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
This blog post gives you a clear picture of what rental yields look like in Yaoundé right now, across all property types and neighborhoods.
We keep this article updated regularly so you always have the freshest numbers and insights available.
Whether you're eyeing a studio near the university or a villa in Bastos, you'll find practical, real-world data here.
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
- The average gross rental yield in Yaoundé sits around 6.5% in early 2026, but you can find deals ranging from 4% in premium expat zones to 10% in high-demand student neighborhoods like Ngoa-Ekellé.
- Studios and small one-bedroom apartments near universities in Yaoundé typically deliver the highest yields, often between 8% and 11% gross, because purchase prices stay affordable while rent demand remains strong.
- Neighborhoods like Bastos and Golf offer the lowest yields in Yaoundé, often just 4% to 6.5% gross, since buyers pay a prestige premium that rents cannot fully match.
- The typical vacancy rate in Yaoundé is around 8% per year, which means landlords should expect roughly one month of lost rent annually when budgeting their cash flow.
- Property management in Yaoundé costs between 7% and 10% of collected rent monthly, with an additional half to one month's rent charged when placing a new tenant.
- Electricity costs for landlords who include utilities can range from 5,000 to 40,000 FCFA monthly depending on unit size, based on Eneo's regulated tariff brackets.
- The Yaoundé-Nsimalen urban motorway project is expected to boost rents in corridors like Odza and southern approach neighborhoods once access improves.
- Yaoundé's rent-to-price ratio of around 6.5% means it takes roughly 15 years of gross rent to recover the purchase price before accounting for expenses.
- Maintenance and repair budgets in Yaoundé should be higher than in developed markets, typically 1% to 2% of property value yearly, due to older building stock and infrastructure challenges.
- Water costs in Yaoundé average around 293 FCFA per cubic meter for households, and Camwater has indicated no near-term tariff increases through 2026.
What are the rental yields in Yaoundé as of 2026?
What's the average gross rental yield in Yaoundé as of 2026?
As of early 2026, the average gross rental yield for residential properties in Yaoundé is approximately 6.5% per year, which reflects a mix of apartments, houses, and villas across the city.
Most typical rental properties in Yaoundé fall within a gross yield range of 4% to 10%, with the wide spread driven by differences in neighborhood, property condition, and tenant type.
Compared to other major African capitals, Yaoundé's gross yields are competitive, sitting above many West African cities where yields often compress below 5% in prime areas.
The single biggest factor influencing gross rental yields in Yaoundé right now is location relative to employment and education hubs, since properties near universities, hospitals, and government offices command stronger rents without proportionally higher purchase prices.
What's the average net rental yield in Yaoundé as of 2026?
As of early 2026, the average net rental yield in Yaoundé is approximately 4.8% per year after accounting for typical landlord expenses like taxes, maintenance, and vacancy.
The gap between gross and net yields in Yaoundé is usually 1.5 to 2 percentage points, which reflects the real cost of owning and managing rental property in the city.
Property tax and rental income tax are the expenses that most significantly reduce gross yields in Yaoundé, since landlords must pay the Taxe sur la Propriété Foncière plus taxes on their rental revenue as defined by the Cameroon tax code.
Most standard investment properties in Yaoundé deliver net yields between 3.5% and 6%, with the range depending on how well the property is maintained, how efficiently it is managed, and how accurately it is priced for the local market.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Yaoundé in 2026?
In Yaoundé in 2026, local investors generally consider a gross rental yield of 8% or higher to be a "good" deal, since this level compensates for liquidity risk, maintenance uncertainty, and tenant turnover common in the market.
The threshold that separates average properties from high performers in Yaoundé is roughly 8% gross or 6% net, and anything above these levels typically indicates either a well-bought property or a unit in a high-demand location with modest purchase prices.
How much do yields vary by neighborhood in Yaoundé as of 2026?
As of early 2026, the spread in gross rental yields between Yaoundé's highest-yield and lowest-yield neighborhoods can be as much as two times, with some areas delivering 10% while others barely reach 4%.
The highest rental yields in Yaoundé typically come from neighborhoods with strong local demand but moderate purchase prices, such as Melen, Ngoa-Ekellé, Biyem-Assi, Mendong, Nkolbisson, Ekounou, Emana, and Olembé.
The lowest rental yields in Yaoundé are found in premium, security-focused neighborhoods where prices are bid up by expat and diplomatic demand, including Bastos, Golf, Quartier du Lac, and parts of Tsinga near the administrative plateau.
The main reason yields vary so much across Yaoundé neighborhoods is the mismatch between purchase price premiums and achievable rents, since prestige areas command high prices that rents simply cannot fully justify.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Yaoundé.
How much do yields vary by property type in Yaoundé as of 2026?
As of early 2026, gross rental yields in Yaoundé range from about 4% for high-end villas up to 11% for well-located studios, with apartments and mid-market houses falling somewhere in between.
Studios and small one-bedroom apartments currently deliver the highest average gross yields in Yaoundé, typically between 8% and 11%, because they attract broad demand from students and young workers while keeping purchase prices relatively low.
High-end villas and expat-grade houses deliver the lowest average gross yields in Yaoundé, usually between 4% and 6.5%, since their elevated prices outpace what even premium tenants are willing to pay in rent.
The key reason yields differ between property types in Yaoundé is that rent does not scale proportionally with price, so smaller, more affordable units generate better returns relative to their cost than large, luxury properties.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Yaoundé?
- What rental yields can you expect for a villa in Yaoundé?
What's the typical vacancy rate in Yaoundé as of 2026?
As of early 2026, the average residential vacancy rate in Yaoundé is approximately 8%, which translates to roughly one month of lost rent per year for a typical landlord.
Vacancy rates in Yaoundé range from about 4% to 6% in high-demand, well-priced neighborhoods, up to 10% to 15% in peripheral areas or for units that are overpriced or poorly matched to local tenant expectations.
The main factor driving vacancy rates in Yaoundé is pricing accuracy relative to location and quality, since correctly priced units in practical neighborhoods fill quickly while misaligned properties sit empty for longer.
Yaoundé's vacancy rate is roughly in line with other Central African urban markets, though it tends to be lower than cities with weaker employment bases and higher than those with more formalized rental sectors.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Yaoundé.
What's the rent-to-price ratio in Yaoundé as of 2026?
As of early 2026, the average rent-to-price ratio in Yaoundé is approximately 0.54% per month, which equals roughly 6.5% per year and means it takes about 15 years of gross rent to match the purchase price.
A rent-to-price ratio above 0.6% monthly, or about 7% annually, is generally considered favorable for buy-to-let investors in Yaoundé, and this ratio is essentially another way of expressing the gross rental yield.
Yaoundé's rent-to-price ratio is competitive compared to many African capitals, sitting higher than cities like Abidjan or Dakar where prime property prices have risen faster than rents in recent years.
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 neighborhoods and micro-areas in Yaoundé give the best yields as of 2026?
Where are the highest-yield areas in Yaoundé as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Yaoundé are Ngoa-Ekellé, Melen, and Biyem-Assi, all of which benefit from strong renter demand without the price premiums found in expat zones.
In these high-yield areas like Ngoa-Ekellé, Melen, and Biyem-Assi, investors can typically expect gross rental yields between 7.5% and 10%, depending on the specific property and how well it is priced.
The main characteristic these high-yield neighborhoods share is proximity to major demand drivers like universities, hospitals, and civil service employment, which keeps rents strong while purchase prices remain accessible to local buyers.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Yaoundé.
Where are the lowest-yield areas in Yaoundé as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Yaoundé are Bastos, Golf, and Quartier du Lac, where prestige pricing pushes purchase costs well above what rents can support.
In these low-yield areas, investors typically see gross rental yields between 4% and 6.5%, which is significantly below the city average due to elevated property values.
The main reason yields are compressed in neighborhoods like Bastos and Golf is that buyers pay a substantial premium for security, status, and proximity to embassies, and long-term rents simply cannot match these inflated prices.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Yaoundé.
Which areas have the lowest vacancy in Yaoundé as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Yaoundé are Biyem-Assi, Mendong, and Melen, where correctly priced units rarely sit empty for long.
In these low-vacancy areas, landlords typically experience vacancy rates between 4% and 6%, which means only two to three weeks of lost rent per year if the property is well-maintained and competitively priced.
The main demand driver keeping vacancy low in neighborhoods like Biyem-Assi and Mendong is convenience, since these areas offer easy access to transport, shops, schools, and employment without the premium pricing of central or diplomatic zones.
The trade-off investors face when targeting these low-vacancy areas is that while occupancy is reliable, gross yields may be slightly lower than in edgier, higher-risk neighborhoods where demand is less consistent.
Which areas have the most renter demand in Yaoundé right now?
The top three neighborhoods currently experiencing the strongest renter demand in Yaoundé are Ngoa-Ekellé, Biyem-Assi, and Mendong, all of which combine affordability with practical access to jobs and services.
In these high-demand areas, the typical renter profile includes students, young professionals, civil servants, and middle-income families who prioritize location convenience over prestige or luxury finishes.
Rental listings in neighborhoods like Ngoa-Ekellé and Biyem-Assi typically get filled within two to four weeks when priced correctly, compared to several months for overpriced or poorly located units elsewhere in Yaoundé.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Yaoundé.
Which upcoming projects could boost rents and rental yields in Yaoundé as of 2026?
As of early 2026, the top infrastructure project expected to boost rents in Yaoundé is the urban section of the Yaoundé-Nsimalen motorway, which will significantly improve access between the city center and the airport corridor.
The neighborhoods most likely to benefit from this motorway project include Odza, Nsimalen-adjacent areas, and the southern and eastern approach corridors where improved commuting times will increase rental appeal.
Once the motorway project is completed, investors in well-positioned properties along the improved corridors might realistically expect rent increases of 5% to 15%, depending on how directly the unit benefits from the new access.
You'll find our latest property market analysis about Yaoundé here.
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 property type should I buy for renting in Yaoundé as of 2026?
Between studios and larger units in Yaoundé, which performs best in 2026?
As of early 2026, studios and small one-bedroom apartments perform best in Yaoundé in terms of both rental yield and occupancy, consistently outpacing larger units on return metrics.
Studios in Yaoundé typically deliver gross yields of 8% to 11%, equivalent to roughly 400,000 to 700,000 FCFA monthly rent (about 650 to 1,150 USD or 600 to 1,050 EUR), while larger two to three bedroom units usually yield 6% to 9%.
The main factor explaining why studios outperform in Yaoundé is that purchase prices stay modest while demand from students and young workers keeps rents strong, creating a favorable yield equation.
However, larger units become the better investment choice in Yaoundé when targeting families or professionals who value stability and sign longer leases, reducing turnover costs and vacancy risk over time.
What property types are in most demand in Yaoundé as of 2026?
As of early 2026, the most in-demand property type in Yaoundé is the studio or one-bedroom apartment, which attracts the broadest pool of renters looking for affordable, practical housing.
The top three property types ranked by current tenant demand in Yaoundé are studios and one-bedroom apartments, affordable two-bedroom apartments, and simple well-maintained houses in practical neighborhoods.
The primary demographic trend driving this demand pattern in Yaoundé is the large population of students, young professionals, and civil servants who need affordable housing near employment and education hubs.
High-end villas and large luxury properties are currently underperforming in demand in Yaoundé and likely to remain so, since the pool of tenants willing and able to pay premium rents is limited to a small expat and diplomatic segment.
What unit size has the best yield per m² in Yaoundé as of 2026?
As of early 2026, units between 20 and 40 square meters deliver the best gross rental yield per square meter in Yaoundé, as these compact sizes command disproportionately high rents relative to their floor area.
For this optimal unit size in Yaoundé, gross rental yields per square meter typically range from 15,000 to 25,000 FCFA monthly (about 25 to 40 USD or 23 to 37 EUR per square meter), depending on location and finish quality.
The main reason smaller or larger units have lower yield per square meter in Yaoundé is that very small units face regulatory and practical limits on rent, while larger units see diminishing returns as each additional square meter adds less rental value.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Yaoundé.
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.
What costs cut my net yield in Yaoundé as of 2026?
What are typical property taxes and recurring local fees in Yaoundé as of 2026?
As of early 2026, the annual property tax for a typical rental apartment in Yaoundé runs around 0.1% of the assessed value plus municipal surcharges, which might total 50,000 to 150,000 FCFA (roughly 80 to 250 USD or 75 to 230 EUR) depending on the property.
Beyond property tax, landlords in Yaoundé must also budget for rental income tax on their revenues, which can represent a meaningful deduction depending on the applicable tax regime and total rental earnings.
Combined, property taxes and rental income taxes typically represent 10% to 20% of gross rental income in Yaoundé, making them one of the larger recurring cost categories for landlords.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Yaoundé.
What insurance, maintenance, and annual repair costs should landlords budget in Yaoundé right now?
Annual landlord insurance in Yaoundé typically costs between 50,000 and 150,000 FCFA (roughly 80 to 250 USD or 75 to 230 EUR), depending on coverage level and property value.
Landlords in Yaoundé should budget 1% to 2% of the property value annually for maintenance and repairs, which translates to roughly 300,000 to 1,000,000 FCFA (about 500 to 1,650 USD or 460 to 1,500 EUR) for a mid-market rental apartment.
The repair expense that most commonly catches landlords off guard in Yaoundé is plumbing and water-related issues, since older buildings often have infrastructure problems and water pressure can be unreliable.
In total, landlords should realistically budget 400,000 to 1,200,000 FCFA annually (about 650 to 2,000 USD or 600 to 1,800 EUR) for the combined cost of insurance, maintenance, and repairs on a typical Yaoundé rental property.
Which utilities do landlords typically pay, and what do they cost in Yaoundé right now?
In Yaoundé, landlords typically pay utilities when the property is furnished or targeted at expats and short-stay tenants, while unfurnished long-term rentals usually pass electricity and water costs to tenants.
When landlords do cover utilities in Yaoundé, monthly costs range from 20,000 to 60,000 FCFA (roughly 33 to 100 USD or 30 to 90 EUR) for a typical unit, based on Eneo's regulated electricity tariffs starting at 50 FCFA per kWh and Camwater rates around 293 FCFA per cubic meter.
What does full-service property management cost, including leasing, in Yaoundé as of 2026?
As of early 2026, full-service property management in Yaoundé typically costs between 7% and 10% of collected rent monthly, which translates to roughly 21,000 to 50,000 FCFA (about 35 to 80 USD or 32 to 75 EUR) on a 300,000 FCFA rent.
On top of ongoing management fees, leasing or tenant-placement charges in Yaoundé usually run half to one month's rent, meaning 150,000 to 300,000 FCFA (roughly 250 to 500 USD or 230 to 460 EUR) each time a new tenant is found.
What's a realistic vacancy buffer in Yaoundé as of 2026?
As of early 2026, landlords in Yaoundé should set aside approximately 8% to 17% of annual rental income as a vacancy buffer, depending on how conservative they want to be and how niche their property is.
In practice, most Yaoundé landlords experience around four to eight weeks of vacancy per year, with well-priced mid-market units closer to four weeks and overpriced or luxury properties sometimes sitting empty for two months or more.
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.
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 DGI - Property Tax | It's the official tax authority, so it's the reference for what landlords must pay and when. | We used it to pin down the property tax's payment timing and compliance steps. We then translated that into a simple "what it costs your yield" checklist. |
| Cameroon DGI - Rental Income | It's the official definition of rental income rules and what counts as taxable rental revenue. | We used it to define what "rental income" covers for a landlord in Cameroon. We then built the net-yield cost stack around this definition. |
| Cameroon DGI - General Tax Code | It's the canonical legal text that tax professionals and courts reference. | We used it as the legal anchor to avoid relying on hearsay rates. We cross-checked summaries from other reputable notes against it. |
| Finance Law for 2026 - Presidency of Cameroon | It's the official promulgated law for the 2026 fiscal year. | We used it to frame "as of early 2026" as a legally consistent point in time. We then checked that tax discussions we cite are compatible with the 2026 fiscal context. |
| eRegulations Yaoundé | It's a structured, government-aligned compliance guide that cites the tax code and procedures. | We used it to confirm the practical interpretation of the property tax rate and municipal add-ons. We then expressed it in "rule-of-thumb" landlord math. |
| Cameroon Ministry of Finance (MINFI) | It's an official government source explaining how certain taxes apply in practice. | We used it to support how rental income taxation is handled, especially simplified regimes. We then translated it into a net-yield deduction range. |
| Deloitte Africa Francophone | It's a major professional services firm summarizing tax changes with a compliance lens. | We used it to cross-check how professionals describe recent rental-income taxation options. We then applied only the parts consistent with official texts. |
| Eneo Cameroon | It reproduces the regulator-set tariff grid and shows the actual kWh bracket pricing landlords care about. | We used it to estimate typical tenant-versus-landlord utility exposure and realistic monthly bills. We then modeled utilities as a net-yield haircut where landlords include electricity. |
| ARSEL - Electricity Regulator | It's the regulator, so it's the authority behind the tariff decisions and sector rules. | We used it to validate that electricity tariffs are regulator-governed, not just company pricing. We then referenced Eneo's published decision as the practical tariff table. |
| CAMWATER | It's the public operator, so it's the reference institution for water service. | We used it to anchor "who sets and announces" water policy changes. We then relied on reputable reporting that explicitly attributes statements to CAMWATER. |
| l'Economie | It's a recognized business outlet that attributes claims to CAMWATER communications. | We used it to approximate household water cost per cubic meter and the "no near-term increase" guidance. We then converted that into a landlord budget line. |
| World Bank - Housing Finance in Cameroon | The World Bank is a top-tier source for housing system structure and constraints. | We used it to explain why Yaoundé's rental market behaves the way it does, including informality and self-build patterns. We then used that context to interpret yield and vacancy risk. |
| CAHF - Housing Finance Africa | CAHF is a respected pan-African housing finance research organization with explicit methodology. | We used it to ground "renter demand drivers" and structural rental-market realities in Cameroon. We then used that to justify neighborhood-level yield differences in Yaoundé. |
| Numbeo | It's not official, but it's transparent about sample size and update dates, so it's a usable cross-check. | We used it as a sanity-check benchmark for rents and price-per-area in Yaoundé. We then triangulated it against local listing ranges to produce a confident, practical yield estimate. |
| Koutchoumi | It's a long-running local portal with a large volume of public asking prices and rents. | We used it to cross-check "what people actually ask" for rents and sale prices across neighborhoods. We then used that spread to model yield dispersion between high and low yield zones. |
| CoinAfrique Cameroon | It's a major classifieds marketplace in Francophone Africa with lots of real-time rental asks. | We used it to triangulate the lower-to-mid market rent bands, especially outside premium expat zones. We then used those bands to estimate vacancy and leasing time. |
| MINHDU - Ministry of Urban Development | It's the official ministry, so it's the cleanest source for major urban infrastructure project status. | We used it to identify "rent catalysts" tied to access improvements and commuting time reductions. We then mapped those impacts to specific Yaoundé corridors and neighborhoods. |
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.
Related blog posts