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 is Cameroon's fast-growing capital city, where nearly 5 million people now compete for a limited supply of titled, well-located homes.
In this article, we cover the current housing prices in Yaoundé and break down whether January 2026 is a smart time to buy property in the city.
We constantly update this blog post to reflect the latest data and market conditions.
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.
So, is now a good time?
Rather yes: January 2026 is a reasonable time to buy property in Yaoundé if you focus on the right assets, particularly homes with clean land titles in well-connected neighborhoods.
The strongest signal is that titled, formal housing supply remains severely constrained in Yaoundé while the city adds roughly 170,000 new residents each year, creating persistent demand pressure that keeps prices from falling.
Another key signal is that the central bank (BEAC) raised policy rates in December 2025, which limits speculative bubbles and gives buyers more negotiating power on overpriced listings.
Other important factors include upcoming transport infrastructure like the TransYaoundé BRT project, stable rental yields around 6 to 8 percent for entry-level homes, and the fact that prime districts like Bastos and Nlongkak continue to attract diplomatic and expatriate demand.
The best strategy in Yaoundé right now is to target titled apartments or villas in prime or near-prime areas like Bastos, Nlongkak, Mfandena, or along future transit corridors, plan to hold for at least 5 years, and consider renting out to benefit from strong tenant demand.
This is not financial or investment advice, and we do not know your personal situation, so please do your own research before making any property purchase decision.
Is it smart to buy now in Yaoundé, or should I wait as of 2026?
Do real estate prices look too high in Yaoundé as of 2026?
As of early 2026, property prices in Yaoundé are not in bubble territory across the city, but prime, titled homes in the best districts are expensive relative to local incomes for structural reasons like scarce land titles and concentrated demand.
One clear signal from the listings is that titled, move-in-ready properties in neighborhoods like Bastos or Nlongkak rarely sit on the market for long, typically selling within 2 to 4 months, which suggests genuine demand rather than speculation.
However, overpriced listings or properties with unclear land titles can sit for 8 months or longer, and sellers in these segments are increasingly accepting price cuts of 5 to 15 percent to close deals, which shows the market is not uniformly stretched.
You can also read our latest update regarding the housing prices in Yaoundé.
Does a property price drop look likely in Yaoundé as of 2026?
As of early 2026, the likelihood of a meaningful city-wide property price decline in Yaoundé over the next 12 months is low, though selective price cuts on weaker listings remain possible.
A plausible range for Yaoundé property prices over the next year is roughly minus 5 percent to plus 8 percent nominal, with the downside mostly concentrated in overpriced or title-uncertain segments.
The single macro factor that could most increase the odds of a price drop in Yaoundé would be a sharp tightening of credit conditions or a significant jump in inflation that erodes household purchasing power.
Given that BEAC has already raised rates in December 2025 and IMF projections show stable growth around 4 to 5 percent for Cameroon, a severe credit crunch is unlikely in the coming months, though caution is warranted.
Finally, please note that we cover the price trends for next year in our pack about the property market in Yaoundé.
Could property prices jump again in Yaoundé as of 2026?
As of early 2026, the likelihood of a broad-based price surge across all of Yaoundé is medium, but selected prime neighborhoods and transit corridors have a higher chance of seeing meaningful gains.
A plausible upside price range for Yaoundé over the next 12 months is roughly 3 to 12 percent nominal, with the higher end most likely in titled properties near planned infrastructure improvements.
The biggest demand-side trigger that could drive prices to jump again in Yaoundé would be the advancement of the TransYaoundé BRT project, which would reprice neighborhoods along the transit corridors by improving commute times and accessibility.
Please also note that we regularly publish and update real estate price forecasts for Yaoundé here.
Are we in a buyer or a seller market in Yaoundé as of 2026?
As of early 2026, Yaoundé is split into two distinct markets: seller-leaning for prime, titled, well-built homes in areas like Bastos and Nlongkak, and buyer-leaning for non-prime, title-uncertain, or hard-to-finance properties.
While Yaoundé does not publish an official months-of-inventory figure, our estimates suggest that for quality titled stock, effective inventory sits around 3 to 5 months, which typically means sellers have stronger bargaining power.
In weaker segments, particularly properties with title issues or in fringe locations, we estimate that 20 to 30 percent of listings have seen price reductions, indicating that buyers can negotiate more aggressively in those areas.
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.
Are homes overpriced, or fairly priced in Yaoundé as of 2026?
Are homes overpriced versus rents or versus incomes in Yaoundé as of 2026?
As of early 2026, homes in Yaoundé appear fairly priced when compared to rents for entry-level formal housing, but they become expensive when measured against local incomes, especially in the prime and mid-market segments.
The estimated price-to-rent ratio in Yaoundé ranges from about 12 to 18 years for most properties, which translates to gross rental yields of 5.5 to 8 percent, a reasonable level compared to other African capital cities.
The estimated price-to-income ratio in Yaoundé varies widely: entry homes at around 3 to 6 times annual income are accessible to middle-class buyers, but prime properties can reach 15 to 30 times income, which is a stretch for most local households.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Yaoundé.
Are home prices above the long-term average in Yaoundé as of 2026?
As of early 2026, it is difficult to say precisely whether Yaoundé prices are above or below a long-term average because Cameroon does not publish an official house price index for the capital.
What we can say is that property prices in Yaoundé have risen roughly 3 to 7 percent annually in recent years, broadly in line with inflation and construction cost increases rather than a speculative boom.
When adjusted for inflation, Yaoundé property values appear to be at or slightly above their prior cycle levels, but not dramatically so, which suggests a high-but-stable market rather than one poised for a sharp correction.
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What local changes could move prices in Yaoundé as of 2026?
Are big infrastructure projects coming to Yaoundé as of 2026?
As of early 2026, the most significant infrastructure project on the horizon for Yaoundé is the TransYaoundé Bus Rapid Transit (BRT) system, which could meaningfully reprice neighborhoods along its planned corridors by improving commute times.
The TransYaoundé BRT project is currently in the feasibility and planning stage with funding being secured, and if it proceeds, construction could begin within 2 to 4 years, with full delivery likely by 2030 or beyond depending on financing.
For the latest updates on the local projects, you can read our property market analysis about Yaoundé here.
Are zoning or building rules changing in Yaoundé as of 2026?
The most important zoning development in Yaoundé is the new Urban Master Plan adopted in 2023, which sets out the city's structure, land use, and development priorities through 2035.
As of early 2026, these rule changes are likely to have a moderate positive effect on prices by directing where serviced, titled land becomes available, though the impact will be gradual as execution takes time.
The areas most likely to be affected are the city's northern and southern expansion zones like Olembe and Ahala, where new serviced plots and formal estates may become easier to develop under the updated framework.
Are foreign-buyer or mortgage rules changing in Yaoundé as of 2026?
As of early 2026, there are no major changes to foreign-buyer rules in Cameroon, though the 2026 Finance Law introduced progressive property tax rates and increased land survey fees, which modestly raise transaction costs for all buyers.
The most notable consideration for foreign buyers remains the requirement to have property deeds endorsed by the Minister of Lands, a step that can void a transaction if skipped, so due diligence on title is essential.
On the mortgage side, BEAC's December 2025 rate hike means credit conditions are not easing, and the shallow mortgage market through institutions like CFC means most buyers still rely on cash or family financing.
You can also read our latest update about mortgage and interest rates in Cameroon.
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.
Will it be easy to find tenants in Yaoundé as of 2026?
Is the renter pool growing faster than new supply in Yaoundé as of 2026?
As of early 2026, renter demand in Yaoundé is growing faster than new formal rental supply, especially in neighborhoods with good road access and proximity to employment centers.
Yaoundé's population is growing at roughly 3.7 percent per year, adding about 170,000 new residents annually, and many of these new arrivals are young workers and migrants who rent rather than buy.
Meanwhile, formal new supply remains limited: even state developer SIC's multi-year program adds only a few hundred units at a time to specific locations like Cité Verte, nowhere near enough to match urban demand.
Are days-on-market for rentals falling in Yaoundé as of 2026?
As of early 2026, well-located and fairly priced rental properties in Yaoundé typically find tenants within 2 to 4 weeks in prime areas like Bastos and Nlongkak, while mid-market neighborhoods may take 4 to 6 weeks.
The gap between prime and weaker areas is significant: overpriced rentals or properties with poor road access in fringe neighborhoods can sit vacant for 8 to 12 weeks or longer before finding a tenant.
One common reason days-on-market falls in Yaoundé is the combination of constrained formal supply and steady demand from government workers, diplomats, and the growing expatriate community concentrated in certain districts.
Are vacancies dropping in the best areas of Yaoundé as of 2026?
As of early 2026, vacancy rates in the best rental areas of Yaoundé like Bastos, Nlongkak, Mfandena, and Tsinga are estimated at around 5 to 8 percent and appear stable to slightly declining due to persistent tenant demand.
By comparison, the overall Yaoundé market likely has vacancy rates closer to 10 to 12 percent, with fringe or poorly located areas seeing even higher rates of 15 percent or more.
A practical sign that the best areas are tightening first is that landlords in Bastos and Nlongkak are increasingly able to demand 6 to 12 months of rent upfront, a negotiating position that weakens when vacancies are high.
By the way, we've written a blog article detailing what are the current rent levels in Yaoundé.
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Am I buying into a tightening market in Yaoundé as of 2026?
Is for-sale inventory shrinking in Yaoundé as of 2026?
As of early 2026, it is hard to give a precise year-over-year inventory change for Yaoundé because there is no centralized listing database, but the effective supply of clean-title, well-located homes behaves like it is shrinking as buyers absorb the best listings quickly.
For quality titled stock, effective months-of-supply appears to be around 3 to 5 months, which is below the 6-month threshold that typically signals a balanced market and suggests sellers still have an edge.
The main reason inventory feels tight in Yaoundé is that owners of prime, titled properties rarely sell unless they are upgrading or leaving the city, while weaker listings linger without attracting serious buyers.
Are homes selling faster in Yaoundé as of 2026?
As of early 2026, median time-to-sell in Yaoundé varies widely: prime, titled, correctly priced homes can sell in 2 to 4 months, while average properties may take 5 to 8 months and weak listings can sit for a year or longer.
Compared to last year, selling times for quality stock appear roughly unchanged or slightly faster, while overpriced or title-uncertain properties are taking longer as buyers become more cautious about financing and due diligence.
Are new listings slowing down in Yaoundé as of 2026?
As of early 2026, new for-sale listings in Yaoundé appear to be flat to slightly down compared to looser-credit periods, as higher interest rates discourage leveraged sellers and reduce turnover.
Yaoundé typically sees more listings after the end-of-year period and into the first quarter, but the current level seems modestly below seasonal norms as owners hold onto properties rather than sell into an uncertain financing environment.
The most plausible reason new listings are slowing is that many homeowners in Yaoundé purchased with cash or family financing and see little reason to sell when they cannot easily buy a replacement property at better terms.
Is new construction failing to keep up in Yaoundé as of 2026?
As of early 2026, new formal housing construction in Yaoundé is well below what is needed to keep pace with household formation, as the city adds roughly 40,000 to 50,000 new households per year while formal delivery remains in the low thousands.
The recent trend shows some government-backed projects like SIC's 3,000-unit national program, but only a fraction of these are located in Yaoundé, and private formal development remains constrained by land and financing challenges.
The single biggest bottleneck limiting new construction in Yaoundé is the difficulty of securing titled, serviced land, as the land tenure process is slow and expensive, discouraging developers from scaling up formal projects.
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.
Will it be easy to sell later in Yaoundé as of 2026?
Is resale liquidity strong enough in Yaoundé as of 2026?
As of early 2026, resale liquidity in Yaoundé is adequate for prime, titled properties in good locations, where homes reliably sell at realistic pricing within 2 to 4 months, but it weakens significantly for other segments.
Compared to a healthy liquidity benchmark of 3 months or less, Yaoundé's prime areas meet the standard while average and fringe properties often take 6 months or longer, making exit planning important for buyers.
The property characteristic that most improves resale liquidity in Yaoundé is having a clean, registered land title, followed by location in a secure neighborhood with reliable road access and proximity to employment centers.
Is selling time getting longer in Yaoundé as of 2026?
As of early 2026, selling time in Yaoundé appears to be slightly longer compared to last year, with an estimated increase of 10 to 20 percent in median days-on-market, mostly affecting non-prime or overpriced properties.
The current median selling time in Yaoundé ranges from roughly 2 to 4 months for well-priced, titled homes in prime areas to 8 to 14 months for weaker listings, with most properties falling somewhere in between.
One clear reason selling time can lengthen in Yaoundé is the higher interest rate environment, which reduces the pool of mortgage-eligible buyers and makes transactions more dependent on cash or family financing.
Is it realistic to exit with profit in Yaoundé as of 2026?
As of early 2026, the likelihood of exiting with a profit in Yaoundé is medium to high if you buy a quality, titled property in a good location and hold for at least 5 to 7 years.
The minimum holding period that most often makes exiting with profit realistic in Yaoundé is around 5 years, which allows you to recover transaction costs and benefit from modest price appreciation and rental income.
Total round-trip costs in Yaoundé, including notary fees, registration duties, and agent commissions on both purchase and sale, typically run 12 to 18 percent of the property value, or roughly 2.4 to 3.6 million CFA francs on a 20 million CFA property (around 4,000 to 6,000 USD or 3,700 to 5,500 EUR).
The factor that most increases profit odds in Yaoundé is buying below market through negotiation, especially on properties where the seller is motivated or the listing has been on the market for a long time, combined with targeting high-demand segments like titled apartments near employment centers.
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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 |
|---|---|---|
| National Institute of Statistics (INS) Cameroon | Official government statistics agency for Cameroon. | We used INS data to understand household demographics and labor market context. We also referenced their employment surveys to assess who can realistically buy property in Yaoundé. |
| Centre for Affordable Housing Finance in Africa (CAHF) | Respected Africa-wide housing finance research organization. | We used CAHF's Cameroon country profile for concrete price benchmarks, rent levels, mortgage rates, and construction costs. We treated it as our primary numeric reference for formal housing. |
| World Bank Open Data | Standardized global development indicators. | We used World Bank data on GDP per capita, urbanization rates, and urban population growth to frame demand pressure. We also cross-checked income and affordability estimates. |
| Bank of Central African States (BEAC) | Central bank for the CEMAC region including Cameroon. | We referenced BEAC's December 2025 policy rate decision to understand the credit and mortgage environment. We used this to assess whether prices could surge or buyers have negotiating room. |
| International Monetary Fund (IMF) | Authoritative source for macroeconomic projections. | We used IMF growth and inflation forecasts for Cameroon to anchor our 2026 market expectations. We checked whether a crash narrative matched the macro baseline. |
| Agence Française de Développement (AFD) | Major development finance institution with formal project studies. | We reviewed AFD's TransYaoundé BRT feasibility documents. We used this to identify which neighborhoods might see transit-driven price changes. |
| MobiliseYourCity Partnership | International urban mobility planning program. | We used MobiliseYourCity's Cameroon and Yaoundé factsheets to understand urban mobility planning and timeline. We cross-checked AFD findings on transport-led repricing. |
| Cameroon Ministry of Justice | Official government legal repository for land tenure laws. | We referenced land tenure ordinances to explain foreign-buyer rules and title requirements. We used this to highlight why clean title is critical to liquidity and pricing. |
| Ministry of Housing and Urban Development (MINHDU) | Official government ministry for housing and urban policy. | We reviewed MINHDU's urban planning agenda to understand zoning direction and serviced land priorities. We used this to explain where future supply might emerge. |
| UN-Habitat Cameroon | UN agency working directly on urban development in Cameroon. | We used UN-Habitat's Cameroon page to ground the reality of informal housing versus formal titled stock. We referenced it to explain why formal housing behaves differently. |
| SIC (Société Immobilière du Cameroun) | State real estate developer describing its own pipeline. | We referenced SIC's housing program to size new formal supply in Yaoundé. We used it to test whether new construction is enough to relieve city-wide price pressure. |
| World Population Review | Aggregates UN population data in accessible format. | We used population estimates for Yaoundé to quantify annual growth. We applied this to estimate how many new households form each year. |
| Numbeo | Crowdsourced cost-of-living and property data. | We used Numbeo's Yaoundé property data as a cross-check on price-to-income and price-to-rent ratios. We treated it as a secondary reference alongside CAHF. |
| Business in Cameroon | Established business news outlet covering Cameroon. | We used their reporting on BEAC rate decisions as a readable summary. We confirmed figures against official BEAC documents. |
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.
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