Authored by the expert who managed and guided the team behind the Cameroon Property Pack
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If you're looking to buy a villa in Yaoundé in 2026, you're probably wondering how much you should actually budget.
We constantly update this blog post with the latest villa prices, neighborhood breakdowns, and hidden costs that foreign buyers need to know about in Cameroon's capital city.
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 villas cost in Yaoundé in 2026?
What is the median and average price for villas in Yaoundé in 2026?
As of early 2026, the median villa price in Yaoundé sits around 120 million FCFA (about $200,000 or €183,000), while the average villa price reaches approximately 170 million FCFA (roughly $283,000 or €259,000).
The reason the average is noticeably higher than the median in Yaoundé comes down to a small cluster of ultra-premium neighborhoods like Bastos, where embassy-grade villas can easily sell for 300 to 500 million FCFA or more, pulling the average upward.
Compared to other Central African capitals, Yaoundé villa prices fall in the mid-range: they're generally lower than prime areas in cities like Libreville (Gabon) but higher than many secondary cities in the CEMAC region, reflecting Yaoundé's status as an administrative capital with steady expat demand.
What is the typical price range for villas in Yaoundé in 2026?
As of early 2026, villas in Yaoundé typically range from about 40 million FCFA ($67,000 or €61,000) for basic properties up to 600 million FCFA ($1 million or €915,000) or more for high-end diplomatic-zone homes.
When it comes to price per square meter, the average built area in Yaoundé villas costs around 450,000 FCFA per square meter ($750 or €686 per square meter), though this varies significantly by neighborhood and finish quality.
If you're on a tight budget, the minimum you'll need for a livable villa in Yaoundé in 2026 is around 40 to 60 million FCFA ($67,000 to $100,000 or €61,000 to €91,000), typically in outer neighborhoods like Nkolbisson or parts of Odza.
A villa starts being considered "luxury" in Yaoundé once it crosses the 250 million FCFA threshold ($417,000 or €381,000), which usually means prime location, high-end finishes, generator backup, borehole water, and serious security features.
You'll find much more detailed data in our pack about the property market in Yaoundé.
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How do villa prices vary by area in Yaoundé in 2026?
Which neighborhoods have the most expensive villas in Yaoundé in 2026?
As of early 2026, the most expensive villa neighborhoods in Yaoundé are Bastos, Golf, Mont Fébé, and certain pockets of Etoudi, all known for housing embassies, diplomats, and high-net-worth residents.
In these premium Yaoundé neighborhoods, villa prices typically range from 250 million to 600 million FCFA ($417,000 to $1 million or €381,000 to €915,000), with some exceptional properties exceeding these figures.
What really drives these premium prices in Bastos and Golf isn't just prestige: it's the combination of 24-hour security infrastructure, proximity to embassies, reliable road access even during rainy season, and the presence of established utility connections that make daily life predictable for expat families.
Where are the most affordable villa areas in Yaoundé in 2026?
As of early 2026, the most affordable areas for villas in Yaoundé include Nkolbisson, outer parts of Odza, Ekounou, Mendong, and sections of Emana, all offering significantly lower entry points than central premium zones.
In these more affordable Yaoundé neighborhoods, villa prices typically range from 40 to 120 million FCFA ($67,000 to $200,000 or €61,000 to €183,000), depending on plot size, condition, and title status.
The trade-offs in these areas usually involve unpaved access roads that become difficult during rainy season, less reliable municipal services (meaning you'll likely need your own borehole and generator), older construction quality, and in some cases, more complex land title situations that require careful due diligence.
You should know that we have a page with a list of best areas to buy real estate in Yaoundé.
How big are price gaps between villa neighborhoods in Yaoundé in 2026?
As of early 2026, the price gap between the most expensive and most affordable villa neighborhoods in Yaoundé can reach 5 to 8 times: a villa in Bastos might cost 350 to 500 million FCFA ($580,000 to $830,000 or €534,000 to €762,000) while a comparable-sized property in Nkolbisson might sell for just 40 to 70 million FCFA ($67,000 to $117,000 or €61,000 to €107,000).
Even between neighboring areas, price differences in Yaoundé can be substantial: moving just a few streets from a prime Bastos pocket to a less-secured adjacent zone can mean a 30 to 50% price drop, reflecting how micro-location matters enormously here.
The main factor creating these dramatic price disparities in Yaoundé is the "security and infrastructure premium": neighborhoods with embassy-grade security, paved roads, reliable power and water connections, and established expat communities command prices that areas without these features simply cannot match.
These neighborhood price gaps in Yaoundé have been gradually widening over recent years, as premium zones benefit from continued diplomatic and NGO demand while affordable areas struggle with slower infrastructure improvements, though recent World Bank-supported land administration reforms may help narrow this gap over time.
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 villas exist in Yaoundé and how do prices differ?
What are the different villa types in Yaoundé?
The main villa types you'll find in Yaoundé include single-storey villas (called "plain-pied"), two-storey duplexes (R+1), high-standing villas with premium finishes, compound-style properties with separate staff or guest annexes, and unfinished villas sold at various construction stages.
For value-conscious buyers in Yaoundé, single-storey villas in mid-market neighborhoods like Emana or Mendong often offer the best balance of space, price, and livability, especially when they come with a clear land title and basic infrastructure already installed.
Among foreign buyers in Yaoundé, the most popular choice is typically a compound-style villa with a staff annex in a secure neighborhood, as this format matches the lifestyle needs of expat families who often employ domestic staff and value self-contained security within their property.
Are off-plan villas cheaper than completed ones in Yaoundé in 2026?
As of early 2026, off-plan villas in Yaoundé typically sell for about 10 to 20% less than comparable completed properties, reflecting the construction risk and waiting time that buyers must accept.
Most villa buyers in Yaoundé prefer to purchase completed or near-complete properties rather than off-plan, because quality control, utility connections (especially water and electricity), and land title verification matter more to them than the modest savings from buying early.
As of early 2026, the highest concentration of new villa developments in Yaoundé clusters along the Yaoundé-Nsimalen motorway corridor, including MAETUR-developed areas like Nkolnguet, where serviced land plots are being released for residential construction.
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Which features increase villa prices the most in Yaoundé?
Is private pool a major price driver for villas in Yaoundé in 2026?
As of early 2026, villas with private pools in Yaoundé command a premium of roughly 10 to 25% compared to similar properties without pools, positioning this feature as a significant but not dominant price driver.
In practical terms, adding a private pool to a Yaoundé villa typically means an additional 30 to 80 million FCFA ($50,000 to $133,000 or €46,000 to €122,000) on top of the base price, depending on pool size and the overall property tier.
Private pools remain relatively uncommon in Yaoundé villas, appearing in perhaps 15 to 20% of high-end listings, which means they function more as a luxury differentiator than a standard feature even in premium neighborhoods.
Larger pools and infinity-edge designs do command higher premiums in Yaoundé, but the bigger price impact typically comes from the associated upgrades that pool villas usually include: better landscaping, enhanced water systems (borehole capacity), and overall higher construction quality.
What are other features adding a lot of value to villas in Yaoundé?
Beyond pools, the five features that add the most value to villas in Yaoundé are: a clean and verified land title (Titre Foncier), a complete power backup system (generator plus inverter), a private borehole for water independence, a proper security setup (high perimeter wall, guard post, cameras), and a separate staff or guest annex.
Villas with large private gardens or mature tropical landscaping in Yaoundé typically command a premium of about 5 to 15%, though this matters more in neighborhoods where plot sizes are generally smaller and greenery is at a premium.
For villa owners in Yaoundé looking at return on investment, the features that pay off most are not the flashy ones but the practical infrastructure: a reliable borehole and generator setup can be the difference between a property that rents easily to expats at premium rates and one that sits empty, making these "invisible" features often more valuable than cosmetic upgrades.
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 extra costs are hidden behind villa prices in Yaoundé?
How much are purchase taxes and fees for villas in Yaoundé in 2026?
As of early 2026, the total purchase taxes and fees for villas in Yaoundé typically add up to 12 to 18% on top of the declared property price, which is a significant amount that many foreign buyers underestimate.
The main cost categories villa buyers must budget for in Yaoundé include: registration and transfer duties (usually 10% for urban built properties according to the tax code), notary emoluments (tiered fees that decrease as a percentage for higher-value properties), and survey or registration-related fees (recently reduced under the 2026 finance law).
For notary and legal fees specifically, buyers should expect to pay tiered emoluments that work out to roughly 1 to 3% depending on the villa's price, plus administrative processing fees, meaning a 150 million FCFA villa might require 18 to 27 million FCFA ($30,000 to $45,000 or €27,000 to €41,000) in total closing costs.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Yaoundé.
What are typical annual maintenance costs for villas in Yaoundé?
A standard villa in Yaoundé typically costs between 1 and 3% of its property value per year to maintain, which means a 150 million FCFA villa might require 1.5 to 4.5 million FCFA annually ($2,500 to $7,500 or €2,300 to €6,900) for upkeep.
The main recurring maintenance expenses for Yaoundé villas include security guard salaries, gardening and landscaping, generator fuel and servicing, inverter battery replacements, borehole pump maintenance, and general repairs to deal with the humid climate's effect on buildings.
Pool maintenance specifically adds about 500,000 to 1.5 million FCFA per year ($830 to $2,500 or €760 to €2,300) in Yaoundé, covering chemicals, cleaning, pump maintenance, and occasional repairs, though costs vary based on pool size and usage frequency.
Often-overlooked maintenance costs that catch villa owners off guard in Yaoundé include perimeter wall repairs after rainy season erosion, septic tank emptying (municipal sewage is rare), electrical system upgrades to handle power surges, and the gradual but inevitable replacement of water storage tanks and plumbing fittings that degrade in the local water conditions.
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What insider pricing realities should foreigners know in Yaoundé?
Are villa asking prices usually negotiable in Yaoundé in 2026?
As of early 2026, villa asking prices in Yaoundé are generally negotiable, especially outside the tightest premium markets like central Bastos where demand from embassies and international organizations keeps prices firmer.
Buyers can realistically expect to negotiate 5 to 10% off the asking price for fairly-priced villas in Yaoundé, and discounts of 10 to 20% are achievable when properties are overpriced, have access issues, unclear paperwork, or need significant renovation work.
Are real estate agents reliable for villas in Yaoundé right now?
Real estate agent reliability in Yaoundé varies significantly from one agent to another, so you cannot assume professionalism based on the market alone and must evaluate each agent individually based on references and track record.
Common complaints about villa agents in Yaoundé include showing properties without proper seller authorization, providing incomplete or misleading information about land titles, pressuring buyers to skip due diligence steps, and in some cases representing both buyer and seller without disclosure, creating obvious conflicts of interest.
Agent commission rates for villa transactions in Yaoundé typically range from 3 to 5% of the sale price, though this can sometimes be negotiated, and buyers should clarify upfront who pays the commission (as practices vary).
Dealing with a bad agent is one of the mistakes people sometimes make when buying a property in Yaoundé.
Do foreigners usually overpay for villas in Yaoundé?
Foreigners in Yaoundé face a higher risk of overpaying for villas, with estimates suggesting they may pay 10 to 30% more than well-informed locals would for comparable properties, largely due to information gaps and unfamiliarity with neighborhood micro-markets.
The main reasons foreigners overpay in Yaoundé include not understanding how dramatically prices can vary within just a few streets, underestimating the true cost of "livability infrastructure" like generators and boreholes, being shown only premium-priced listings by agents, and not having enough local comparables to judge whether an asking price is reasonable.
Hiring a trusted local representative or lawyer definitely helps foreigners get better villa prices in Yaoundé, not necessarily through aggressive negotiation but through proper title verification (which can justify price reductions), realistic infrastructure assessments, and access to off-market opportunities that agents don't always show to foreign buyers first.
By the way, we have built our pack covering the property buying process in Yaoundé also because a lot of foreign buyers make big mistakes (such as overpaying for a villa).
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 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 DGI - Code Général des Impôts 2024 | Official tax code published by Cameroon's tax authority | We used it to determine statutory registration and transfer duties. We also relied on its Yaoundé valuation bands to verify our price estimates were realistic. |
| Expat.com Yaoundé Listings | Established international platform with structured listing data | We used it to track high-end villa asking prices in premium neighborhoods like Bastos. We treated these as market snapshots and cross-checked against other sources. |
| CoinAfrique Cameroon | Widely used Francophone Africa classifieds with high listing volume | We used it to establish mid-market price points in neighborhoods like Emana. We verified prices by comparing against other local portals. |
| Boncoin.cm | Large local marketplace showing entry-level asking prices | We used it to estimate minimum budgets for livable villas in affordable areas. We filtered outliers using tax valuation bands as a reality check. |
| MAETUR - Nkolnguet Project | Public land development authority with official pricing | We used MAETUR's published land prices to understand new villa development economics. We referenced it to explain where new construction clusters in Yaoundé. |
| World Bank - Cameroon Land Services Project | Top-tier international institution with rigorous project documentation | We used it to contextualize land administration challenges affecting buyers. We referenced it to explain why title certainty impacts villa pricing significantly. |
| Business in Cameroon | National business outlet that cites underlying finance law measures | We used it to update our 2026 transaction cost estimates. We referenced the specific policy change on survey fees it reported. |
| Décret N°95/038 - Notarial Tariffs | Official decree text referenced by legal and professional sources | We used it to model notary fee brackets for typical villa transactions. We cross-checked that this framework is still referenced by recent official updates. |
| Galaxie Immobilier | Specialist real estate operator with agent-quality listings | We used it to corroborate mid-market pricing in areas like Emana. We compared its listings against classifieds to avoid single-source bias. |
| IMF - Cameroon Country Data | Primary source for macroeconomic projections and country data | We used it to frame inflation expectations relevant to 2026 pricing. We ensured our price estimates aligned with the broader economic backdrop. |
Buying real estate in Yaoundé can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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