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
Yaoundé's property market keeps evolving, and staying on top of pricing trends matters whether you're buying, selling, or investing.
In this article, we break down current housing prices in Yaoundé, recent price movements, neighborhood hotspots, and what experts expect for 2026 and beyond.
We update this blog post regularly to reflect the latest data and market shifts.
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
- Property prices in Yaoundé rose between 5% and 9% nominally over the past year, but after adjusting for inflation, real gains sit closer to 1% to 4%.
- The Odza and Nsimalen corridor near the airport is one of the fastest-appreciating zones in Yaoundé, driven by improved access and newer secure residences.
- Mid-market apartments in secure residences with backup water and power are outperforming villas on percentage growth because more buyers can afford them.
- Yaoundé's housing deficit remains severe, with formal supply from developers like SIC unable to keep pace with household formation, keeping prices structurally elevated.
- City-center properties in Yaoundé command roughly 500,000 to 900,000 XAF per square meter, while outer-ring areas sit closer to 300,000 to 550,000 XAF per square meter.
- Interest rates from BEAC continue to act as a ceiling on mortgage demand, meaning most transactions still rely on cash buyers and diaspora funds.
- Neighborhoods like Nkolbisson and Mendong are gaining momentum as buyers seek value outside premium areas like Bastos.
- Over the next five years, property prices in Yaoundé could rise 25% to 45% in nominal terms if current demographic and supply trends continue.
What are the current property price trends in Yaoundé as of 2026?
What is the average house price in Yaoundé as of 2026?
As of early 2026, a typical mid-market house in Yaoundé costs roughly 45 to 140 million XAF (about 70,000 to 220,000 USD or 65,000 to 205,000 EUR), with the wide range reflecting differences in neighborhood, plot size, and utility reliability.
When it comes to price per square meter, Yaoundé residential properties generally fall between 300,000 and 900,000 XAF per square meter (roughly 470 to 1,400 USD or 440 to 1,300 EUR), depending on whether the property sits in a prime central area or an outer neighborhood.
For buyers looking at the realistic range that covers about 80% of Yaoundé property purchases, expect to pay anywhere from 35 million to 200 million XAF (55,000 to 310,000 USD or 51,000 to 290,000 EUR), which includes everything from modest apartments to comfortable family homes but excludes luxury villas.
How much have property prices increased in Yaoundé over the past 12 months?
Property prices in Yaoundé increased by an estimated 5% to 9% in nominal terms between January 2025 and January 2026, though after accounting for inflation, the real appreciation sits closer to 1% to 4%.
Across different property types, the range of price increases varied, with newer apartments in secure residences seeing gains toward the higher end while older standalone houses in less accessible areas grew more modestly.
The single most significant factor behind this price movement in Yaoundé was the persistent housing shortage, as formal supply from developers continues to lag far behind the number of new households forming each year.
Which neighborhoods have the fastest rising property prices in Yaoundé as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Yaoundé are Odza (along the Nsimalen airport corridor), Olembé (on the northern Soa axis), and Nkolbisson (in the western expansion zone).
These three neighborhoods are experiencing estimated annual price growth of roughly 8% to 12%, outpacing the city-wide average by several percentage points.
The main demand driver behind this growth is improved accessibility, as road projects and infrastructure upgrades reduce commute times and make these areas attractive alternatives to overcrowded, expensive central neighborhoods like Bastos.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Yaoundé.
We have made this infographic to give you a quick and clear snapshot of the property market in Cameroon. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Yaoundé as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Yaoundé places newer apartments in secure residences first, followed by mid-range family houses, then villas and duplexes in prime areas.
The top-performing property type, secure-residence apartments, is appreciating at roughly 7% to 10% annually in the most sought-after corridors.
The main reason apartments are outperforming other property types in Yaoundé is affordability: they serve as the entry point to homeownership, attract the largest buyer pool, and are easier to finance through family pooling compared to villas costing 250 million XAF or more.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Yaoundé?
- 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 much should you pay for a studio in Yaoundé?
What is driving property prices up or down in Yaoundé as of 2026?
As of early 2026, the top three factors driving property prices in Yaoundé are the persistent housing shortage relative to population growth, inflation pushing up construction and repair costs, and improved road access in certain neighborhoods creating new travel-time premiums.
The single factor with the strongest upward pressure on Yaoundé property prices is the structural undersupply of quality housing, as formal developers like SIC deliver only a fraction of the units needed to meet demand from a growing urban population.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Yaoundé here.
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What is the property price forecast for Yaoundé in 2026?
How much are property prices expected to increase in Yaoundé in 2026?
As of early 2026, property prices in Yaoundé are expected to increase by roughly 4% to 8% in nominal terms over the course of the year, with real (inflation-adjusted) growth closer to 0% to 4%.
The range of forecasts from different analysts and data sources spans from a conservative 3% to an optimistic 10%, depending on assumptions about infrastructure delivery and credit conditions.
The main assumption underlying most price increase forecasts for Yaoundé is that Cameroon's economy will continue on a stable growth path without major shocks, as projected by the IMF and World Bank.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Yaoundé.
Which neighborhoods will see the highest price growth in Yaoundé in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Yaoundé are Odza along the Nsimalen corridor, Olembé on the northern Soa axis, Nkolbisson in the west, and the Mendong area toward Mbankolo.
These top neighborhoods could see projected price growth of 8% to 12% over the year, well above the city-wide average.
The primary catalyst driving expected growth in these Yaoundé neighborhoods is ongoing infrastructure investment that reduces commute times and makes these areas feel more connected to the city center.
One emerging neighborhood that could surprise with higher-than-expected growth is Ahala, which is benefiting from spillover demand as buyers priced out of inner areas seek more affordable alternatives.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Yaoundé.
What property types will appreciate the most in Yaoundé in 2026?
As of early 2026, mid-market apartments in secure residences are expected to appreciate the most in Yaoundé, followed by well-located family houses in improving corridors.
The projected appreciation for secure-residence apartments in Yaoundé sits around 7% to 10% for the year, assuming current demand patterns hold.
The main demand trend driving appreciation for apartments in Yaoundé is affordability pressure: with most households unable to finance large villas, the buyer pool for apartments remains deep and consistent.
On the other hand, older standalone houses in poorly connected outer neighborhoods are expected to underperform because they lack the security features and utility reliability that today's buyers prioritize.
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.
How will interest rates affect property prices in Yaoundé in 2026?
As of early 2026, interest rates are expected to act more as a cap on price growth than a crash trigger, with the relatively tight monetary environment limiting mortgage-financed purchases but not derailing the market.
The BEAC policy rate serves as the benchmark for the CEMAC region, and mortgage rates in Cameroon tend to follow its direction, with current conditions favoring cash buyers over those seeking bank financing.
A 1% change in interest rates in Yaoundé typically affects affordability by shifting which property segments see financed demand, with mid-market apartments usually reacting first because their buyer pool is most sensitive to credit costs.
You can also read our latest update about mortgage and interest rates in Cameroon.
What are the biggest risks for property prices in Yaoundé in 2026?
As of early 2026, the three biggest risks for property prices in Yaoundé are a downside macroeconomic shock that squeezes household incomes, tighter credit conditions that reduce buyer capacity, and delays in infrastructure projects that would disappoint growth expectations in outer neighborhoods.
The single risk with the highest probability of materializing in Yaoundé is project execution delays, as road improvements and urban works often take longer than planned, meaning neighborhoods betting on better access could see slower appreciation than expected.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Yaoundé.
Is it a good time to buy a rental property in Yaoundé in 2026?
As of early 2026, buying a rental property in Yaoundé is generally favorable if you target properties that minimize tenant friction, meaning reliable water, backup power, security, and decent road access.
The strongest argument in favor of buying now is the structural housing shortage: with demand far exceeding supply, occupancy rates for quality rental units remain high and rents tend to hold up well.
The strongest argument for waiting is the possibility that interest rates could ease further or infrastructure projects could be completed, potentially opening up better buying opportunities in currently peripheral areas.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Yaoundé.
You'll also find a dedicated document about this specific question in our pack about real estate in Yaoundé.
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.
Where will property prices be in 5 years in Yaoundé?
What is the 5-year property price forecast for Yaoundé as of 2026?
As of early 2026, cumulative property price growth in Yaoundé over the next five years is expected to reach 25% to 45% in nominal terms, with real (inflation-adjusted) gains closer to 8% to 20%.
The range of 5-year forecasts spans from a conservative scenario of around 20% total growth to an optimistic scenario of roughly 50%, depending on how infrastructure and economic conditions evolve.
This translates to a projected average annual appreciation rate of about 4.5% to 7.5% per year over the next five years in Yaoundé.
The key assumption most forecasters rely on for their 5-year Yaoundé property predictions is continued urban population growth outpacing formal housing supply, as supported by UN demographic projections.
Which areas in Yaoundé will have the best price growth over the next 5 years?
The top three areas in Yaoundé expected to deliver the best price growth over the next five years are the Odza-Nsimalen corridor, the Olembé-Soa axis, and Nkolbisson, all benefiting from urban expansion and infrastructure investments.
These top-performing areas could see projected 5-year cumulative price growth of 35% to 55%, outpacing the city-wide average by a meaningful margin.
This aligns with our shorter-term forecast, as the same infrastructure-driven dynamics that favor these areas in 2026 are expected to compound over the five-year horizon, reinforcing their relative outperformance.
One currently undervalued area with strong potential for outperformance over five years is Mendong toward Mbankolo, where affordability-driven densification is attracting buyers and new secure-residence developments are emerging.
What property type will give the best return in Yaoundé over 5 years as of 2026?
As of early 2026, mid-market apartments in secure residences (typically two to three bedrooms) are expected to deliver the best total return over five years in Yaoundé, combining steady appreciation with solid rental demand.
The projected 5-year total return for this property type, including both appreciation and rental income, could reach 40% to 65% depending on location and building quality.
The main structural trend favoring apartments over the next five years in Yaoundé is the chronic shortage of affordable, reliable housing, which keeps demand deep for properties that offer security, water, and power solutions.
For buyers seeking the best balance of return and lower risk over five years, well-built family houses on clean-titled plots in improving corridors like Odza or Nkolbisson offer solid appreciation with less volatility than speculative outer-ring bets.
How will new infrastructure projects affect property prices in Yaoundé over 5 years?
The top three infrastructure developments expected to impact Yaoundé property prices over the next five years are road improvements along the Nsimalen airport corridor, urban mobility upgrades in congested central zones, and drainage and road surface projects in expanding western and northern neighborhoods.
Properties near completed infrastructure projects in Yaoundé typically command a price premium of 10% to 20% compared to similar properties in areas without recent improvements, as buyers pay for reduced commute times and better rainy-season accessibility.
The neighborhoods that will benefit most from these infrastructure developments include Odza (airport access), Olembé (northern expansion), and Nkolbisson (western connectivity), where the gap between current prices and post-improvement potential is widest.
How will population growth and other factors impact property values in Yaoundé in 5 years?
Yaoundé's population is projected to grow at roughly 3% to 4% annually, and this sustained household formation is expected to keep upward pressure on property values over the next five years as demand consistently outpaces formal housing supply.
The demographic shift with the strongest influence on Yaoundé property demand is the growing number of young professionals and middle-income households seeking secure, reliable housing near employment centers.
Migration patterns, both from rural Cameroon and the diaspora sending remittances, are expected to support property values in Yaoundé by expanding the buyer pool for quality housing and rental units.
The property types and areas that will benefit most from these demographic trends are mid-market apartments in secure residences and family houses in improving corridors like Odza, Nkolbisson, and Mendong, where affordability meets rising expectations for reliability.
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 is the 10 year property price outlook in Yaoundé?
What is the 10-year property price prediction for Yaoundé as of 2026?
As of early 2026, cumulative property price growth in Yaoundé over the next ten years is expected to reach 55% to 110% in nominal terms, with real (inflation-adjusted) gains closer to 20% to 55%.
The range of 10-year forecasts spans from a conservative scenario of around 45% total growth to an optimistic scenario approaching 120%, reflecting the wide uncertainty over a decade-long horizon.
This translates to a projected average annual appreciation rate of roughly 4.5% to 7.5% per year over the next decade in Yaoundé, consistent with the structural demand and supply dynamics.
The biggest uncertainty factor in making 10-year property price predictions for Yaoundé is whether infrastructure and housing program execution can actually keep pace with urban growth, as delivery failures could cap appreciation while successful completion could accelerate it.
What long-term economic factors will shape property prices in Yaoundé?
The top three long-term economic factors that will shape property prices in Yaoundé over the next decade are sustained urbanization and household formation, income growth and formal job creation, and the evolution of credit availability and mortgage market depth.
The single long-term economic factor with the most positive impact on Yaoundé property values will be urbanization, as the city continues to absorb population growth from rural areas while formal housing supply struggles to keep up.
The single long-term economic factor posing the greatest structural risk to Yaoundé property values is the shallow mortgage market, as limited access to financing could constrain demand and slow price growth if cash buyers and diaspora flows weaken.
You'll also find a much more detailed analysis in our pack about real estate 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 |
|---|---|---|
| IMF Cameroon | The IMF provides standardized country data used by governments and investors worldwide. | We used it for 2026 growth and inflation assumptions. We also kept forecasts consistent with mainstream baselines. |
| World Bank Cameroon Outlook | The World Bank publishes primary economic outlook documents relied upon by analysts. | We used it to anchor growth expectations and risk factors. We cross-checked IMF baselines against it. |
| INS Cameroon | The national statistics institute is the official source for Cameroon's economic data. | We used it to validate macro indicators and CPI trends. We referenced it for inflation context throughout. |
| INS Cameroon Inflation Report | This is the official inflation analysis from Cameroon's statistical authority. | We used it to separate inflation from real appreciation. We also used it for affordability pressure analysis. |
| INS OpenData for Africa Portal | This official portal provides open access to INS datasets. | We used it to cross-check CPI levels and trends. We used it as a data source when we needed series context. |
| IMF CEMAC/BEAC Report | This IMF report covers regional monetary policy that affects Cameroon directly. | We used it to understand the interest-rate environment. We cross-checked media reports of BEAC moves against it. |
| Ecofin Agency | Ecofin is a specialized regional financial newsroom covering BEAC decisions. | We used it to timestamp recent policy-rate moves. We treated it as a "what happened when" source. |
| MINHDU | This is Cameroon's Ministry of Housing and Urban Development. | We used it to identify infrastructure projects affecting neighborhoods. We used it to support our "where growth concentrates" analysis. |
| SIC Cameroon | SIC is the state housing developer with visibility into project pipelines. | We used it to understand formal housing supply. We used it to estimate how much supply can relieve price pressure. |
| CAHF | CAHF is a respected pan-African housing finance research institution. | We used it for housing deficit and program scale context. We used it to explain why scarcity persists structurally. |
| UN World Population Prospects | The UN provides official global population estimates and projections. | We used it to set long-run demand pressure assumptions. We used it in multi-year outlooks to keep projections realistic. |
| UN Population Division 2024 | This is the official UN publication page for the 2024 population revision. | We used it as the publication of record for demographic projections. We cross-referenced it with the WPP portal. |
| Global Property Guide | This long-running compiler documents property prices across countries. | We used it as a continent-level sanity check. We made sure Yaoundé prices were plausible compared to peers. |
| Numbeo Yaoundé | Numbeo is transparent about its crowdsourced methodology and sample sizes. | We used it as secondary triangulation for city-center versus outer-area prices. We never relied on it alone. |
| Expat.com Yaoundé Listings | This platform provides observable asking prices with sizes for reality checks. | We used it to spot-check per-square-meter math across neighborhoods. We used it to ensure our villa versus apartment spreads were realistic. |
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