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
Property prices in Yaoundé are on an upward trajectory as we reach mid-2025, with residential real estate experiencing steady growth driven by urbanization, inflation, and increasing demand from both local and international buyers.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cameroon, based on reliable facts and data, not opinions or rumors.
Yaoundé's property market is experiencing consistent growth with prices rising 3-7% annually, driven by rapid urbanization and a significant housing deficit exceeding 2.5 million units.
Prime neighborhoods like Bastos and Etoudi are seeing the fastest appreciation, while mortgage rates remain relatively affordable at 6% compared to other major African cities.
| Metric | Current Status (June 2025) | Outlook |
|---|---|---|
| Average Price Growth | 3-7% annually | Expected to continue through 2026 |
| 1BR Apartment (City Center) | 85,000 CFA/month | Rising due to demand |
| Price per sqft (Purchase) | 46,451 CFA | Steady increases projected |
| Mortgage Rates | 6% average | Stable or slight decrease |
| Inflation Impact | 3.4% (IMF projection) | Pushing construction costs up |
| Supply vs Demand | 2.5M unit deficit | Gap widening with urbanization |
| Foreign Investment | 12% annual growth since 2020 | Continued strong interest |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What is the current average property price in Yaoundé as of June 2025?
Residential property prices in Yaoundé show significant variation depending on location and property type.
As we reach mid-2025, the average monthly rent for a one-bedroom apartment in Yaoundé's city center is approximately 85,000 CFA francs (about US$140), with prices ranging from 60,000 to 150,000 CFA francs depending on the specific neighborhood and amenities. Outside the city center, rental prices drop to an average of 67,500 CFA francs (US$110), though the range is quite broad, from 40,000 to 250,000 CFA francs.
For those looking to purchase property, the average price per square foot in Yaoundé's city center stands at 46,451 CFA francs, while properties outside the center average 32,515 CFA francs per square foot. To put this in perspective, a typical 60 square meter (646 square foot) apartment in Yaoundé costs around 30,000,000 CFA francs (approximately US$49,000), making it accessible for middle-income buyers.
Luxury properties command significantly higher prices. A modern villa of 150 square meters (1,615 square feet) in prime neighborhoods averages 100,000,000 CFA francs (about US$163,000). Three-bedroom apartments in the city center rent for around 500,000 CFA francs monthly, with prices ranging from 200,000 to 1,100,000 CFA francs depending on the building's quality and exact location.
These prices reflect Yaoundé's position as Cameroon's political capital and its growing appeal to both local and international investors seeking opportunities in Central Africa's emerging markets.
How much have property prices increased in Yaoundé recently?
Property prices in Yaoundé have shown consistent upward momentum over the past year.
In 2024, luxury property prices in Yaoundé and other Cameroonian urban areas rose by 4% to 6%, outpacing the general market. This growth trend has continued into 2025, with forecasts suggesting an overall increase of 3% to 7% compared to 2024 values. The price appreciation is being driven by multiple factors including rapid urbanization, sustained economic growth, and persistent inflationary pressures.
The residential property market has particularly benefited from increased demand as Yaoundé's population continues to grow. As of June 2025, the metro area population has reached nearly 4.9 million people, up from 4.5 million in 2023. This population surge, combined with internal migration from other regions of Cameroon, has created sustained upward pressure on property prices.
Looking at the broader five-year trend, property prices in Yaoundé have maintained steady growth with annual increases generally in the 3% to 7% range. This consistent appreciation has made real estate one of the more reliable investment options in the city, particularly when compared to the volatility seen in other asset classes.
It's something we develop in our Cameroon property pack.
Which neighborhoods in Yaoundé are seeing the fastest price growth?
Several neighborhoods in Yaoundé are experiencing particularly rapid property price appreciation.
Bastos leads the pack with high price increases driven by limited housing stock, ongoing renovations, and strong demand for prime properties. This upscale neighborhood, known for its diplomatic residences and luxury villas, continues to attract wealthy locals and expatriates. The area's hilltop location offers stunning views of the city, further enhancing its appeal to high-end buyers.
Etoudi is another hot spot experiencing significant price growth. Large-scale urban regeneration projects and improved transport access are transforming this neighborhood, making it increasingly attractive to investors. The government's infrastructure investments in the area are paying dividends in terms of property value appreciation.
| Neighborhood | Growth Rate | Key Drivers |
|---|---|---|
| Bastos | High (6-8%) | Limited stock, diplomatic presence, luxury market demand, hilltop views |
| Etoudi | High (6-8%) | Urban regeneration, improved transport, government infrastructure projects |
| Obili | Medium-High (5-7%) | University of Yaoundé I proximity, student housing demand, rental yields |
| Nlongkak | Medium (4-6%) | Infrastructure investment, emerging middle-class area, new developments |
| Mokolo | Medium (4-6%) | Commercial activity, market proximity, mixed-use developments |
| Melen | Medium (4-6%) | Gentrification, improved amenities, accessibility to city center |
| Santa Barbara | Medium-High (5-7%) | Modern infrastructure, new residential complexes, young professional appeal |
Obili deserves special mention due to its proximity to the University of Yaoundé I, which has about 3,000 students enrolled as of 2024. The growing student population is driving demand for rental properties, pushing up both rents and property values. Investors are finding attractive yields in this neighborhood as competition for student housing intensifies.
Are apartments or villas experiencing bigger price increases?
The Yaoundé property market is showing a clear shift in buyer preferences that's affecting price dynamics.
Modern apartments, especially those in gated communities with amenities, are experiencing stronger price appreciation than traditional villas. This trend is partly driven by rising land prices and limited space availability in prime areas. Tech-equipped, energy-efficient apartments are particularly sought after, with these properties seeing annual price increases at the higher end of the 5-7% range.
The apartment market is benefiting from changing lifestyle preferences among Yaoundé's growing middle class. Security features, shared amenities like gyms and swimming pools, and lower maintenance requirements make apartments increasingly attractive. Properties in well-managed complexes with 24/7 security are commanding premium prices and experiencing faster appreciation.
Villas, while still desirable in exclusive neighborhoods like Bastos, face competition from high-end apartments as land becomes scarcer and more expensive. The cost of building and maintaining a villa has increased significantly due to inflation in construction materials, making apartments a more economical choice for many buyers.
Larger suburban homes for families are also seeing strong price appreciation, particularly in emerging neighborhoods where land is still available for development. These properties offer a middle ground between city center apartments and expensive urban villas.
The data in our Cameroon property pack shows these trends in detail.
Get fresh and reliable information about the market in Yaoundé
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the property price forecasts for Yaoundé in 2026?
Property market analysts project continued growth for Yaoundé's real estate sector in 2026.
Based on current trends and economic indicators, property prices in Yaoundé are expected to increase by 3% to 7% in 2026, maintaining the steady growth pattern observed over recent years. This forecast is supported by several factors including continued urbanization, with Cameroon's urban population projected to reach 70% by 2050 from the current 56.5%.
The government's proposed investment of CFA 1.8631 trillion for 2025, with significant portions earmarked for urban development and infrastructure, will likely support property values into 2026. These investments in roads, utilities, and public transport are expected to make certain neighborhoods more accessible and desirable, driving price appreciation.
Foreign direct investment in Cameroon's real estate sector, which has grown by 12% annually since 2020, is expected to continue flowing into Yaoundé's property market. This international interest, combined with government incentives like tax exemptions for property developers, should maintain upward pressure on prices.
However, potential risks could moderate price growth, including rising interest rates and the possibility of oversupply in certain market segments as government housing projects come online. Despite these factors, the overall outlook for 2026 remains positive.
How do current mortgage rates affect property affordability in Yaoundé?
Mortgage accessibility in Yaoundé presents both opportunities and challenges for property buyers.
As of June 2025, mortgage rates in Yaoundé average around 6%, which is remarkably competitive compared to other major African cities. For context, mortgage rates in Douala, Cameroon's economic capital, stand at approximately 19%, making Yaoundé significantly more affordable for financed purchases. This rate differential gives Yaoundé buyers a substantial advantage in terms of monthly payment affordability.
| Loan Amount (CFA) | Monthly Payment at 6% | Total Interest (25 years) |
|---|---|---|
| 20,000,000 | 128,871 | 18,661,300 |
| 30,000,000 | 193,307 | 27,992,100 |
| 50,000,000 | 322,178 | 46,653,400 |
| 75,000,000 | 483,267 | 69,980,100 |
| 100,000,000 | 644,356 | 93,306,800 |
Banks in Cameroon typically require a minimum deposit of 5% of the property value, though many lenders prefer 20% to offer better rates. With only 28.3% of adults having bank accounts in 2021, many buyers rely on microfinance institutions, which the government has supported by exempting mortgage registration fees for microfinance activities since 2018.
The relatively low mortgage rates in Yaoundé, combined with rising property values, create a favorable environment for buyers who can access financing. However, the limited banking penetration means cash purchases remain common, particularly in the middle and lower-income segments of the market.
What impact is inflation having on Yaoundé property prices in 2025?
Inflation is playing a significant role in driving property prices upward in Yaoundé.
Current inflation in Cameroon is projected at 3.4% by the IMF for 2025, down from higher levels in previous years but still above the Central African Economic and Monetary Community (CEMAC) convergence threshold of 3%. This persistent inflation is increasing construction costs, particularly for materials like cement, steel, and imported fixtures, which directly translates to higher property prices.
The construction sector is feeling the squeeze as inflation pushes up labor costs and material prices. Developers are passing these increased costs to buyers, contributing to the 3-7% annual price increases observed in the market. New developments are particularly affected, with some projects seeing cost overruns of 10-15% compared to initial budgets.
Inflation is also reducing the real value of savings, prompting many Cameroonians to invest in real estate as a hedge against currency depreciation. This flight to real assets is creating additional demand pressure, particularly for properties in stable, established neighborhoods.
The CFA franc's relative stability within the franc zone provides some protection against extreme currency fluctuations, but the steady erosion of purchasing power continues to make real estate an attractive store of value for both local and international investors.
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.
How does Yaoundé's property market compare to Douala's?
The property markets of Cameroon's two major cities show striking differences in pricing and affordability.
Douala's property prices significantly exceed those in Yaoundé across all categories. A one-bedroom apartment in Douala's city center averages 517,564 CFA francs in monthly rent, compared to just 85,000 CFA francs in Yaoundé - a staggering 83.6% difference. This price gap extends to property purchases, where Douala's price per square foot of 109,893 CFA francs is more than double Yaoundé's 46,451 CFA francs.
The affordability gap between the cities is particularly pronounced in the luxury segment. Three-bedroom apartments in Douala's city center rent for an average of 1,089,632 CFA francs, compared to 497,996 CFA francs in Yaoundé. This 54.3% difference reflects Douala's status as the economic capital and main port city, which attracts more international businesses and expatriates.
Interestingly, despite higher property prices, Douala's overall cost of living is about 8% lower than Yaoundé's, though this figure is based on limited data. This paradox suggests that while housing is more expensive in Douala, other living costs may be lower due to its port access and commercial activity.
For investors, Yaoundé presents better value opportunities with lower entry costs and steadier appreciation rates, while Douala offers higher rental yields but requires significantly more capital.
Which property types offer the best investment returns in Yaoundé?
Different property types in Yaoundé offer varying investment returns based on location and target market.
Student housing near the University of Yaoundé I in the Obili neighborhood is emerging as a particularly lucrative investment. With approximately 3,000 students and growing enrollment, demand for affordable, quality accommodation far exceeds supply. Investors report rental yields of 8-12% annually, with consistent occupancy rates above 95% during the academic year.
Modern apartments in gated communities are another strong performer, particularly those featuring amenities like 24/7 security, backup power, and water systems. These properties attract middle-class professionals and expatriates willing to pay premium rents for reliability and safety. Annual returns typically range from 6-9%, with the added benefit of steady capital appreciation.
- Student housing units (8-12% yield): High demand, quick tenant turnover, minimal vacancy
- Gated community apartments (6-9% yield): Premium rents, stable tenants, strong appreciation
- Commercial residential units (7-10% yield): Mixed-use properties with shops below and apartments above
- Luxury villas in Bastos (5-7% yield): Lower yields but highest capital appreciation potential
- Mid-range family homes (5-8% yield): Steady demand from growing families, longer tenancies
We analyze these opportunities in detail within our Cameroon property pack.
What role does foreign investment play in Yaoundé's property price trends?
Foreign investment is increasingly shaping Yaoundé's property market dynamics.
Since 2020, foreign direct investment in Cameroon's real estate sector has grown by an impressive 12% annually, with much of this capital flowing into Yaoundé's residential and commercial developments. International investors are drawn by the city's political stability, its role as the capital, and the potential for significant returns compared to more mature markets.
Chinese investors have been particularly active, funding large-scale residential complexes and mixed-use developments. European investors, especially from France due to historical ties, focus on high-end residential properties in neighborhoods like Bastos and Nlongkak. These international buyers often pay cash, which intensifies competition and drives up prices in prime areas.
The government has facilitated foreign investment through favorable policies, including tax exemptions and simplified property registration processes. Foreign investors can own property in Cameroon without restrictions, making it one of the more accessible African markets for international buyers.
This influx of foreign capital has contributed to the development of modern, international-standard properties that wouldn't have been viable with local investment alone. However, it has also contributed to price inflation in certain neighborhoods, potentially pricing out local buyers from premium areas.
What risks could cause property prices to stagnate or fall in Yaoundé?
While Yaoundé's property market shows strong fundamentals, several risk factors warrant consideration.
Rising interest rates pose the most immediate threat to property price growth. If mortgage rates increase significantly from the current 6% average, affordability would decrease, potentially reducing buyer demand. The Central Bank of Central African States' monetary policy decisions could impact lending rates across the region, affecting property market dynamics.
Political stability, while currently maintained, remains a watchpoint for investors. Any significant political unrest or uncertainty could dampen both local and foreign investor confidence, potentially leading to a market slowdown. The 2025 presidential election and its aftermath will be crucial in maintaining market confidence.
| Risk Factor | Potential Impact | Mitigation Strategies |
|---|---|---|
| Interest Rate Increases | Reduced buyer affordability, slower sales | Lock in current rates, focus on cash buyers |
| Political Instability | Investor flight, price stagnation | Diversify portfolio, invest in stable areas |
| Oversupply | Price pressure in certain segments | Focus on high-demand neighborhoods |
| Economic Downturn | Reduced demand, longer selling times | Target recession-resistant property types |
| Infrastructure Delays | Slower appreciation in developing areas | Invest in established neighborhoods |
| Currency Devaluation | Reduced international investment | Focus on local currency returns |
| Construction Cost Inflation | New supply constraints | Buy existing properties |
Potential oversupply is another concern, particularly as government-led housing projects aim to address the 2.5 million unit deficit. If these projects deliver large numbers of units simultaneously, certain market segments could experience price pressure.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Based on comprehensive market analysis and current trends, property prices in Yaoundé are definitely going up - Yes.
The evidence is clear: with annual growth rates of 3-7%, a massive housing deficit exceeding 2.5 million units, rapid urbanization at 56.5% and climbing, strong foreign investment growth of 12% annually, and relatively affordable mortgage rates at 6%, Yaoundé's property market is positioned for continued appreciation. While risks exist, the fundamental drivers of demand far outweigh potential negative factors, making real estate investment in Yaoundé an attractive proposition for both local and international investors seeking exposure to one of Central Africa's most dynamic property markets.
Sources
- Numbeo - Property Investment in Yaoundé
- The Africanvestor - Cameroon Real Estate Market Statistics 2025
- The Africanvestor - Cameroon Real Estate Forecasts 2025
- The Africanvestor - Yaoundé Real Estate Trends 2025
- The Africanvestor - Cameroon Property Price Forecasts
- IMF - Cameroon Economic Data
- Statista - Cameroon Residential Real Estate Outlook
- CAHF - Cameroon Housing Finance Overview
- Business in Cameroon - 2025 Economic Projections
- African Development Bank - Cameroon Economic Outlook