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Yaoundé's property market is experiencing steady growth with prices rising 3-7% annually across different neighborhoods.
The capital city offers diverse investment opportunities from affordable apartments outside the city center at $694 per square meter to luxury properties in Bastos exceeding $163,000 for 150m² villas. Strong rental yields of 6.1-9% in key areas, combined with consistent urbanization and housing demand, make Yaoundé an attractive market for both investors and residents looking to buy property.
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 vary significantly by location, with city center apartments averaging $1,851/m² while outer areas cost around $694/m².
The market shows consistent 3-7% annual growth with strong rental yields of 6.1-9% in prime neighborhoods like Bastos, Nlongkak, and Obili.
| Neighborhood | Average Price (USD/m²) | Rental Yield | Investment Rating |
|---|---|---|---|
| City Center | $1,851 | 6.1-7% | High |
| Outside Center | $694 | 7-8% | Medium-High |
| Bastos (Luxury) | $1,087 (villa avg) | 7.5-9% | Premium |
| Obili | $800-1,200 | 8-9% | High |
| Nlongkak | $900-1,400 | 7-8.5% | High Growth |
| Biyem-Assi | $124 (land) | Variable | Development |
| Nkolndongo | $61 (land) | Variable | Emerging |
What are current property prices per square meter in different neighborhoods of Yaoundé?
As of September 2025, Yaoundé property prices show significant variation across neighborhoods and property types.
City center apartments average 1,100,000 XAF per square meter (approximately $1,851/m²), while properties outside the city center cost substantially less at 412,000 XAF/m² ($694/m²). This represents a price difference of nearly 63% between central and peripheral locations.
For land purchases, Biyem-Assi commands premium prices at 74,000 XAF/m² ($124/m²), reflecting its desirable location and development potential. In contrast, Nkolndongo offers more affordable land options at 36,500 XAF/m² ($61/m²), making it attractive for budget-conscious investors.
Luxury villa segments in prestigious areas like Bastos and Etoudi average 100,000,000 XAF ($163,000) for 150m² properties, translating to approximately $1,087/m² for these premium residential units.
These price variations reflect the diverse economic segments and infrastructure development levels across Yaoundé's various districts.
How have property prices in Yaoundé changed over the past 1-3 years?
Yaoundé's property market has demonstrated consistent upward momentum with prices rising 3-7% annually since 2022.
Upscale neighborhoods including Bastos, Etoudi, Nlongkak, and Obili have experienced the strongest appreciation rates, with annual increases reaching up to 8%. These areas benefit from superior infrastructure, security, and proximity to business districts.
The broader market has maintained steady growth despite economic challenges, driven primarily by continued urbanization, limited housing supply, and increasing demand from both local residents and expatriate communities.
Standard residential areas outside premium neighborhoods have seen more moderate but steady price increases in the 3-5% range annually, making them accessible to middle-class buyers while still providing reasonable appreciation potential.
What are analysts predicting for property prices in Yaoundé in the next 1-3 years and beyond 5 years?
Short-term forecasts for the next 1-3 years indicate continued growth at 3-7% annually, supported by ongoing urbanization trends, infrastructure development, and sustained housing demand.
Medium to long-term predictions extend this growth trajectory, with analysts projecting annual appreciation rates of 4.99-5.04% over the next 5+ years. This sustained growth depends on several key factors including economic stability, continued urban development, and infrastructure improvements.
Political stability remains the most critical factor for realizing these growth projections. Consistent government policies supporting urban development and foreign investment will be essential for maintaining market momentum.
Infrastructure projects, particularly transport networks and utility improvements, are expected to drive localized price increases in areas benefiting from these developments. Neighborhoods along new transport corridors may experience above-average appreciation.
It's something we develop in our Cameroon property pack.
Which neighborhoods are currently showing the highest short-term rental yields?
Yaoundé's rental market offers attractive yields ranging from 6.1% to 9% in the best-performing neighborhoods.
Obili stands out as a particularly strong performer for short-term rentals, driven by high student housing demand due to its proximity to the University of Yaoundé I. This consistent tenant base ensures high occupancy rates and reliable rental income.
Bastos continues to deliver strong yields in the luxury segment, attracting wealthy locals and expatriate tenants willing to pay premium rents for superior amenities and security. Santa Barbara also performs well with modern infrastructure appealing to professional tenants.
Nlongkak represents an emerging opportunity, with rising yields as the neighborhood develops and attracts middle-class residents seeking modern housing options at relatively affordable prices compared to established premium areas.
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Which areas are expected to appreciate most in the medium to long term?
Bastos and Etoudi are positioned for the highest long-term appreciation due to their established exclusivity and ongoing infrastructure improvements.
Nlongkak emerges as a strong growth candidate, benefiting from new residential projects and its appeal to the expanding middle class. The neighborhood's development trajectory suggests significant appreciation potential over the next 5-10 years.
Areas undergoing active urban renewal initiatives, particularly those benefiting from new transportation links and residential developments, are expected to see above-average price growth.
University-adjacent neighborhoods like Obili will likely maintain steady appreciation driven by consistent student housing demand and the area's ongoing development as an educational hub.
How do prices and returns differ between apartments, houses, and land plots in Yaoundé?
| Property Type | Average Price | Rental Yield | Key Characteristics |
|---|---|---|---|
| Apartments (City Center) | $1,851/m² | 6.1-9% | Best for cash flow and investment liquidity |
| Houses/Villas | $163,000 for 150m² | 7.5-9% | Premium segment valued by expatriates |
| Land Plots (Biyem-Assi) | $124/m² | N/A | High variation by location and size |
| Land Plots (Nkolndongo) | $61/m² | N/A | Development potential in emerging areas |
| Apartments (Outside Center) | $694/m² | 7-8% | Affordable entry point with good yields |
What is the average time it takes to resell a property in different parts of Yaoundé?
Property liquidity varies significantly across Yaoundé's neighborhoods, with location and price point being the primary determining factors.
Popular neighborhoods including Bastos, Nlongkak, and Obili typically see properties resold within 2-6 months, depending on pricing strategy, property condition, and specific location within the neighborhood.
Less established or outer areas may require 6-12 months or longer to achieve a sale, reflecting lower demand and fewer active buyers in these markets.
Luxury properties in premium locations generally sell faster despite higher prices, as they target a specific buyer segment with defined preferences and financial capacity.
Properly priced properties in good condition within popular neighborhoods tend to achieve the fastest sales, while overpriced or poorly maintained properties can take significantly longer regardless of location.
How much rental demand is there right now in the main districts, and which tenant profiles dominate?
Yaoundé's rental market shows strong demand across multiple segments, with particularly robust activity in the apartment and studio categories.
Students represent a major tenant category, especially in areas near the University of Yaoundé I, creating consistent demand for affordable housing options. Young professionals form another significant segment, typically seeking modern amenities and convenient locations.
The expatriate community drives demand for higher-end rentals, particularly furnished units with security features and modern conveniences. This segment is willing to pay premium rents for quality accommodations.
Short-term rental markets, including Airbnb-style accommodations, show strong performance for 1-2 bedroom properties. Small families, visiting expatriates, and students prefer these flexible housing options.
University areas experience rapid rental absorption with high occupancy rates, making them particularly attractive for investors focused on consistent rental income.
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 the main risks that could affect the market short term vs long term?
Short-term risks include political uncertainty that could impact investor confidence and property transaction volumes.
Construction cost inflation poses an immediate challenge, potentially slowing new development and affecting property supply. Infrastructure project delays and regulatory bottlenecks can also disrupt market momentum in specific areas.
Long-term risks center on political stability, which remains crucial for sustained market growth and foreign investment attraction. Changes in government policies toward foreign property ownership could significantly impact market dynamics.
Urban planning effectiveness will determine whether infrastructure can keep pace with population growth. Poor planning could lead to congestion and reduced property values in affected areas.
Economic diversification remains important for long-term stability, as over-dependence on specific sectors could create vulnerability to external shocks.
Potential housing oversupply represents a longer-term risk if migration to Yaoundé slows while construction continues at current rates.
What is the minimum and recommended budget range to buy a property in the most in-demand areas?
Entry-level property investment in Yaoundé requires a minimum budget of $35,000-$50,000 for basic apartments in decent neighborhoods.
For modern, centrally located properties with good rental potential, the recommended budget range is $60,000-$120,000. This range provides access to quality apartments in popular areas with strong appreciation prospects.
Luxury villa investments in prime locations like Bastos or Etoudi typically require $150,000-$300,000, targeting the premium market segment with the highest rental yields and appreciation potential.
These budget ranges reflect current market conditions as of September 2025 and include properties that meet modern standards for amenities, security, and location desirability.
It's something we develop in our Cameroon property pack.
If you're buying to live, which neighborhoods offer the best mix of affordability, safety, and amenities?
For residents prioritizing lifestyle and long-term living comfort, several neighborhoods offer excellent combinations of affordability, security, and conveniences.
Bastos provides the highest levels of security and amenities but comes at a premium price point. This neighborhood offers excellent access to international schools, healthcare facilities, and shopping centers.
Nlongkak represents an excellent middle-ground option, offering modern infrastructure and growing amenities at more accessible price points than established luxury areas. The neighborhood is experiencing rapid development of services and facilities.
Obili appeals particularly to families with students, providing good access to educational institutions while maintaining reasonable property prices and adequate security levels.
Santa Barbara offers modern infrastructure and planned development, making it attractive for residents seeking contemporary living standards with good long-term prospects.
If you're buying to invest, which property types and neighborhoods currently offer the best balance of cash flow and resale potential?
- Apartments in Obili: High tenant turnover from student demand ensures consistent rental income, while the neighborhood's educational focus provides long-term stability and appreciation potential.
- Luxury villas in Bastos: Target wealthy locals and expatriate tenants for premium cash flow, with strong resale potential due to the area's established prestige and limited supply.
- Mixed-use properties in Nlongkak: Benefit from the area's emerging status and growing middle-class appeal, offering both rental income and significant appreciation prospects.
- 1-3 bedroom apartments citywide: Provide the highest liquidity and broadest tenant appeal, making them ideal for investors seeking flexibility and consistent returns.
- Properties near infrastructure projects: Capitalize on planned developments that will drive future value increases while providing current rental income from existing demand.
It's something we develop in our Cameroon property pack.
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 presents compelling opportunities for both investors and residents, with consistent price growth, strong rental yields, and diverse neighborhood options catering to different budgets and preferences.
Success in this market requires careful neighborhood selection, understanding of local dynamics, and realistic assessment of both opportunities and risks in Cameroon's evolving economic landscape.
Sources
- TheAfricanvestor - Cameroon Price Forecasts
- TheAfricanvestor - Yaoundé Price Forecasts
- TheAfricanvestor - Yaoundé Property
- TheAfricanvestor - Cameroon Real Estate Forecasts
- Simtrade - Cameroonian Real Estate Market
- TheAfricanvestor - Yaoundé Real Estate Trends
- AirROI - Yaoundé Market Report
- Numbeo - Yaoundé Property Investment
- Global Property Guide - Cameroon
- TheAfricanvestor - Cameroon Real Estate Trends