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 a foreigner thinking about buying a house in Yaoundé, you're probably wondering how much you should actually budget and which neighborhoods offer the best value.
This blog post breaks down real asking prices, neighborhood differences, and all the extra costs you need to know about before making your move.
We constantly update this article to reflect the latest market conditions in Yaoundé.
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.
How much do houses cost in Yaoundé as of 2026?
What's the median and average house price in Yaoundé as of 2026?
As of early 2026, the median house price in Yaoundé sits around 100 million XAF (about 152,000 EUR or 161,000 USD), while the average reaches roughly 170 million XAF (about 259,000 EUR or 274,000 USD) because luxury properties in areas like Bastos pull the number up.
The typical price range that covers most house sales in Yaoundé falls between 50 million and 250 million XAF (76,000 to 381,000 EUR, or 81,000 to 403,000 USD), which is where you'll find the majority of livable family homes.
The gap between the median and the average in Yaoundé reveals a two-tier market where diplomatic and expat demand in premium neighborhoods creates a long tail of expensive properties that inflate the average well above what most local buyers actually pay.
At the median price of 100 million XAF in Yaoundé, you can realistically expect a solid 3 to 4-bedroom house with decent finishes in a middle-class neighborhood like Biyem-Assi or parts of Odza, typically on a modest plot with basic security features like a fence and gate.
What's the cheapest livable house budget in Yaoundé as of 2026?
As of early 2026, the minimum budget for a livable house in Yaoundé starts around 25 to 40 million XAF (38,000 to 61,000 EUR, or 40,000 to 65,000 USD), though properties at this level are not common and tend to require patience to find.
At this entry-level price point in Yaoundé, "livable" typically means a smaller house with basic finishes, functional plumbing and electricity, but often needing some cosmetic work or upgrades to water storage and backup power systems.
These cheapest livable houses in Yaoundé are usually found in outer neighborhoods like Nkolbisson, parts of Ahala, or along the Mfou direction, where you trade proximity to the city center for more affordable pricing.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Yaoundé here.
How much do 2 and 3-bedroom houses cost in Yaoundé as of 2026?
As of early 2026, 2-bedroom houses in Yaoundé typically ask between 30 and 80 million XAF (46,000 to 122,000 EUR, or 48,000 to 129,000 USD), while 3-bedroom houses range from 35 to 110 million XAF (53,000 to 168,000 EUR, or 56,000 to 177,000 USD).
For a 2-bedroom house in Yaoundé, the realistic price range spans from about 30 million XAF in outer areas with simpler construction up to 80 million XAF when you get better location and finishes in more established neighborhoods.
For a 3-bedroom house in Yaoundé, expect to pay between 35 million and 110 million XAF, with the sweet spot for family-starter homes sitting around 50 to 90 million XAF (76,000 to 137,000 EUR, or 81,000 to 145,000 USD) in middle-tier neighborhoods.
Moving from a 2-bedroom to a 3-bedroom house in Yaoundé typically adds about 20% to 40% to your budget, mainly because 3-bedroom homes often come on larger plots with better security features that families prioritize.
How much do 4-bedroom houses cost in Yaoundé as of 2026?
As of early 2026, a typical 4-bedroom house in Yaoundé asks between 60 and 180 million XAF (91,000 to 274,000 EUR, or 97,000 to 290,000 USD), with most "normal" family homes in this category falling in the 65 to 120 million XAF range.
For a 5-bedroom house in Yaoundé, the realistic price range jumps significantly to 90 to 350 million XAF (137,000 to 534,000 EUR, or 145,000 to 565,000 USD), because these properties often feature larger plots, more bathrooms, and enhanced security.
For a 6-bedroom house in Yaoundé, expect prices between 120 and 700 million XAF (183,000 to 1,067,000 EUR, or 194,000 to 1,129,000 USD), with the top end concentrated almost entirely in premium zones like Bastos where executive compounds dominate.
Please note that we give much more detailed data in our pack about the property market in Yaoundé.
How much do new-build houses cost in Yaoundé as of 2026?
As of early 2026, new-build houses in Yaoundé typically command prices starting around 70 million XAF (107,000 EUR or 113,000 USD) for modest sizes, scaling up based on location and specifications, with modern 4-bedroom homes often reaching 150 to 250 million XAF in desirable areas.
New-build houses in Yaoundé carry a premium of about 15% to 35% compared to older resale houses of similar size and location, mainly because buyers pay extra to avoid maintenance surprises and benefit from modern electrical systems, water storage setups, and contemporary layouts.
How much do houses with land cost in Yaoundé as of 2026?
As of early 2026, houses with meaningful land in Yaoundé typically range from 70 to 250 million XAF (107,000 to 381,000 EUR, or 113,000 to 403,000 USD) in non-premium zones, climbing to 250 to 700 million XAF or more in districts like Bastos.
In Yaoundé, a "house with land" usually means a property with a plot of 400 to 700 square meters or more, which is noticeably larger than the compact lots common in denser neighborhoods and allows for gardens, parking, or future expansion.
We cover everything there is to know about land prices in Yaoundé here.
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Where are houses cheapest and most expensive in Yaoundé as of 2026?
Which neighborhoods have the lowest house prices in Yaoundé as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Yaoundé include Nkolbisson, Biyem-Assi, parts of Odza, Ahala, and areas toward Mfou, where buyers consistently find more affordable options.
In these lower-priced Yaoundé neighborhoods, typical house prices range from about 30 to 80 million XAF (46,000 to 122,000 EUR, or 48,000 to 129,000 USD), offering significantly more space for your money compared to central areas.
These neighborhoods have the lowest house prices in Yaoundé mainly because they sit farther from the diplomatic and expat zones that drive premium demand, meaning prices reflect local purchasing power rather than international budgets.
Which neighborhoods have the highest house prices in Yaoundé as of 2026?
As of early 2026, the neighborhoods with the highest house prices in Yaoundé are Bastos (the clear leader), followed by Elig-Essono and Cité Verte, which consistently show above-median asking prices.
In these premium Yaoundé neighborhoods, typical house prices range from 150 million to over 700 million XAF (229,000 to 1,067,000 EUR, or 242,000 to 1,129,000 USD), especially for larger executive-style homes in Bastos.
These neighborhoods command the highest house prices in Yaoundé because they concentrate diplomatic missions, embassies, and international organizations, creating sustained demand from buyers with foreign-currency budgets who prioritize security and prestige.
The typical buyers in these premium Yaoundé neighborhoods are diplomats, international organization staff, senior executives at multinational companies, and wealthy Cameroonians seeking proximity to international schools and secure, well-serviced environments.
How much do houses cost near the city center in Yaoundé as of 2026?
As of early 2026, houses near the city center of Yaoundé, in areas like Elig-Essono and Cité Verte, typically range from 90 to 250 million XAF (137,000 to 381,000 EUR, or 145,000 to 403,000 USD) for a standard 3 to 5-bedroom family home.
Houses near major road arteries in Yaoundé, which is more relevant than rail in this city, tend to price about 10% to 20% higher than comparable homes deeper inside the same district because easier access saves commute time and improves service availability.
Houses near top-rated schools in Yaoundé, such as the American School of Yaoundé (ASOY) and Lycée Français Fustel de Coulanges, often command prices of 150 to 300 million XAF or more (229,000 to 457,000 EUR, or 242,000 to 484,000 USD), reflecting the premium families pay for school proximity.
Houses in expat-popular areas of Yaoundé, especially Bastos, typically start around 200 million XAF (305,000 EUR or 323,000 USD) and can exceed 500 million XAF for larger properties, driven by diplomatic and international organization demand.
We actually have an updated expat guide for Yaoundé here.
How much do houses cost in the suburbs in Yaoundé as of 2026?
As of early 2026, houses in the suburbs of Yaoundé typically range from 35 to 120 million XAF (53,000 to 183,000 EUR, or 56,000 to 194,000 USD), offering more space and newer construction than central areas at significantly lower prices.
The price difference between suburban houses and city-center houses in Yaoundé is substantial, with suburban properties often costing 30% to 50% less than comparable homes in central neighborhoods like Elig-Essono or near Bastos.
The most popular suburbs for house buyers in Yaoundé include Nkolbisson for its good space-to-price ratio, Biyem-Assi for its established family-friendly character, and parts of Odza for its mix of mid-range options and growing infrastructure.
What areas in Yaoundé are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Yaoundé include Olembe, selected pockets of Odza, and Nkolbisson, where development is visible but prices have not yet caught up to central premiums.
In these improving Yaoundé areas, current house prices typically range from 40 to 100 million XAF (61,000 to 152,000 EUR, or 65,000 to 161,000 USD), offering potential for value appreciation as infrastructure improves.
The main sign of improvement driving buyer interest in these Yaoundé areas is the visible construction of new mid-market housing stock, better road access, and increasing commercial activity that signals the neighborhood is maturing without yet commanding premium prices.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Yaoundé right now?
What are typical buyer closing costs for houses in Yaoundé right now?
The estimated typical total closing cost for house buyers in Yaoundé ranges from 10% to 16% of the purchase price, which means a 100 million XAF house requires an extra 10 to 16 million XAF in transaction costs.
The main closing cost categories in Yaoundé include registration and transfer taxes (the largest component), notary emoluments (typically 1.5% to 4% depending on transaction value), and administrative fees for title and publication steps handled through the notary.
The single largest closing cost category for house buyers in Yaoundé is usually the registration and transfer-related taxes, which form the bulk of that 10% to 16% total and are collected through the notary's official workflow.
We cover all these costs and what are the strategies to minimize them in our property pack about Yaoundé.
How much are property taxes on houses in Yaoundé right now?
The estimated typical annual property tax for a house in Yaoundé runs about 0.1% of the assessed property value, which for a 100 million XAF property translates to roughly 100,000 XAF per year (about 150 EUR or 160 USD), though local surcharges may apply.
Property tax in Yaoundé is calculated based on the assessed value of the property, which may differ from the market price, with the local tax office determining the exact amount due based on official valuation methods.
If you want to go into more details, we also have a page with all the property taxes and fees in Yaoundé.
How much is home insurance for a house in Yaoundé right now?
The estimated typical annual home insurance cost for a house in Yaoundé ranges from about 0.15% to 0.5% of the rebuild value, which for a 100 million XAF property works out to roughly 150,000 to 500,000 XAF per year (230 to 760 EUR, or 240 to 810 USD).
The main factors that affect home insurance premiums for houses in Yaoundé include the rebuild value of the property, the level of coverage chosen, security features like fencing and guards, and the specific insurer's assessment of risk in your neighborhood.
What are typical utility costs for a house in Yaoundé right now?
The estimated typical total monthly utility cost for a house in Yaoundé ranges from about 30,000 to 100,000 XAF (46 to 152 EUR, or 48 to 161 USD), depending heavily on air conditioning use, water pumping needs, and backup power requirements.
The breakdown of main utility costs for houses in Yaoundé includes electricity at 20,000 to 60,000 XAF per month (higher with AC and pumps), water at 5,000 to 20,000 XAF per month, plus additional costs for generator fuel and maintenance that many households budget for due to occasional power reliability issues.
What are common hidden costs when buying a house in Yaoundé right now?
The estimated total of common hidden costs that house buyers in Yaoundé often overlook can easily add 2 to 5 million XAF (3,000 to 7,600 EUR, or 3,200 to 8,100 USD) or more on top of closing costs, depending on the property's condition and paperwork status.
Typical inspection fees for house buyers in Yaoundé range from about 200,000 to 800,000 XAF (300 to 1,200 EUR, or 320 to 1,290 USD), covering structural checks, roof and moisture assessment, wiring and plumbing review, and boundary verification when needed.
Other common hidden costs beyond inspections when buying a house in Yaoundé include paperwork cleanup for missing documents or boundary issues, power and water resilience upgrades like tanks, pumps, and stabilizers, plus security improvements such as fencing, gates, and guard arrangements.
The hidden cost that tends to surprise first-time house buyers most in Yaoundé is the investment needed in backup power and water infrastructure, because even livable houses often require generator setups, water storage tanks, and pumps to handle the realities of utility reliability.
You will find here the list of classic mistakes people make when buying a property in Yaoundé.
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What do locals and expats say about the market in Yaoundé as of 2026?
Do people think houses are overpriced in Yaoundé as of 2026?
As of early 2026, the general sentiment among locals and expats is that premium neighborhoods like Bastos feel expensive relative to local incomes, while mid-market areas seem negotiable and fairly valued for buyers willing to be patient.
Houses in Yaoundé typically stay on the market for 1 to 3 months when priced realistically, but over-ambitious pricing or high-end properties can sit for 3 to 6 months or longer, as evidenced by listings tagged as published several weeks or months ago.
The main reason locals cite for feeling some house prices are too high in Yaoundé is that premium neighborhoods are priced for diplomatic and expat budgets rather than local purchasing power, creating a disconnect between asking prices and what most Cameroonian families can afford.
Compared to one or two years ago, sentiment on house prices in Yaoundé has shifted slightly toward acceptance of gradual price increases in desirable pockets, while outer areas remain flat and buyers there expect more negotiation room than before.
You'll find our latest property market analysis about Yaoundé here.
Are prices still rising or cooling in Yaoundé as of 2026?
As of early 2026, house prices in Yaoundé are gently rising in desirable pockets like Bastos and central secure areas, while remaining flat or showing slight cooling in outer, supply-heavy zones where buyers have more negotiating power.
The estimated year-over-year house price change in Yaoundé varies by location, with premium areas seeing modest nominal increases of perhaps 3% to 7%, while peripheral neighborhoods are largely flat when adjusted for inflation.
Experts and locals expect house prices in Yaoundé over the next 6 to 12 months to continue this two-speed pattern, with expat-linked areas holding value and outer zones remaining buyer-friendly due to steady new supply and price-sensitive local demand.
Finally, please note that we have covered property price trends and forecasts for Yaoundé here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cameroon. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 |
|---|---|---|
| Cameroon National Institute of Statistics (INS) | Official agency producing Cameroon's national statistics. | We used it as the baseline for macro context. We cross-checked inflation and cost-of-living claims against INS data. |
| Bank of Central African States (BEAC) | Regional central bank setting the monetary backdrop. | We used it to describe financing conditions affecting house affordability. We triangulated credit environment details with market observations. |
| Housing Finance Africa | Specialist housing research with transparent methodology. | We used it to understand demand patterns and neighborhood premiums. We validated listing observations against their survey findings. |
| Koutchoumi | Large local marketplace with many current listings. | We used it as our primary source for asking prices by neighborhood and bedroom count. We extracted medians and ranges from active listings. |
| Agentiz | Independent marketplace providing separate asking prices. | We used it to cross-check Koutchoumi's price levels. We treated it as secondary validation due to smaller sample sizes. |
| Yaoundé eRegulations | Official portal describing real procedures and legal bases. | We used it to ground buyer closing costs in official workflow. We anchored notary fee ranges and registration structure from their examples. |
| Cameroon Ministry of Justice | Official channel for binding legal texts. | We used it to confirm notary tariffs are set by decree. We justified why notary charges vary by transaction value. |
| ENEO Cameroon | Main electricity utility publishing official tariffs. | We used it to frame household electricity budgeting. We kept utility assumptions realistic for typical houses. |
| KPMG Africa Fiscal Guide | Major professional firm summarizing tax rules. | We used it to anchor property tax order of magnitude. We avoided hearsay by referencing their standardized summaries. |
| U.S. State Department | Official government fact sheet on key expat school. | We used it to identify a school driving housing demand. We linked school location to neighborhood premium patterns. |
| French Consulate Yaoundé | Official consular page describing French school presence. | We used it to identify another key expat school. We supported the school premium discussion for nearby areas. |
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