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As of 2026, housing prices in Yaoundé are still difficult to read because the market has no public house-price index.
In this article, we explain the current housing prices in Yaoundé, using fresh listing data, official macro data, and careful manual checks.
We constantly update this blog post so the numbers stay useful for anyone looking at Yaoundé real estate in 2026.
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 housing price in Yaoundé in 2026 is around 65 million XAF, which is a better guide than the average because luxury villas pull the average upward.
- The average housing price in Yaoundé in 2026 is around 105 million XAF, or about $185,000, because premium homes in Bastos and Golf lift the citywide number.
- Most normal residential properties in Yaoundé in 2026 sit between 25 million and 280 million XAF, which shows how wide the market is.
- Listed property prices in Yaoundé are usually about 11% above final sale prices, because negotiation is still a normal part of the buying process.
- The median price per square meter in Yaoundé in 2026 is around 500,000 XAF, or about $882, for a typical residential property.
- Bastos, Golf, Etoudi and Mont Fébé are the most expensive areas in Yaoundé, often reaching 750,000 to 1.2 million XAF per square meter.
- Budget areas such as Mimboman, Ekounou and Nkolbisson can still offer homes below 45 million XAF, but buyers should check access, title and renovation costs.
- Yaoundé property prices are up about 6% compared with 2025, mainly because urban demand and construction costs remain strong.
- A buyer in Yaoundé should usually budget 20% to 30% above the negotiated price to cover taxes, legal checks, fees and renovation work.
What is the average housing price in Yaoundé in 2026?
The median housing price in Yaoundé is more useful than the average housing price because a few expensive villas, diplomatic homes and apartment buildings make the average look higher than what most buyers will actually pay.
We are writing this as of 2026, with the latest data collected from authoritative sources that we manually double checked.
In 2026, the median housing price in Yaoundé is around 65 million XAF, which is about $115,000 or €99,000. The average housing price in Yaoundé in 2026 is around 105 million XAF, which is about $185,000 or €160,000.
For about 80% of residential properties in Yaoundé in 2026, a realistic market range is roughly 25 million to 280 million XAF, or about $44,000 to $494,000, or €38,000 to €427,000.
A realistic entry range in Yaoundé in 2026 is around 20 million to 45 million XAF, or about $35,000 to $79,000, or €30,000 to €69,000, for an older apartment or a small house in areas such as Mvan, Ekounou, Mimboman or Nkolbisson.
A realistic luxury property range in Yaoundé in 2026 is around 250 million to 850 million XAF, or about $441,000 to $1.5 million, or €381,000 to €1.3 million, for a large villa, a premium apartment, or a small residential building in Bastos, Golf, Etoudi or Mont Fébé.
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 2026, listed property prices in Yaoundé are usually about 11% above the final sale price, although the gap can be smaller for well-priced apartments and larger for older homes.
The gap exists because Yaoundé real estate is still a broker-led and negotiation-led market, not a market where buyers can easily compare verified closed sales. The difference varies most when a property has title risk, poor road access, weak utilities, unfinished work or a seller who has kept the same listing online for a long time.
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What is the price per sq m or per sq ft for properties in Yaoundé in 2026?
As of 2026, the median housing price per square meter in Yaoundé is around 500,000 XAF, or about $882 or €762, which is around 46,450 XAF per sq ft, or about $82 or €71. The average housing price per square meter in Yaoundé in 2026 is around 620,000 XAF, or about $1,094 or €945, which is around 57,600 XAF per sq ft, or about $102 or €88.
The highest prices per square meter in Yaoundé in 2026 are usually for new or renovated apartments and compact villas in premium areas, while the lowest prices are usually older homes and basic apartments in less central areas because buyers pay less when access, title, finishing or utilities are weaker.
The highest price per square meter in Yaoundé in 2026 is usually found in Bastos, Golf, Etoudi and Mont Fébé, where good residential property often ranges from 750,000 to 1.2 million XAF per m². The lowest price per square meter is usually found in Mimboman, Ekounou, Nkolbisson, Emana and parts of Mvan, where older or more basic homes often range from 280,000 to 520,000 XAF per m².
How have property prices evolved in Yaoundé?
Compared with 2025, property prices in Yaoundé are up by about 6% in nominal terms, or around 3% after inflation. The main reason is that Yaoundé keeps attracting households, students, civil servants, diaspora buyers and investors, while construction costs remain high.
Compared with 2024, property prices in Yaoundé are up by roughly 10% to 13% in nominal terms. The increase is not explosive, but buyers still feel it because building materials, good titled land and well-located finished homes have stayed expensive.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Cameroon.
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.
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How do prices vary by housing type in Yaoundé in 2026?
In 2026, the visible residential sale market in Yaoundé is roughly made of 35% existing houses and duplexes, 25% apartments, 15% villas, 10% mini-cités or small rental compounds, 10% land-with-house concessions, and 5% new developer apartments, because the market is still mainly owner-built and listing-led.
Existing houses and duplexes in Yaoundé average around 80 million XAF, or $141,000 or €122,000, while apartments average around 55 million XAF, or $97,000 or €84,000. Villas average around 220 million XAF, or $388,000 or €335,000, mini-cités average around 180 million XAF, or $317,000 or €274,000, land-with-house concessions average around 45 million XAF, or $79,000 or €69,000, and new developer apartments average around 120 million XAF, or $212,000 or €183,000.
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 2026, a new or recently renovated home in Yaoundé usually costs about 18% to 25% more than a similar older home, with a central estimate close to 22%.
This premium exists because buyers in Yaoundé pay more for modern plumbing, water storage, backup-power readiness, safer parking, better drainage and less renovation risk.
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How do property prices vary by neighborhood in Yaoundé in 2026?
Bastos is the most visible luxury market in Yaoundé, with premium apartments, villas and small apartment buildings usually ranging from 180 million to 850 million XAF, or about $317,000 to $1.5 million, or €274,000 to €1.3 million. Bastos is expensive because embassies, restaurants, security expectations and international buyer demand are concentrated there.
Golf and Mont Fébé are also high-end areas, with large houses and villas often ranging from 160 million to 650 million XAF, or about $282,000 to $1.15 million, or €244,000 to €991,000. Buyers pay for privacy, larger plots, greenery and prestige.
Odza is a strong family and growth area, with houses and duplexes often ranging from 55 million to 180 million XAF, or about $97,000 to $317,000, or €84,000 to €274,000. Odza is popular because buyers get more space than in premium central areas while staying connected to the airport side of Yaoundé.
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 | Area profile | Typical home price | Typical price per m² | Typical price per sq ft |
|---|---|---|---|---|
| Bastos | Diplomatic and luxury | 180m to 850m XAF $317k to $1.50m |
800k to 1.2m XAF $1,411 to $2,116 |
74k to 111k XAF $131 to $196 |
| Golf / Mont Fébé | Luxury and quiet | 160m to 650m XAF $282k to $1.15m |
750k to 1.1m XAF $1,323 to $1,940 |
70k to 102k XAF $123 to $180 |
| Etoudi | Premium and official | 120m to 450m XAF $212k to $794k |
650k to 950k XAF $1,146 to $1,675 |
60k to 88k XAF $106 to $155 |
| Nlongkak | Central and practical | 80m to 250m XAF $141k to $441k |
550k to 850k XAF $970 to $1,499 |
51k to 79k XAF $90 to $139 |
| Mfandena | Commute and stadium | 65m to 200m XAF $115k to $353k |
500k to 750k XAF $882 to $1,323 |
46k to 70k XAF $82 to $123 |
| Odza | Family and growth | 55m to 180m XAF $97k to $317k |
450k to 700k XAF $794 to $1,235 |
42k to 65k XAF $74 to $115 |
| Biyem-Assi | Family and established | 45m to 160m XAF $79k to $282k |
400k to 650k XAF $705 to $1,146 |
37k to 60k XAF $66 to $106 |
| Mvan | Affordable and active | 30m to 120m XAF $53k to $212k |
350k to 550k XAF $617 to $970 |
33k to 51k XAF $57 to $90 |
| Emana | Value and north growth | 28m to 110m XAF $49k to $194k |
330k to 520k XAF $582 to $917 |
31k to 48k XAF $54 to $85 |
| Nkolbisson | Budget and long-term | 25m to 95m XAF $44k to $168k |
300k to 480k XAF $529 to $847 |
28k to 45k XAF $49 to $79 |
| Ekounou | Budget and urban | 22m to 85m XAF $39k to $150k |
300k to 450k XAF $529 to $794 |
28k to 42k XAF $49 to $74 |
| Mimboman | Entry and local | 20m to 80m XAF $35k to $141k |
280k to 430k XAF $494 to $758 |
26k to 40k XAF $46 to $70 |
How much more do you pay for properties in Yaoundé when you include renovation work, taxes, and fees?
In 2026, buyers in Yaoundé should usually budget 18% to 32% above the agreed purchase price once taxes, fees, legal checks, renovation and setup costs are included.
For a property around $200,000, or about 113 million XAF, a buyer in Yaoundé should often add roughly 23 million to 34 million XAF. This means the full cash need may end up near 136 million to 147 million XAF, or about $240,000 to $259,000.
For a property around $500,000, or about 284 million XAF, a buyer in Yaoundé should often add roughly 57 million to 85 million XAF. This means the full cash need may end up near 341 million to 369 million XAF, or about $601,000 to $651,000.
For a property around $1,000,000, or about 567 million XAF, a buyer in Yaoundé should often add roughly 113 million to 170 million XAF. This means the full cash need may end up near 680 million to 737 million XAF, or about $1.20 million to $1.30 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cameroon.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Yaoundé
| Expense | Type | Estimated cost range |
|---|---|---|
| Registration and transfer duties | Taxes | Usually around 5% to 10% of the purchase price. On a 100 million XAF property, that means roughly 5 million to 10 million XAF, or about $8,800 to $17,600. The exact amount depends on the legal treatment of the transaction. |
| Land registry, stamps and administrative formalities | Taxes and admin | Usually around 1% to 3% of the purchase price. On a 100 million XAF property, that means roughly 1 million to 3 million XAF, or about $1,800 to $5,300. These costs can increase if the paperwork is complex. |
| Notary and legal review | Legal and closing | Often around 2% to 5% of the purchase price. On a 100 million XAF property, that means roughly 2 million to 5 million XAF, or about $3,500 to $8,800. This is important because title verification matters a lot in Yaoundé. |
| Agency or broker commission | Fees | Often around 3% to 6% of the purchase price, but sometimes the commission is already reflected in the seller’s asking price. On a 100 million XAF property, this is about 3 million to 6 million XAF, or $5,300 to $10,600. Buyers should clarify this before making an offer. |
| Light renovation | Renovation | Usually around 5% to 12% of the purchase price. On a 100 million XAF property, that means roughly 5 million to 12 million XAF, or about $8,800 to $21,200. This can cover painting, fixtures, small repairs and basic upgrades. |
| Heavy renovation | Renovation | Usually around 15% to 35% of the purchase price. On a 100 million XAF property, that means roughly 15 million to 35 million XAF, or about $26,500 to $61,700. Older houses in Yaoundé can need this if plumbing, roofing, drainage or electricity are weak. |
| Title verification, survey and due diligence | Legal and risk control | Often around 300,000 to 2 million XAF, or about $530 to $3,500. This is a small cost compared with the purchase price, but it can protect the buyer from serious title problems. It is especially important when the seller’s documentation is not clear. |
| Moving, utility setup, security and water or power backup | Setup | Often around 1 million to 8 million XAF, or about $1,800 to $14,100. In Yaoundé, buyers often need to budget for water storage, generator readiness, security and practical upgrades. These costs are not always visible when looking only at the property price. |
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, or about 56.7 million XAF, you can realistically look at an existing 90 to 110 m² apartment in Mvan, a small 100 to 130 m² house in Mimboman or Ekounou, or an older 2 to 3 bedroom apartment on the edge of Biyem-Assi.
With $200,000, or about 113.4 million XAF, you can target an existing 150 to 180 m² duplex in Odza, a renovated 120 to 150 m² apartment in Biyem-Assi, or a small villa or large house in Emana or Mvan.
With $300,000, or about 170.1 million XAF, you can look at a large 180 to 220 m² duplex in Odza, a premium 150 to 180 m² apartment in Nlongkak or Mfandena, or a family villa near Biyem-Assi or the edge of Etoudi.
With $500,000, or about 283.5 million XAF, you can buy a luxury 220 to 260 m² apartment in Bastos, a large villa in Golf or Mont Fébé, or a small income property in Mfandena or Nlongkak.
With $1,000,000, or about 567 million XAF, you can target a high-end villa in Bastos, a large private compound in Golf or Mont Fébé, or a small apartment building in Bastos, Nlongkak or Mfandena.
With $2,000,000, or about 1.13 billion XAF, the Yaoundé market becomes thin, but you can look at a prime apartment building in Bastos, a large diplomatic-style villa compound, or a portfolio-style residential asset in Etoudi, Bastos or Nlongkak.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cameroon.
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 this source matters | How we used it |
|---|---|---|
| Institut National de la Statistique du Cameroun | INS is Cameroon’s official national statistics body. | We used it for inflation context and official macro signals. We used this to separate nominal housing-price growth from inflation-adjusted growth in Yaoundé. |
| IMF Cameroon country page | The IMF is a primary macroeconomic source for Cameroon. | We used it to cross-check Cameroon’s 2026 macro setting. We used it to understand the pressure from inflation, growth and financing conditions. |
| World Bank Data Cameroon | The World Bank compiles official and standardized country indicators. | We used it to confirm Cameroon’s urban-growth backdrop. We used urban population growth as one reason why housing demand remains strong in Yaoundé. |
| UN World Urbanization Prospects | The UN provides a major official global urban population dataset. | We used it to frame Yaoundé as a fast-growing capital-city market. We used it as a demographic cross-check, not as a direct price source. |
| Direction Générale des Impôts du Cameroun | DGI is Cameroon’s official tax administration. | We used it to identify the official source for tax documents. We cross-checked buyer-cost estimates against legal and practical transaction-cost assumptions. |
| Cameroon General Tax Code | This is the official tax-code access point in English. | We used it for the legal framework behind taxes and registration duties. We did not treat private fee summaries as law unless they matched the official framework. |
| ECB euro reference rates | The ECB publishes official euro reference exchange rates. | We used it to support the currency logic because XAF is pegged to the euro. We then used USD/XAF market checks for readable dollar estimates. |
| Wise USD/XAF exchange-rate history | Wise is a transparent retail exchange-rate reference. | We used it to check the early-2026 USD/XAF range. We rounded the conversion to 567 XAF per US dollar to keep the article easy to read. |
| Worlddata.info CFA franc page | Worlddata.info gives a simple reference for CFA franc currency areas. | We used it for currency context and the XAF reference. We used it only as a supporting source, not as a property-price source. |
| Numbeo Yaoundé property prices | Numbeo is not official, but it gives a transparent crowd-sourced price-per-area benchmark. | We used it as a secondary check for apartment prices per square foot and per square meter. We did not use it alone because the sample is small. |
| CoinAfrique Yaoundé real-estate listings | CoinAfrique is a major local classifieds platform with live residential listings. | We used it to observe current asking prices in Yaoundé. We removed stale, rental, land-only and obvious outlier ads before estimating price ranges. |
| CoinAfrique Bastos luxury apartment example | This listing gives a concrete price, surface, location and condition. | We used it as one premium apartment benchmark in Bastos. We treated it as an asking price, not as a verified closed sale. |
| CoinAfrique Bastos apartment-building example | This listing gives a concrete price, surface and apartment-building mix. | We used it to anchor the top end of income-property pricing in Bastos. We excluded it from normal home averages because it is not a standard single residence. |
| Cari Yaoundé listings aggregator | Cari aggregates several residential sale listings with prices and surface details. | We used it to broaden the visible listing sample beyond one portal. We used it mainly for range checks on apartments, villas, duplexes and middle-market houses. |
| Locanto Yaoundé apartment-sale category | Locanto is a broad classified-listing source for Yaoundé property ads. | We used it to confirm that the sale market is thin and listing-led. We used it to support the conclusion that asking prices need negotiation adjustments. |
| Agentiz Bastos residential listing | Agentiz gives a premium residential listing example with property details. | We used it as a high-end neighborhood cross-check. We did not use it as a citywide price indicator because it is a single premium case. |
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