What rental yield can you expect in Yaoundé? (2026)

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Residential property rental yields in Yaoundé in 2026

This table compares residential property rental yields in Yaoundé by neighborhood and bedroom count.

For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom properties.

Finally, please note you'll find much more detailed data in our real estate pack about Yaoundé.

Which neighborhoods offer the best net yield among areas people actually want to live in Yaoundé?

The best net-yield neighborhoods among areas people actually want to live in Yaoundé are Nlongkak, Odza, Biyem-Assi, Omnisports/Mfandena, and selected parts of Bastos.

These neighborhoods combine estimated net yields around 3.7% to 4.0% with enough tenant depth, livability, and resale demand to make the yield credible.

Nlongkak is the strongest balanced case. A 2-bedroom property in Nlongkak is modeled at 44,000,000 XAF with 220,000 XAF monthly rent, which gives 6.0% gross yield and 4.0% net yield.

Odza also works well for smaller and mid-sized residential rentals. A 1-bedroom Odza property is modeled at 21,000,000 XAF with 100,000 XAF monthly rent, producing about 4.0% net yield.

Biyem-Assi is less prestigious, but the rent-to-price ratio is practical. A 2-bedroom property at 28,000,000 XAF and 135,000 XAF per month also gives an estimated 4.0% net yield.

Bastos remains attractive only when the buyer chooses the right format. A 1-bedroom Bastos apartment gives about 4.0% net yield, while a 3-bedroom villa-style property falls to about 3.1% net because the purchase price and recurring costs are much heavier.

Where can I find residential properties with above-average yields and below-average entry prices in Yaoundé?

The clearest above-average yield and below-average entry-price areas in Yaoundé are Biyem-Assi, Mimboman, Mvan, Nsimeyong, Nkolmesseng, and Mendong/Simbock.

These neighborhoods usually sit below the higher-entry areas such as Bastos, Nlongkak, Odza, and Yaoundé Centre/Hippodrome, but they still produce estimated net yields around 3.8% to 4.1%.

Mimboman is the cheapest example in the model. A 2-bedroom property is estimated at 24,000,000 XAF with 118,000 XAF monthly rent, producing about 5.9% gross yield and 4.0% net yield.

Biyem-Assi is more balanced because it combines a lower ticket with broader local demand. A 2-bedroom property costs around 28,000,000 XAF, rents for about 135,000 XAF per month, and produces around 4.0% net yield.

Mvan and Nsimeyong also offer value. Their modeled 2-bedroom purchase prices are 27,000,000 XAF and 26,000,000 XAF, with estimated net yields around 3.9%.

The honest interpretation is that cheaper neighborhoods require more careful buying. The yield is often a reward for accepting lower prestige, more mixed building quality, weaker resale liquidity, and more micro-location risk.

Where does the rent level justify the purchase price most clearly in Yaoundé?

The rent level most clearly justifies the purchase price in Nlongkak, Biyem-Assi, Odza, Mimboman, and selected smaller central apartments.

These areas show a strong rent-to-price relationship without relying only on prestige or very high monthly rent.

Nlongkak is the cleanest example. A 2-bedroom unit has an estimated purchase price of 44,000,000 XAF and rent of 220,000 XAF per month, which gives one of the strongest gross yields in the table at 6.0%.

Odza also looks rational for rental income. A 2-bedroom property at 38,000,000 XAF and 180,000 XAF per month gives about 5.7% gross yield and 3.8% net yield.

Biyem-Assi and Mimboman justify their prices in a different way. Their rents are lower, but purchase prices are low enough to keep the income ratio healthy.

Yaoundé Centre/Hippodrome can work for smaller units. A 1-bedroom property at 30,000,000 XAF and 145,000 XAF per month gives around 5.8% gross yield and 4.0% net yield, supported by central access and renter liquidity.

We have actually built the our real estate pack about Yaoundé to make sure you won’t buy in the wrong area. Check it out.

Where is the best place to buy if I want stable rental income rather than maximum yield in Yaoundé?

The best places for stable rental income in Yaoundé are Nlongkak, Bastos for smaller units, Omnisports/Mfandena, Odza, and Yaoundé Centre/Hippodrome.

These areas are not always the absolute highest-yielding markets, but they have deeper tenant pools and better rental continuity than cheaper outer pockets.

Nlongkak is the strongest all-round stability market. Its estimated 2-bedroom net yield is 4.0%, and the tenant pool is broader than in the most expensive villa market.

Bastos is stable for the right unit size. A 1-bedroom Bastos apartment at 190,000 XAF per month can work because expats, consultants, NGO staff, diplomats, and corporate renters know the area.

Omnisports/Mfandena is practical rather than purely prestige-driven. A 2-bedroom unit is modeled at 185,000 XAF per month and 3.8% net yield, supported by access, services, sports facilities, and central-east connectivity.

Odza is stable for family tenants, especially when the property has good road access and parking. The practical takeaway is that stability in Yaoundé usually comes from tenant depth, not from the highest yield number.

What type of residential property should a beginner investor buy to maximize rental profitability in Yaoundé?

A beginner investor in Yaoundé should usually buy a well-located 1-bedroom or 2-bedroom apartment, not a large villa or land-heavy house.

The strongest balance is normally a 2-bedroom apartment in Nlongkak, Biyem-Assi, Odza, Omnisports/Mfandena, or a good value pocket near the centre.

The numbers support this. Many 1-bedroom and 2-bedroom apartments in the table produce estimated net yields around 3.8% to 4.0%, while many 3-bedroom properties fall toward 3.3% to 3.5% net.

The 2-bedroom format is especially useful because it serves couples, small families, sharers, mid-level professionals, and some expat tenants. In Nlongkak and Biyem-Assi, 2-bedroom properties both reach an estimated 4.0% net yield.

Large houses and villa-style properties are more difficult for beginners. They can produce high monthly rent, but they also require larger reserves for repairs, security, generators, gardens, water systems, caretaker costs, and longer vacancy periods.

The practical takeaway is that a 2-bedroom apartment is less glamorous but easier to rent, easier to manage, and often easier to resell than a large house.

We give you more details in the our real estate pack about Yaoundé.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Yaoundé?

The neighborhoods that best combine strong rental income with low vacancy risk in Yaoundé are Bastos, Nlongkak, Odza, Omnisports/Mfandena, and Yaoundé Centre/Hippodrome.

These areas have higher rents because the demand pools are recognizable and easier to understand.

Bastos has the highest rent levels in the model. A 2-bedroom unit rents around 330,000 XAF per month, while a 3-bedroom villa-type property can reach about 600,000 XAF per month.

Nlongkak is safer on a risk-adjusted basis. A 2-bedroom unit rents at about 220,000 XAF per month with a 4.0% net yield, and the tenant pool is broader than in the highest-end Bastos house market.

Odza offers strong family-rental income. A 3-bedroom property rents around 330,000 XAF per month, although the net yield falls to 3.4% because larger properties cost more to maintain.

The honest interpretation is that high rent alone is not enough. A 600,000 XAF per month Bastos villa can sit empty longer than a 220,000 XAF per month Nlongkak apartment if the tenant pool is too narrow.

Which areas look overpriced relative to their rental income in Yaoundé?

The areas that look most expensive relative to rental income are Bastos for large houses, Yaoundé Centre/Hippodrome for larger units, and parts of Odza where house prices have moved ahead of rents.

These are good places to live, but not always the strongest pure-yield markets for residential property investment returns in Yaoundé.

Bastos is the clearest example. A 3-bedroom property is modeled at 125,000,000 XAF with rent around 600,000 XAF per month, giving 5.8% gross yield but only 3.1% net yield after larger-property costs.

Yaoundé Centre/Hippodrome has a similar issue for larger units. A 3-bedroom property at 95,000,000 XAF and 460,000 XAF per month gives about 3.3% net yield.

Odza is more mixed. Its 1-bedroom and 2-bedroom units are reasonable, but the 3-bedroom Odza property gives about 3.4% net yield after larger-property maintenance.

The trade-off is not good neighborhood versus bad neighborhood. Bastos and central Yaoundé can still be useful for lifestyle, tenant quality, and capital preservation, but they are less compelling when income yield is the main goal.

Which neighborhoods should I avoid even if the rental yield looks attractive in Yaoundé?

A beginner should be cautious with Nkolbisson, Mimboman, some pockets of Mvan, and weaker parts of Nsimeyong even when the rental yield looks attractive.

The apparent yield in these areas can come from low purchase prices rather than exceptionally strong tenant demand.

Mimboman has one of the strongest modeled net yields. A 1-bedroom unit gives about 4.1% net yield, and a 2-bedroom unit gives about 4.0% net yield, but those numbers depend heavily on buying cheaply and avoiding weak buildings.

Nkolbisson also looks affordable. A 2-bedroom property costs around 24,500,000 XAF and rents for about 116,000 XAF per month, giving around 3.9% net yield.

Mvan and Nsimeyong can work, but not every pocket is equal. A property close to main roads and services is very different from a poorly accessed property with drainage, water, or building-quality problems.

The practical recommendation is to avoid weak micro-locations, not necessarily the whole neighborhood. A foreign beginner should demand verified title, road access, building inspection, and a lower price when the area is less liquid.

Which neighborhoods look risky even though the rental yield is high in Yaoundé?

The high-yield but riskier neighborhoods in Yaoundé are Mimboman, Nkolbisson, Nsimeyong, Mvan, and some outer pockets of Mendong/Simbock.

They can produce net yields around 3.8% to 4.1%, but the risk-adjusted return is weaker than the headline number suggests.

Mimboman is the main example. Its 2-bedroom yield is modeled at 5.9% gross and 4.0% net, which is higher than many more expensive areas.

The problem is that the low purchase price also signals lower liquidity and a more price-sensitive tenant base. If repairs or vacancy rise, the yield advantage can disappear quickly.

Nkolbisson has a similar profile. A 1-bedroom unit produces about 4.0% net, but the rental market is thinner than in Nlongkak, Bastos, or Omnisports/Mfandena.

The safer alternative is to accept a similar or slightly lower yield in Biyem-Assi, Nlongkak, Odza, or Omnisports/Mfandena, where rental demand is broader and resale is easier.

What neighborhoods should I avoid when buying a rental property in Yaoundé?

A beginner rental investor should avoid poorly accessed pockets of Nkolbisson, weak micro-locations in Mimboman, secondary pockets of Mvan, and outer fringe parts of Mendong/Simbock unless the purchase price is clearly discounted.

The avoid decision should be based on access, tenant depth, building condition, and title quality, not neighborhood reputation alone.

Nkolbisson should be avoided by beginners when the property is far from practical transport or has weak road access. The modeled 2-bedroom net yield of 3.9% is not enough compensation if vacancy and resale risk are high.

Mimboman should be avoided when the building is old, poorly maintained, or hard to access. The estimated 4.0% net yield on a 2-bedroom unit can fall quickly if repairs and tenant turnover are higher than expected.

Mvan should be avoided only in weak pockets. A well-located 2-bedroom unit can still work at about 3.9% net yield, but poor micro-locations are more sensitive to tenant budgets and building quality.

Mendong/Simbock should be treated carefully for larger properties. A 3-bedroom unit gives around 3.4% net yield, so the investor needs family-rental demand and good access to justify the larger ticket.

The practical rule is simple: avoid properties where the only attractive signal is the low purchase price.

Which neighborhoods are seeing rental demand weaken, and why, in Yaoundé?

The neighborhoods most exposed to weaker rental demand are outer-value districts and poorly accessed micro-locations, especially parts of Nkolbisson, Mimboman, Mvan, and fringe Mendong/Simbock.

The issue is not always falling rent. The more practical problem is thinner tenant depth and longer search time for suitable tenants.

The table shows why. These areas often have decent yields around 3.8% to 4.1% net, but monthly rents are modest, including 116,000 XAF for a 2-bedroom in Nkolbisson and 118,000 XAF in Mimboman.

That means the tenant base is more budget-sensitive. If the property has bad access, water problems, poor maintenance, or a weak layout, renters can move to another similar unit.

Demand weakens when renters compare older or less accessible units with newer or better-located alternatives. In Yaoundé, practical access, road condition, water reliability, security, and proximity to work or services matter strongly.

The recommendation is to monitor these neighborhoods rather than reject them entirely. Buy only with a discount, verified title, good road access, and realistic rent expectations.

Which neighborhoods are seeing new developments that could create stronger rental demand in Yaoundé?

The neighborhoods most likely to benefit from new development and infrastructure are Odza, Ahala, Yaoundé Centre/Hippodrome, Omnisports/Mfandena, and northern-southern corridor areas connected to the Olembé to Ahala mobility logic.

The main infrastructure story is mobility. Better transport can make practical residential neighborhoods more attractive because renters in Yaoundé care strongly about commute time, road access, and daily movement.

Ahala benefits because it sits on the southern side of this mobility logic. A 2-bedroom Ahala unit at 30,000,000 XAF and 140,000 XAF per month currently gives about 3.8% net yield.

Odza benefits from road and airport-access logic. Its 2-bedroom properties already produce around 3.8% net yield, and better mobility could deepen the tenant pool for families and professionals.

Yaoundé Centre/Hippodrome may benefit from urban upgrading, but the upside may already be partly priced in. A 2-bedroom property costs about 55,000,000 XAF, much higher than value districts.

The trade-off is supply. New development can improve demand, but too many similar new apartments can also pressure rents, so investors should avoid paying a full future-transport premium unless the property already rents well today.

Which neighborhoods have become less attractive for property investors over the last 12 months in Yaoundé?

The neighborhoods that look less attractive for yield-focused investors are Bastos for large houses, Yaoundé Centre/Hippodrome for large units, and expensive parts of Odza.

These areas remain desirable, but the rental-income case is weaker when prices rise faster than realistic rent.

Bastos is still one of Yaoundé’s most recognized rental areas. But the 3-bedroom model shows the issue clearly: 125,000,000 XAF purchase price, 600,000 XAF monthly rent, 5.8% gross yield, and only 3.1% net yield.

Yaoundé Centre/Hippodrome has the same compression problem. A 3-bedroom property gives about 3.3% net yield, even though the monthly rent is strong at 460,000 XAF.

Odza is not weak overall, but expensive family houses need caution. A 3-bedroom property rents well at around 330,000 XAF per month, yet the net yield is only about 3.4% after larger-property costs.

The local reason is simple: upper-income locals, diaspora buyers, foreign buyers, and owner-occupiers can support prices even when rents do not rise proportionally.

The practical conclusion is that these neighborhoods may still be good for lifestyle and resale. They are just less attractive when rental income is the main objective.

Which property types are becoming harder to rent in Yaoundé, and in which neighborhoods?

The property types becoming harder to rent in Yaoundé are large expensive houses, villa-style 3-bedroom properties, and poorly maintained older apartments.

The issue appears most clearly in Bastos, Yaoundé Centre/Hippodrome, Odza, and weaker outer districts.

Large Bastos houses are the clearest case. They can rent for around 600,000 XAF per month, but the modeled purchase price is about 125,000,000 XAF and the net yield is near 3.1%.

Those large properties need a narrow tenant profile. The owner is often waiting for a diplomat, senior executive, NGO tenant, corporate relocation tenant, or high-income family.

Large Odza houses are easier than Bastos villas for family demand, but still cost-heavy. A modeled 3-bedroom Odza property gives 3.4% net yield, below many 1-bedroom and 2-bedroom apartments.

Older apartments in Mimboman, Mvan, Nkolbisson, and Nsimeyong can also be harder to rent if the rent is not discounted. Tenants in these areas are price-sensitive and compare condition closely.

The property type with the most durable demand is the clean, secure 2-bedroom apartment. It fits local families, professionals, and sharers, and it does not depend on a narrow expat tenant base.

The practical rule is to buy tenant depth, not just high monthly rent.

Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Yaoundé?

The best bedroom count for a beginner investor in Yaoundé is usually the 2-bedroom property.

It offers the best balance between entry price, rental yield, tenant depth, and resale liquidity.

The 1-bedroom format has the lowest entry price and often strong net efficiency. In the table, many 1-bedroom units produce about 3.9% to 4.1% net yield.

The 2-bedroom format is more balanced. It commonly produces around 3.8% to 4.0% net yield, while serving couples, small families, sharers, and mid-level professionals.

In Nlongkak, a 2-bedroom unit gives 4.0% net yield. In Biyem-Assi, a 2-bedroom unit also gives 4.0% net yield, while Mvan and Nsimeyong sit around 3.9% net.

The 3-bedroom format gives higher rent but weaker net yield. Many 3-bedroom properties in the table sit around 3.3% to 3.5% net, and Bastos large properties fall to about 3.1% net.

The local Yaoundé logic is that 2-bedroom apartments match the broadest renter pool. They are big enough for small households but not so expensive that only a small corporate or expat tenant group can afford them.

The practical takeaway is simple: 1-bedroom units are efficient, 3-bedroom units produce higher rent, but 2-bedroom units are the safest beginner balance in Yaoundé.

Fact-checked and reviewed by our local expert

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Cedella Besong 🇨🇲

Co-Founder & CEO, CFB Holding

As Co-Founder & CEO of CFB Holding, Cedella Besong is focused on making a real difference in Yaoundé’s development. With a global perspective and a passion for innovation, she leads projects that enhance urban living, education, and business growth. Cedella’s approach is all about creating opportunities—helping Yaoundé’s residents and businesses thrive by ensuring that investments translate into meaningful, long-term improvements for the city.

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