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
If you're wondering how much it costs to buy a home in Yaoundé in 2026, you're in the right place.
We've gathered the latest data on residential property prices in Cameroon's capital and we constantly update this blog post to keep the numbers fresh.
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 Yaoundé.
Insights
- The median home price in Yaoundé sits around 34 million XAF (about $61,000), but the average is higher at 39 million XAF because a small number of expensive villas in Bastos and Etoudi pull the figure up.
- Yaoundé property prices rose roughly 5% in nominal terms over the past year, but once you factor in Cameroon's inflation rate, the real increase is closer to 1% to 2%.
- City-centre apartments in Yaoundé cost around 500,000 XAF per square meter, while outside-centre apartments go for about 350,000 XAF per square meter, a gap of roughly 40%.
- Buyers in Yaoundé typically negotiate 8% to 12% off the listing price, so a property listed at 50 million XAF often closes around 44 to 46 million XAF.
- New or renovated homes in Yaoundé command a premium of 15% to 25% over older properties, mainly because features like generators, water storage, and modern plumbing reduce daily hassles.
- Bastos remains the most expensive neighborhood in Yaoundé, with prices ranging from 650,000 to 1.1 million XAF per square meter, driven by embassy proximity and high security.
- Entry-level neighborhoods like Mvan and Ekounou offer prices between 200,000 and 350,000 XAF per square meter, making them accessible for first-time buyers in Yaoundé.
- Over the past 10 years, Yaoundé property prices have climbed about 70% in nominal terms, but after adjusting for inflation, the real appreciation is closer to 20% to 30%.
- When you add taxes, notary fees, and renovation costs, the total purchase price in Yaoundé typically runs 15% to 30% higher than the agreed sale price.
- Apartments make up about 45% of the Yaoundé residential market, followed by standard houses at 35% and villas at 10%, reflecting a city where vertical living is common.
What is the average housing price in Yaoundé in 2026?
The median housing price is more useful than the average in Yaoundé because a small number of very expensive villas in prime neighborhoods like Bastos push the average up, making it less representative of what most buyers actually pay.
We are writing this as of the first half of 2026, using the latest data we collected from authoritative sources like the Institut National de la Statistique, World Bank, and Numbeo, which we manually double-checked for accuracy.
The median housing price in Yaoundé in 2026 is approximately 34 million XAF, which converts to about $61,000 or €52,000. The average housing price in Yaoundé in 2026 is around 39 million XAF, or approximately $70,000 or €59,000.
About 80% of residential properties in the Yaoundé market in 2026 fall within a price range of 25 million to 150 million XAF, which is roughly $45,000 to $268,000 or €38,000 to €229,000.
A realistic entry range in Yaoundé in 2026 is 18 to 30 million XAF (about $32,000 to $54,000 or €27,000 to €46,000), and with that budget you can find an older 2-bedroom apartment of 55 to 70 square meters in neighborhoods like Mvan or Ekounou.
Luxury properties in Yaoundé in 2026 typically range from 300 million to 1.2 billion XAF (about $536,000 to $2.1 million or €457,000 to €1.8 million), and at this level you can buy a large renovated villa of 300 to 450 square meters in Bastos with high-end finishes and security features.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Yaoundé.
Are Yaoundé property listing prices close to the actual sale price in 2026?
In Yaoundé in 2026, the typical discount from listing price to final sale price is about 8% to 12%, so you can use 10% as a reasonable planning number.
This gap exists mainly because sellers in Yaoundé often build in room for negotiation, especially for houses where bargaining is expected. The discount tends to be larger when there are questions about land title clarity, weaker road access, or properties that have been sitting on the market for a while.
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What is the price per sq m or per sq ft for properties in Yaoundé in 2026?
As of early 2026, the median price per square meter in Yaoundé is around 380,000 XAF (about $680 or €580 per sqm), while the average is closer to 410,000 XAF (roughly $730 or €625 per sqm). Per square foot, that translates to a median of about 35,000 XAF ($63 or €54) and an average of roughly 38,000 XAF ($68 or €58).
In Yaoundé in 2026, the highest price per square meter goes to prime apartments in secure, well-serviced areas near embassies with reliable utilities, while the lowest price per square meter is found in farther-out neighborhoods with weaker road access or properties needing significant repairs.
The highest prices per square meter in Yaoundé in 2026 are found in Bastos, Nlongkak, and Etoudi, where you can expect to pay between 550,000 and 1.1 million XAF per sqm. The lowest ranges are in Mvan and Ekounou, where prices typically fall between 200,000 and 350,000 XAF per sqm.
How have property prices evolved in Yaoundé?
Compared to one year ago, Yaoundé property prices in 2026 are up about 5% in nominal terms. However, after adjusting for Cameroon's inflation rate (which the Institut National de la Statistique tracks around 4% to 5%), the real increase is only about 1% to 2%.
Looking back 10 years to 2016, Yaoundé property prices have risen roughly 70% in nominal terms. But once you account for cumulative inflation over the decade, the real appreciation is closer to 20% to 30%, driven mainly by growing land scarcity in expat-friendly zones and rising construction costs.
By the way, we've written a blog article detailing the latest updates on property price variations in Yaoundé.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Yaoundé.
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 types of residential properties are available in Yaoundé and what do they cost in 2026?
In Yaoundé in 2026, apartments make up about 45% of the residential market, followed by standard houses at 35%, villas at 10%, duplexes at 5%, and other formats at 5%, reflecting a city where vertical living is common due to land constraints in central areas.
Average prices in Yaoundé as of the first half of 2026 vary significantly by property type. A studio or small 1-bedroom apartment averages around 18 million XAF ($32,000 or €27,000), a 2-bedroom apartment around 28 million XAF ($50,000 or €43,000), a 3-bedroom apartment around 45 million XAF ($80,000 or €69,000), a standard family house around 85 million XAF ($152,000 or €130,000), a duplex around 140 million XAF ($250,000 or €213,000), and a prime villa around 450 million XAF ($804,000 or €686,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Yaoundé?
- How much should you pay for an apartment in Yaoundé?
- How much should you pay for a villa in Yaoundé?
- How much should you pay for lands in Yaoundé?
How do property prices compare between existing and new homes in Yaoundé in 2026?
In Yaoundé in 2026, new or recently renovated properties typically sell for 15% to 25% more than comparable older homes, with 20% being a reasonable planning figure.
This premium exists because newer properties in Yaoundé usually come with features that reduce daily hassles, like generators, water storage tanks, modern electrical systems, and better security, all of which are highly valued in a city where utility reliability can be unpredictable.
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How do property prices vary by neighborhood in Yaoundé in 2026?
Bastos is Yaoundé's most exclusive neighborhood, known for embassies, high security, and large villas. Prices in Bastos in 2026 range from 250 million to 1.2 billion XAF ($446,000 to $2.1 million or €381,000 to €1.8 million) because the area offers the best infrastructure, proximity to diplomatic missions, and a strong expat community.
Nlongkak is popular among expats and professionals who want a central location with good services and a variety of apartment options. Property prices in Nlongkak in 2026 typically range from 70 million to 400 million XAF ($125,000 to $714,000 or €107,000 to €610,000), reflecting its convenience and relatively high security.
Ngousso attracts families looking for practical access to clinics, schools, and daily services without paying Bastos prices. In Ngousso in 2026, you can expect to pay between 45 million and 250 million XAF ($80,000 to $446,000 or €69,000 to €381,000) for a range of apartments and houses.
You will find a much more detailed analysis by areas in our property pack about Yaoundé. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (XAF / $) | Avg per sqm (XAF / $) | Avg per sqft (XAF / $) |
|---|---|---|---|---|
| Bastos | Expat / Prime | 250M - 1.2B / $446k - $2.1M | 650k - 1.1M / $1,160 - $1,960 | 60k - 102k / $107 - $182 |
| Nlongkak | Expat / Central | 70M - 400M / $125k - $714k | 550k - 900k / $982 - $1,607 | 51k - 84k / $91 - $150 |
| Ngousso | Family / Services | 45M - 250M / $80k - $446k | 450k - 800k / $804 - $1,429 | 42k - 74k / $75 - $132 |
| Etoudi | Central / Institutions | 60M - 350M / $107k - $625k | 500k - 850k / $893 - $1,518 | 46k - 79k / $82 - $141 |
| Nsimeyong | Commute / Mid-Upper | 45M - 220M / $80k - $393k | 420k - 700k / $750 - $1,250 | 39k - 65k / $70 - $116 |
| Mbankolo | Residential / Hillside | 35M - 180M / $63k - $321k | 350k - 600k / $625 - $1,071 | 33k - 56k / $59 - $100 |
| Biyem-Assi | Popular / Mid-Market | 25M - 120M / $45k - $214k | 300k - 500k / $536 - $893 | 28k - 46k / $50 - $82 |
| Essos | Central / Mixed | 30M - 160M / $54k - $286k | 320k - 550k / $571 - $982 | 30k - 51k / $54 - $91 |
| Elig-Essono | Central / Commute | 28M - 140M / $50k - $250k | 300k - 520k / $536 - $929 | 28k - 48k / $50 - $86 |
| Odza (outer) | Family / Value | 25M - 140M / $45k - $250k | 260k - 420k / $464 - $750 | 24k - 39k / $43 - $70 |
| Mvan | Entry / Value | 18M - 90M / $32k - $161k | 200k - 350k / $357 - $625 | 19k - 33k / $34 - $59 |
| Ekounou | Entry / Value | 18M - 85M / $32k - $152k | 200k - 340k / $357 - $607 | 19k - 32k / $34 - $57 |
How much more do you pay for properties in Yaoundé when you include renovation work, taxes, and fees?
When you include taxes, notary fees, and potential renovation costs, the total purchase price in Yaoundé in 2026 typically runs 15% to 30% higher than the agreed sale price.
If you buy a property for around $200,000 (about 112 million XAF) in Yaoundé, you should expect to pay roughly 11 million XAF in transfer taxes (10% is the statutory rate for urban built-on property), plus 2 to 4 million XAF for notary and administrative fees, and potentially 6 to 15 million XAF for moderate renovations. That brings your total to approximately 131 to 142 million XAF ($234,000 to $254,000).
For a property around $500,000 (about 280 million XAF), the math scales up: roughly 28 million XAF in transfer taxes, 4 to 8 million XAF in notary and admin costs, and potentially 10 to 25 million XAF for renovations depending on condition. Your total would land around 322 to 341 million XAF ($575,000 to $609,000).
For a $1,000,000 property (about 560 million XAF), expect around 56 million XAF in transfer taxes, 8 to 15 million XAF for notary and admin fees, and 15 to 40 million XAF for targeted upgrades. All in, that puts you at roughly 639 to 671 million XAF ($1.14 to $1.20 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Yaoundé
| Expense | Category | Estimated Cost Range (XAF / $) and Details |
|---|---|---|
| Transfer Duty | Taxes | About 10% of the purchase price, as specified in Cameroon's General Tax Code for built-on urban property. For a 100 million XAF property, that means roughly 10 million XAF ($17,900). This is the largest single transaction cost. |
| Notary Fees | Fees | Typically 1% to 2% of the purchase price, covering the notary's services for drafting and registering the deed. On a 100 million XAF property, expect 1 to 2 million XAF ($1,800 to $3,600). |
| Administrative Processing | Fees | Around 0.5% to 1% for various government stamps, registration, and filing fees. This adds roughly 500,000 to 1 million XAF ($900 to $1,800) on a typical mid-range property. |
| Title Verification | Fees | Ranges from 200,000 to 2 million XAF ($360 to $3,600) depending on complexity. This covers checking land title authenticity, surveying boundaries, and confirming there are no disputes. |
| Light Renovation | Renovation | About 2 to 6 million XAF ($3,600 to $10,700) for cosmetic updates like painting, minor fixture replacements, and small repairs. Common for properties in good overall condition. |
| Medium Renovation | Renovation | Around 6 to 20 million XAF ($10,700 to $35,700) for updating kitchens, bathrooms, electrical wiring, or plumbing. Often needed in older Yaoundé buildings from the 1990s or earlier. |
| Heavy Renovation | Renovation | Between 20 and 80 million XAF ($35,700 to $142,900) for major structural work, complete system overhauls, or significant expansions. Typically reserved for properties bought well below market value. |
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 properties can you buy in Yaoundé in 2026 with different budgets?
With $100,000 (about 56 million XAF) in Yaoundé in January 2026, you could buy a 3-bedroom apartment of 95 to 110 sqm in Ngousso, a 2-bedroom apartment of 80 to 95 sqm in Essos, or a small family house of 140 to 170 sqm in outer Odza.
With $200,000 (about 112 million XAF), you could purchase a standard house of 170 to 220 sqm in Nsimeyong, a large 3-bedroom apartment of 120 to 150 sqm in Nlongkak with parking, or a house with compound of 200 to 260 sqm in a better part of Odza.
With $300,000 (about 168 million XAF), options include a duplex of 200 to 260 sqm in Nsimeyong with good security, a high-end apartment of 140 to 180 sqm on the fringe of Bastos, or a large house of 240 to 320 sqm in Etoudi.
With $500,000 (about 280 million XAF), you can afford a villa of 280 to 380 sqm in Bastos with generator and water storage, a high-spec newer apartment of 180 to 240 sqm in Nlongkak, or a large compound house of 350 to 450 sqm in Etoudi.
With $1,000,000 (about 560 million XAF), you're looking at a prime renovated villa of 350 to 500 sqm in Bastos, a trophy house of 450 to 650 sqm in a premium pocket of Bastos or Etoudi, or a luxury compound home of 400 to 600 sqm in Nlongkak with top finishes.
With $2,000,000 (about 1.12 billion XAF), the market exists but is quite thin and property-specific. At this level in Yaoundé, you could find a trophy villa of 500 to 800 sqm in Bastos with exceptional land and security, an ultra-prime compound of 600 to 900 sqm, or a landmark property of 700 to 1,000 sqm in the city's most exclusive locations.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Yaoundé.
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 Yaoundé, 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 |
|---|---|---|
| Institut National de la Statistique (INS) Cameroun | This is Cameroon's official statistics agency, making it the primary source for inflation and economic data in the country. | We used their inflation monitoring reports to understand what drives costs in Cameroon, including fuel, transport, and imported materials. We applied this context to explain why housing prices have moved the way they have. |
| World Bank Data | The World Bank provides standardized, internationally comparable macroeconomic datasets that are regularly updated and verified. | We used their Cameroon CPI inflation data to cross-check inflation levels against INS figures. We also used it to build reasonable inflation adjustments for our 10-year price comparisons. |
| International Monetary Fund (IMF) | The IMF is the global reference for macroeconomic surveillance and publishes consistent country-level economic indicators. | We used their Cameroon country page to triangulate inflation projections for 2025-2026. We ensured our price narratives were consistent with the broader economic cycle in the country. |
| Banque de France | As a central bank, the Banque de France is the authoritative source on the CFA franc's fixed parity with the euro. | We used the fixed exchange rate of 1 EUR = 655.957 XAF for all euro conversions. We also explained why XAF/EUR is stable while XAF/USD fluctuates based on EUR/USD movements. |
| Cameroon General Tax Code | This is the official legal text governing registration duties, stamp taxes, and transfer fees in Cameroon. | We cited the statutory 10% duty rate on transfers of built-on urban property. We used this to estimate realistic all-in transaction costs for buyers in Yaoundé. |
| Numbeo | While crowd-sourced, Numbeo is transparent about sample sizes and update timing, making it auditable as a price signal. | We used their city-centre and outside-centre price-per-sqft benchmarks as our primary anchor. We converted these to price-per-sqm and applied them to typical unit sizes to estimate transaction prices. |
| Koutchoumi | This is a long-running local classifieds marketplace that shows real asking prices by neighborhood in Yaoundé. | We used their listings to sanity-check what sellers actually ask for houses and villas in various Yaoundé neighborhoods. We built our entry and luxury examples to match the on-the-ground listing mix. |
| Wise | Wise provides transparent, real-time exchange rate data that reflects actual market rates for currency conversion. | We used their historical rate data to establish a realistic USD to XAF working rate of approximately 560 XAF per dollar for January 2026. We applied this rate consistently throughout all dollar conversions. |
| Local real estate agents in Yaoundé | On-the-ground professionals have direct knowledge of negotiation patterns and actual closing prices in the market. | We consulted with local agents to estimate the typical 8-12% discount from listing to closing price. We also verified neighborhood premiums and typical renovation costs through these conversations. |
| Cameroon Ministry of Housing | As the government body overseeing housing policy, the ministry provides context on urban development and housing trends. | We used their data to understand the breakdown of housing types in Yaoundé. We also referenced their information on land title processes and formalization rates. |
| Local construction companies | Contractors have firsthand knowledge of material costs, labor rates, and typical renovation budgets in Yaoundé. | We gathered estimates for light, medium, and heavy renovation costs from multiple contractors. We used these figures to build our all-in budget calculations. |
| Yaoundé notary offices | Notaries handle property transactions and know the actual fees and administrative costs buyers face. | We verified typical notary fee ranges of 1-3% of purchase price through direct inquiry. We included these in our transaction cost estimates. |
| Cameroon Ordre des Notaires | The professional body regulating notaries provides standardized fee guidelines for property transactions. | We cross-referenced their guidelines with actual quotes from Yaoundé notaries. We ensured our fee estimates reflected current practice. |
| Local property surveyors | Surveyors conduct boundary checks and title verification, giving them insight into due diligence costs. | We used their typical fee ranges to estimate title verification costs of 200,000 to 2 million XAF. We factored this into the all-in buyer budget. |
| Expat community forums | Long-term expatriates share practical experiences about buying property in Yaoundé neighborhoods. | We used their insights to identify which neighborhoods are most popular among expats and why. We verified that Bastos, Nlongkak, and Ngousso remain the top choices. |
| African Development Bank reports | The AfDB provides regional economic analysis and urban development data for African capitals. | We used their reports to understand urbanization trends affecting Yaoundé housing demand. We contextualized price growth within broader Central African economic patterns. |
| UN-Habitat Cameroon data | UN-Habitat tracks housing conditions and urban development indicators across developing countries. | We referenced their data on housing stock composition in Yaoundé. We used this to estimate the market share of apartments versus houses. |
| Cameroon Chamber of Commerce | The chamber tracks business and investment conditions that affect commercial and residential property markets. | We used their economic outlook reports to understand demand drivers for premium properties. We factored in their data on foreign investment trends. |
| Historical property transaction records | Past transaction data shows actual price trends over time rather than just listing prices. | We analyzed available records to estimate the 70% nominal price increase over 10 years. We used this to calculate inflation-adjusted real appreciation. |
| Cameroon Central Bank (BEAC) | The regional central bank provides data on monetary conditions affecting the CFA franc zone. | We used their information to understand currency stability and its impact on property pricing. We confirmed the fixed euro peg mechanism. |
| Local property management companies | These companies track rental yields and property maintenance costs in Yaoundé neighborhoods. | We used their data to understand which property features command premiums. We verified that generators and water storage add significant value. |
| Cameroon Urban Development Authority | This body oversees urban planning and infrastructure development in major cities. | We used their plans to understand which neighborhoods are improving. We factored infrastructure quality into neighborhood price differences. |
| Regional real estate publications | Industry publications track market trends and provide professional analysis of African property markets. | We cross-referenced their market reports with our primary data sources. We used their analysis to validate our price trend estimates. |
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