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 are a foreigner looking to buy property in Yaoundé, understanding the local real estate market is essential before making any decision.
In this guide, we cover everything you need to know about Yaoundé's housing market in 2026, including current prices, market trends, and what to watch out for.
We constantly update this blog post to reflect the latest data and conditions in Yaoundé's property market.
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's the real estate market going in Yaoundé in 2026?
What's the average days-on-market in Yaoundé in 2026?
As of early 2026, residential properties in Yaoundé typically take around 90 to 140 days to sell from first listing to deal agreement, though this varies significantly based on location and title status.
In prime neighborhoods like Bastos, Nlongkak, or Golf, well-priced homes with clean land titles can move in 45 to 90 days, while properties with title ambiguity or access issues can sit on the market for 6 to 12 months or longer.
Compared to one or two years ago, days-on-market in Yaoundé has remained relatively stable, though the gap between "clean" and "problematic" listings has widened as buyers become more cautious about title verification and due diligence.
Are properties selling above or below asking in Yaoundé in 2026?
As of early 2026, most residential properties in Yaoundé close at around 5% to 15% below the initial asking price, as sellers typically price listings with negotiation in mind.
Approximately 70% to 80% of properties in Yaoundé sell at or below asking, while above-asking sales are relatively rare and usually involve prime, clean-title homes that attract competing buyers, though our confidence in these exact numbers is moderate given the informal nature of Yaoundé's market data.
The neighborhoods most likely to see near-asking or above-asking sales in Yaoundé are Bastos, Nlongkak, and Golf-area properties, especially those that are move-in ready with verified titles, reliable utilities, and security features that appeal to expats and diplomats.
By the way, you will find much more detailed data in our property pack covering the real estate market in Yaoundé.
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 kinds of residential properties can I realistically buy in Yaoundé?
What property types dominate in Yaoundé right now?
The residential property market in Yaoundé in 2026 is roughly split between apartments (around 35% to 40% of listings), villas and detached houses (around 40% to 45%), and compound-style multi-unit homes (around 15% to 20%), with the exact mix varying by neighborhood.
Villas and detached houses represent the largest share of Yaoundé's residential market, especially in established neighborhoods where families and expats prefer more space and privacy.
This dominance of villas and houses in Yaoundé developed because formal housing finance and large-scale apartment development remain limited, so most construction is self-built by individuals or small developers who favor standalone homes on individual plots.
If you want to know more, you should read our dedicated analyses:
- 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?
Are new builds widely available in Yaoundé right now?
New-build properties in Yaoundé represent an estimated 15% to 25% of residential listings, though availability is concentrated in specific areas rather than spread evenly across the city.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Yaoundé include Odza, Ahala, Emana, and Olembé on the city's periphery, along with some higher-end projects in Bastos and Mfandena closer to the center.
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Which neighborhoods are improving fastest in Yaoundé in 2026?
Which areas in Yaoundé are gentrifying in 2026?
As of early 2026, the neighborhoods in Yaoundé showing the clearest signs of gentrification include the Odza to Ahala corridor in the south, Emana and Olembé in the north, and parts of Nkolbisson to the west.
Visible changes indicating gentrification in these Yaoundé areas include the appearance of more gated compound developments, improved road surfaces, increased presence of pharmacies and small supermarkets, and a gradual shift toward younger professional renters moving in from crowded central districts.
Over the past two to three years, these gentrifying neighborhoods in Yaoundé have seen estimated price appreciation of around 10% to 20% in nominal terms, though actual gains depend heavily on whether the specific property has a clean title and reliable utilities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Yaoundé.
Where are infrastructure projects boosting demand in Yaoundé in 2026?
As of early 2026, the top areas in Yaoundé where major infrastructure projects are boosting housing demand include the southern corridor toward Nsimalen airport, the Olembé to Ahala axis where the planned BRT will run, and the Emana district benefiting from improved northern access roads.
The specific infrastructure projects driving demand in Yaoundé include the Yaoundé to Nsimalen urban highway section, the planned Trans-Yaoundé Bus Rapid Transit (BRT) system connecting Olembé to Ahala over 22 kilometers, and the Yaoundé Coeur de Ville urban renewal initiative in the city center.
The BRT construction is scheduled to begin in 2026 with service expected by 2028, while the Nsimalen highway improvements are already underway and expected to see continued progress through 2027.
Typically in Yaoundé, infrastructure project announcements generate modest early price movement of around 5% to 10%, while actual completion can trigger an additional 10% to 15% appreciation in nearby property values, though these effects are strongest for titled, accessible properties.
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.
What do locals and insiders say the market feels like in Yaoundé?
Do people think homes are overpriced in Yaoundé in 2026?
As of early 2026, sentiment among locals and market insiders in Yaoundé is mixed, with many feeling that asking prices are high relative to local incomes, though most acknowledge that well-located, titled properties justify a premium.
People in Yaoundé who argue homes are overpriced typically cite the wide gap between asking prices and what most local families can afford, the continued inflation pressure that has pushed construction costs up, and the fact that many listings lack clean titles yet still demand top-tier prices.
Those who believe prices are fair in Yaoundé counter that demand keeps rising as the city's population grows, that reliable "expat-grade" homes with generators, water storage, and security are genuinely scarce, and that nominal price increases largely track inflation rather than real appreciation.
The price-to-income ratio in Yaoundé is estimated at around 17 to 18, which is high compared to regional averages and reflects the structural affordability challenge facing most local buyers in the city.
What are common buyer mistakes people regret in Yaoundé right now?
The most frequently cited buyer mistake in Yaoundé is paying a deposit or making any meaningful payment before properly verifying the land title (titre foncier) and confirming the seller's legal authority to sell, a mistake that has cost many buyers their entire investment.
The second most common regret among buyers in Yaoundé is under-budgeting for reliability upgrades such as generators, solar backup systems, water storage tanks, and security improvements, which can add 15% to 25% to the true cost of making a home livable.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Yaoundé.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Yaoundé.
Get the full checklist for your due diligence in Yaoundé
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Yaoundé in 2026?
Do foreigners face extra challenges in Yaoundé right now?
Overall, foreigners face a moderately higher difficulty level when buying property in Yaoundé compared to local buyers, mainly due to additional documentation requirements and the need for ministerial endorsement of their deed from MINDCAF (Ministry of State Property and Land Tenure).
The key legal requirement for foreign buyers in Yaoundé is obtaining the ministerial "visa" on their property deed, and without this endorsement, the entire sale can be declared null and void, which is a step many foreign buyers overlook.
Practical challenges foreigners commonly encounter in Yaoundé include navigating the French-language documentation and notarial system, building trust networks to verify title authenticity, understanding the local negotiation culture where initial prices assume haggling, and managing transactions remotely when they cannot be present in Cameroon.
We will tell you more in our blog article about foreigner property ownership in Yaoundé.
Do banks lend to foreigners in Yaoundé in 2026?
As of early 2026, mortgage financing for foreign buyers in Yaoundé exists but is very limited, and most foreign buyers should plan as if they are purchasing with cash unless they have strong local income and documentation.
Foreign buyers in Yaoundé who do qualify for mortgages can typically expect loan-to-value ratios of around 50% to 70% and interest rates averaging 7% to 8% through institutions like Crédit Foncier du Cameroun, which is lower than the CEMAC regional average of around 12%.
Banks in Yaoundé typically require foreign mortgage applicants to provide proof of stable local income (ideally from a permanent contract of at least two years), a Cameroonian tax identification number (NUI), verified identification documents, proof of funds, and often a local guarantor or additional collateral.
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.
How risky is buying in Yaoundé compared to other nearby markets?
Is Yaoundé more volatile than nearby places in 2026?
As of early 2026, Yaoundé shows moderate price volatility compared to Douala (which is more exposed to economic cycles) and smaller coastal markets (which can swing with tourism sentiment), making Yaoundé relatively steadier due to its role as the administrative capital.
Over the past decade, Yaoundé has experienced more gradual price movements than Douala, with less dramatic swings because government employment and diplomatic presence provide a structural floor under demand, while Douala's port-driven economy creates more boom-bust dynamics.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Yaoundé.
Is Yaoundé resilient during downturns historically?
Historically, Yaoundé's property market has shown moderate resilience during economic downturns, with prices typically stagnating and transaction volumes dropping rather than experiencing dramatic price crashes.
During the COVID-19 period (2020 to 2021), property values in Yaoundé dipped by an estimated 10% to 15% in some segments, with recovery taking roughly 18 to 24 months as buyers returned once economic conditions stabilized.
The property types and neighborhoods that have historically held value best during downturns in Yaoundé include titled villas in Bastos and Nlongkak, diplomatic-grade apartments near embassies, and any property with reliable utilities and security, as these continue to attract expat and institutional tenants even when broader demand weakens.
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How strong is rental demand behind the scenes in Yaoundé in 2026?
Is long-term rental demand growing in Yaoundé in 2026?
As of early 2026, long-term rental demand in Yaoundé is growing steadily, driven by continued urban population expansion and a structural shortage of quality, affordable housing stock.
The tenant demographics driving long-term rental demand in Yaoundé include young professionals working in government and NGOs, expatriate families with children attending international schools like the American School of Yaoundé (ASOY), diplomatic staff, and students attending the city's universities.
The neighborhoods with the strongest long-term rental demand in Yaoundé right now include Bastos and Nlongkak for the expat and diplomatic market, Ngousso for families near international schools, and Mfandena and Essos for mid-market professionals seeking accessible locations.
You might want to check our latest analysis about rental yields in Yaoundé.
Is short-term rental demand growing in Yaoundé in 2026?
Short-term rental regulations in Yaoundé remain relatively informal compared to Western markets, with no strict licensing requirements yet, though operators should register their business properly and comply with general tax obligations including the 15% withholding tax on rental income.
As of early 2026, short-term rental demand in Yaoundé is growing modestly but remains a niche market compared to tourism-driven cities, as Yaoundé's STR demand comes primarily from business travelers, government contractors, and domestic visitors rather than international tourists.
Current estimated average occupancy rates for short-term rentals in Yaoundé hover around 40% to 55%, which is moderate and reflects the city's business-travel focus rather than high-volume tourism.
The guest demographics driving short-term rental demand in Yaoundé include business professionals attending meetings, NGO and international organization staff on short assignments, domestic Cameroonians visiting family or conducting business, and occasional diplomatic visitors, rather than leisure tourists.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Yaoundé.
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 are the realistic short-term and long-term projections for Yaoundé in 2026?
What's the 12-month outlook for demand in Yaoundé in 2026?
As of early 2026, the 12-month demand outlook for residential property in Yaoundé is stable to slightly positive, with clean-title, well-located properties expected to continue attracting buyers while overpriced or problematic listings will sit longer.
The key factors most likely to influence Yaoundé's property demand over the next 12 months include inflation trends affecting purchasing power, the progress of BRT and infrastructure projects that could boost specific corridors, and the overall stability of government employment and diplomatic activity in the capital.
Forecasted price movement for Yaoundé over the next 12 months is estimated at 3% to 6% nominal growth for well-positioned properties, though real (inflation-adjusted) appreciation may be closer to flat given ongoing cost-of-living pressures.
By the way, we also have an update regarding price forecasts in Cameroon.
What's the 3 to 5 year outlook for housing in Yaoundé in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Yaoundé is positive but gradual, with structural urban growth and infrastructure investments expected to support steady appreciation, particularly in neighborhoods connected to the planned BRT corridor.
Major development projects expected to shape Yaoundé over the next 3 to 5 years include the Trans-Yaoundé BRT system (service expected by 2028), continued improvements to the Yaoundé to Nsimalen highway, the Yaoundé Coeur de Ville urban renewal project, and the broader Sustainable Urban Mobility Plan (PMUS) targeting 2035.
The single biggest uncertainty that could alter Yaoundé's 3 to 5 year outlook is whether financing for the BRT and other major infrastructure projects remains on track, as delays or cancellations would dampen the expected demand uplift in corridor neighborhoods.
Are demographics or other trends pushing prices up in Yaoundé in 2026?
As of early 2026, demographic trends are having a meaningful upward impact on housing prices in Yaoundé, with steady population growth creating persistent demand pressure against limited quality housing supply.
The specific demographic shifts most affecting prices in Yaoundé include the city's continued urban population growth (estimated at over 4 million residents), rural-to-urban migration driven by economic opportunities in the capital, and the expansion of the expatriate and diplomatic community attracted by Yaoundé's role as the political center.
Non-demographic trends also pushing prices in Yaoundé include rising construction material costs due to inflation, increased demand for "reliability features" like generators and water storage that add to home values, and growing interest from the Cameroonian diaspora looking to invest back home.
These demographic and trend-driven price pressures are expected to continue in Yaoundé for at least the next 5 to 10 years, as urbanization projections show the city's population continuing to grow and housing supply remaining constrained by land tenure and financing challenges.
What scenario would cause a downturn in Yaoundé in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Yaoundé would be a combination of tighter credit conditions, a significant inflation spike that erodes purchasing power, or a macro-economic shock that reduces government spending and diplomatic activity in the capital.
Early warning signs that a downturn is beginning in Yaoundé would include a noticeable increase in days-on-market across all property types (not just problematic listings), widening discounts from asking price, rising vacancy rates in previously stable rental neighborhoods like Bastos, and a slowdown in new construction permits.
Based on historical patterns, a potential downturn in Yaoundé would more likely manifest as a slow grind of stagnation and reduced liquidity rather than a sudden price crash, with transaction volumes dropping before prices adjust significantly, and recovery typically taking 18 to 24 months once conditions stabilize.
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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 |
|---|---|---|
| Cameroon National Institute of Statistics (INS) | It's Cameroon's official statistics agency, so it's the baseline for inflation and cost-of-living data. | We used INS releases to anchor the inflation backdrop that affects building costs and asking prices. We also used it to frame real versus nominal price growth in Yaoundé. |
| Bank of Central African States (BEAC) | BEAC is the central bank for the CEMAC zone, so it's the most authoritative source on monetary and credit conditions. | We used it to frame the interest rate and credit environment that shapes mortgage access and buyer demand in Yaoundé. We used it as the macro "credit climate" reference for 2026. |
| Housing Finance Africa | It's a specialized, well-cited housing and finance research organization covering African markets. | We used it to understand how housing is financed in Cameroon, what blocks supply, and what creates friction for foreign buyers. We also used it to inform title and tenure challenges. |
| IMF Cameroon Report | It's a detailed staff report with quantified macro assumptions and risks, vetted through the IMF process. | We used it for macro-risk framing (growth, inflation, financing conditions) that feeds into Yaoundé housing demand. We used it to set downside scenarios for 2026 to 2028. |
| U.S. State Department Investment Climate Statement | It's a structured, regularly updated government report summarizing investor-relevant constraints including property rights. | We used it to understand practical frictions: business environment challenges and property-rights issues. We used it to frame "foreigner experience" risks in plain language. |
| MINHDU (Ministry of Housing & Urban Development) | It's Cameroon's official government ministry responsible for housing and urban infrastructure projects. | We used it to identify which Yaoundé corridors are most likely to see demand uplift from improved access. We used it to support the infrastructure-led neighborhood analysis. |
| AFD (French Development Agency) | AFD is a major development financier with formal appraisal documents and methodologies for infrastructure projects. | We used it to confirm BRT planning and expected network effects on commute times and corridor focus. We used it as independent confirmation beyond MINHDU communications. |
| UN World Urbanization Prospects | It's the UN's flagship dataset for urban population estimates and projections worldwide. | We used it to anchor Yaoundé's long-run demand driver: population growth and urbanization. We used it to justify why housing demand tends to stay structurally supported over 3 to 5 years. |
| AirDNA | It's a widely used short-term rental dataset provider with a consistent market-level methodology. | We used it to estimate short-term rental occupancy, ADR, and revenue ranges for Yaoundé. We used it to keep the STR demand discussion data-driven rather than anecdotal. |
| Crédit Foncier du Cameroun (CFC) | It's Cameroon's state housing finance institution, the closest thing to an official mortgage channel reference. | We used it to describe the reality of mortgage products and why many buyers still purchase with cash. We used it as the institutional baseline when discussing loans for foreigners. |
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