathways to success with prices rising 3-7% annually and rental yields reaching 6-9% across different areas.
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.
Yaoundé property prices currently range from $49,000 for a 60m² apartment to $163,000 for a 150m² villa, with steady annual growth of 3-7%.
The best investment opportunities are city-center apartments for rental yields and land in developing areas for appreciation, while premium neighborhoods like Bastos and Etoudi command the highest prices.
| Property Type | Average Price (USD) | Best for | Expected Yield |
|---|---|---|---|
| 60m² Apartment (City Center) | $49,000 | Rental Income | 6.1-8.8% |
| 120m² Apartment (Premium) | $98,000 | Living/Long-term Rental | 6-7% |
| 150m² Villa (Luxury) | $163,000 | High-end Rental/Living | 5-6% |
| Studio (30-40m²) | $25,000-30,000 | Short-term Rental | 7-9% |
| Land (Emerging Areas) | $15-50/m² | Long-term Appreciation | 8-12% |
| Townhouse (100m²) | $80,000-120,000 | Family Living | 6-8% |
| Commercial Space | $60,000-150,000 | Business/Rental | 7-10% |
What's your investment goal and timeline for buying property in Yaoundé?
Your investment strategy in Yaoundé should align with your specific goals and timeline, as different approaches yield different returns.
If you're buying to live in the property, focus on neighborhoods like Bastos or Etoudi for prestige and long-term value appreciation, or consider Obili and Nlongkak for better value and connectivity. These areas offer 3-7% annual price appreciation with strong infrastructure development planned for the next 5 years.
For short-term rental income, city-center apartments generate median monthly returns of $352, with top performers earning $1,188+ monthly. Studios and 1-bedroom units in central locations work best for this strategy, targeting expats, business travelers, and students.
Long-term rental properties provide stable yields of 6.1-8.8% annually, with apartments in Obili particularly strong due to student demand from nearby universities. Three-bedroom properties command rents of 200,000-1,100,000 CFA monthly depending on location and quality.
For flipping properties, focus on land in peri-urban areas where government infrastructure projects are planned, as these show the fastest appreciation potential over 1-3 year horizons.
What budget do you need for buying property in Yaoundé in 2025?
Property budgets in Yaoundé vary significantly based on location, type, and quality, with entry-level options starting around $25,000 and luxury properties reaching $200,000+.
For apartments, expect to pay approximately $49,000 for a standard 60m² unit in the city center, while premium 120m² apartments cost around $98,000. Studios suitable for rental investment range from $25,000-30,000, making them accessible entry points for first-time investors.
Villas command higher prices, with 150m² luxury properties averaging $163,000 in prime areas like Bastos and Etoudi. More modest townhouses in developing neighborhoods like Santa Barbara or Nlongkak range from $80,000-120,000 for 100m² properties.
Beyond the base price, factor in additional costs of 5-7% for transfer taxes plus 2-5% for notary and agency fees. A $49,000 apartment will cost approximately $52,000 total including all closing expenses.
If you're considering financing, mortgage rates range from 13-17% with minimum 20% down payments required. Monthly payments on a $49,000 property would be approximately $470-650 (470,000-650,000 CFA) over a 20-year term.
Which property types offer the best value in Yaoundé?
Different property types in Yaoundé serve different investment strategies, with apartments leading for rental yields and land showing strongest appreciation potential.
| Property Type | Best Use Case | Price Range (USD) | Expected Returns |
|---|---|---|---|
| City-center Apartments | Short/Long-term Rental | $40,000-100,000 | 6.1-8.8% yield |
| Suburban Land | Long-term Appreciation | $15-50/m² | 8-12% annual growth |
| Premium Villas | High-end Living/Rental | $120,000-200,000+ | 5-6% yield + appreciation |
| Studios | Airbnb/Student Rental | $25,000-30,000 | 7-9% yield |
| Townhouses | Family Living | $80,000-120,000 | 6-8% yield |
| Commercial Spaces | Business/Mixed-use | $60,000-150,000 | 7-10% yield |
| Mixed-use Developments | Live-work Efficiency | $70,000-140,000 | 6-9% yield |
Apartments in the city center consistently outperform other property types for rental returns, especially given strong demand from expats, students, and business travelers. Land purchases in developing areas offer the highest appreciation potential as infrastructure projects expand the city's footprint.
It's something we develop in our Cameroon property pack.
How do Yaoundé neighborhoods rank for safety, access, and investment potential?
Yaoundé's neighborhoods offer distinct advantages depending on your priorities, with clear leaders in different categories.
Bastos and Etoudi represent the premium tier, offering excellent safety, high-quality infrastructure, and strong appreciation potential. These areas house diplomatic missions and executive residences, commanding premium prices but delivering solid long-term returns.
Obili stands out for rental investment due to its proximity to universities, generating consistent student demand. The area offers good connectivity and moderate safety at more accessible price points than premium neighborhoods.
Santa Barbara and Nlongkak are emerging as middle-class destinations with new construction and improving infrastructure. These areas offer the best balance of affordability and growth potential for first-time buyers.
Melen and Mokolo provide budget-friendly entry points into the market, though with trade-offs in terms of commute times and amenities. These areas work well for long-term appreciation plays as the city expands.
Don't lose money on your property in Yaoundé
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What property sizes should you consider for current and future needs?
Property sizing in Yaoundé should account for both immediate needs and 3-5 year projections, considering local household patterns and rental market demands.
Studios of 30-40m² work well for singles, young professionals, or short-term rental strategies. These generate strong yields in central locations due to demand from temporary residents and students.
One to two-bedroom apartments (60-80m²) suit couples or small families and offer the most flexibility for both living and rental purposes. These sizes have the broadest appeal in the rental market and maintain strong resale value.
Three-bedroom units (90-120m²) cater to families and command higher rents, particularly in areas like Obili near schools and universities. These properties offer stability for long-term rental strategies.
Villas typically range from 120-300m² with 3-5 bedrooms, targeting affluent families, expatriate executives, or diplomatic personnel. Larger properties in premium areas can justify higher purchase prices through prestige and rental premiums.
Consider that average household sizes in Yaoundé range from 2-5 people, so properties accommodating this range maintain the broadest market appeal.
What are the total purchase costs for property in different Yaoundé areas?
Total property costs in Yaoundé include the base price plus mandatory taxes and fees that add 7-12% to your final investment.
Transfer taxes typically run 5-7% of the purchase price, while notary fees add another 2-3% and agency commissions contribute 2-5% depending on the property value and agent.
For a standard $49,000 apartment in the city center, expect total closing costs of approximately $3,000, bringing your all-in investment to around $52,000. Higher-value properties face proportionally higher fees due to percentage-based calculations.
Premium properties in Bastos or Etoudi with purchase prices of $100,000+ can see total closing costs reach $8,000-12,000, making the complete investment $108,000-112,000 for a luxury apartment.
Budget properties in emerging areas might have lower absolute closing costs but similar percentage impacts, so a $30,000 studio would cost approximately $32,100-33,600 total including all fees and taxes.
What mortgage terms and costs should you expect in Yaoundé?
Mortgage financing in Yaoundé carries higher interest rates than many international markets, but local banks offer structured lending programs for qualified buyers.
Current individual mortgage rates range from 13-17% for fixed-rate loans, with 20-year terms being standard. Banks typically require minimum down payments of 20% or more, with some institutions demanding 25-30% for foreign buyers.
For a typical $49,000 property purchase, you'd need a down payment of $9,800-14,700, with monthly payments ranging from $470-650 (470,000-650,000 CFA) depending on the exact rate and term structure.
Total cost of credit over a 20-year mortgage can be substantial due to high rates. The same $49,000 property would cost approximately $113,000-156,000 total including interest payments over the loan term.
Some banks offer preferential rates for civil servants, bank employees, or customers with existing relationships, potentially reducing rates by 1-2 percentage points for qualified applicants.
Which investment strategy works best in different Yaoundé areas right now?
Investment strategies in Yaoundé should match neighborhood characteristics with your return expectations and risk tolerance.
Short-term rental (Airbnb) performs best in central locations near business districts, embassies, and major hotels. City-center apartments generate median monthly income of $352, with top performers earning $1,188+ monthly by targeting business travelers and expatriate visitors.
Long-term rental strategies work exceptionally well in Obili due to consistent university student demand. Three-bedroom properties here can command monthly rents of 200,000-600,000 CFA with low vacancy rates and stable tenant relationships.
Buy-and-hold appreciation plays succeed in emerging areas like Santa Barbara and Nlongkak, where new infrastructure development drives 8-12% annual price growth. Land purchases in peri-urban zones offer the highest appreciation potential for patient investors.
Flip strategies work best in Bastos and Etoudi where property improvements can capture premium market premiums, though holding periods should account for market absorption rates in these high-end segments.
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 are current asking and closing prices in your target areas?
Current market prices in Yaoundé show clear segmentation between neighborhoods and property types, with consistent patterns in asking versus closing prices.
In the city center, one-bedroom apartments typically ask 30,000,000 CFA ($49,000) with actual closing prices within 5-10% of asking prices due to strong demand. Monthly rental rates for these units average 85,000 CFA.
Three-bedroom apartments vary dramatically by location, with asking prices from 60,000,000 CFA in emerging areas to 120,000,000+ CFA in premium neighborhoods. Rental rates range from 200,000-1,100,000 CFA monthly depending on location and quality.
Luxury villas in Bastos and Etoudi start at 100,000,000 CFA ($163,000) for 150m² properties, with premium locations commanding 150,000,000+ CFA. These properties often close at or near asking prices due to limited inventory.
Studios in central locations ask 15,000,000-18,000,000 CFA ($25,000-30,000) and typically close within asking range due to strong investment demand from rental-focused buyers.
It's something we develop in our Cameroon property pack.
Which Yaoundé neighborhoods are most expensive, emerging, and budget-friendly?
Yaoundé's neighborhood pricing creates clear tiers that align with different investment budgets and strategies.
1. **Most Expensive Neighborhoods:** - Bastos: Premium diplomatic and executive area with highest property values - Etoudi: Luxury residential zone near government buildings - Quartier du Lac: Upscale area with modern developments - Mvan: High-end residential with good infrastructure - Tsinga: Established affluent neighborhood with villas2. **Up-and-Coming Areas:** - Santa Barbara: New middle-class development with modern amenities - Obili: Growing due to university proximity and student demand - Nlongkak: Emerging middle-class area with new construction - Ekounou: Developing area with improving infrastructure - Nkomo: Growing suburb with affordable new developments3. **Budget-Friendly Options:** - Melen: Established residential area with good value - Mokolo: Central location with older, more affordable properties - Nkoldongo: Accessible area with basic amenities - Essos: Traditional neighborhood with lower prices - Nkolbisson: Outer area with development potentialPremium areas command 50-100% price premiums over budget neighborhoods but offer superior infrastructure, safety, and appreciation potential. Emerging areas provide the best balance of affordability and growth prospects for most investors.
How have Yaoundé property prices changed over 1 and 5 years?
Yaoundé property prices show consistent upward trends driven by urbanization, infrastructure development, and economic growth.
Over the past year, property prices have increased 5-7% across most segments, with luxury properties in Bastos and Etoudi leading appreciation at 7-8% annually. This growth reflects steady demand from both local buyers and international investors.
Five-year price trends show more dramatic increases, with most areas experiencing 25%+ appreciation over the period. Some emerging neighborhoods like Santa Barbara and Obili have seen 35-40% increases as infrastructure improvements and middle-class expansion drive demand.
Key drivers of price growth include ongoing urbanization as rural populations migrate to the capital, government infrastructure projects improving connectivity, growing student enrollment at local universities creating rental demand, and foreign direct investment in the economy.
The market shows resilience compared to regional peers, with steady rather than volatile growth patterns that support both owner-occupiers and investors seeking consistent returns.
Premium neighborhoods have maintained their price leadership while emerging areas close the gap, creating opportunities across different budget levels.
What's the outlook for Yaoundé property prices over 1, 5, and 10 years?
Yaoundé's property market outlook remains positive with projected annual growth of 5-7% over the next 1-5 years, supported by fundamental economic and demographic trends.
The residential market is estimated to grow by 5.04% annually through 2029, driven by continued urbanization and infrastructure development. Government projects including road improvements, utility expansion, and public transportation development will support property values across the city.
Short-term (1-2 years) expectations include continued price growth in the 5-7% range, with emerging areas like Santa Barbara and Nlongkak potentially outperforming at 8-10% due to infrastructure completion and middle-class expansion.
Medium-term (3-5 years) projections suggest sustained growth as university expansion drives student housing demand, government employment grows, and foreign investment continues. Premium areas should maintain 5-6% annual appreciation while emerging neighborhoods may achieve 7-9%.
Long-term (5-10 years) outlook depends on broader economic stability and regional development, but demographic trends favor continued growth as Cameroon's urban population expands and Yaoundé consolidates its position as the political and educational capital.
It's something we develop in our Cameroon property pack.
How do Yaoundé prices and yields compare with Douala, Abidjan, and Accra?
Yaoundé offers competitive property investment returns compared to major West and Central African cities, with distinct advantages in affordability and stability.
Compared to Douala, Yaoundé property prices are 54-84% lower across most segments, making the capital more accessible for entry-level investors. However, rental yields are similar at 6-9%, meaning Yaoundé offers better cash-on-cash returns due to lower acquisition costs.
Abidjan typically commands higher property prices than Yaoundé, with premium apartments costing 30-50% more, but political instability and currency risks can affect returns. Yaoundé's political stability provides more predictable investment conditions.
Accra property prices are generally 40-70% higher than Yaoundé, particularly in prime areas, while rental yields are comparable. Ghana's stronger economy supports higher prices, but Yaoundé's lower entry costs offer better opportunities for portfolio building.
Yaoundé's competitive advantages include political stability, lower acquisition costs, consistent rental demand from government and university sectors, and steady economic growth supporting gradual price appreciation rather than volatile boom-bust cycles seen in some regional 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.
Yaoundé's property market in 2025 presents solid opportunities across multiple investment strategies, from rental income to long-term appreciation.
Whether you're buying a $49,000 apartment for student rentals in Obili or investing $163,000 in a luxury villa in Bastos, the market offers clear pathways to returns through steady price growth and strong rental demand.
Sources
- TheAfricanVestor - Cameroon Price Forecasts
- AirROI - Yaoundé Property Report
- TheAfricanVestor - Yaoundé Price Forecasts
- Simtrade - Cameroonian Real Estate Market
- Statista - Cameroon Residential Real Estate
- Cameroon Marketplace - Investing in Yaoundé Real Estate
- Trading Economics - Cameroon Interest Rates
- TheAfricanVestor - Cameroon Area Analysis