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Yaoundé's property market is showing strong growth momentum with average apartment prices ranging from 32,515 CFA/m² outside the center to 46,451 CFA/m² in prime locations.
The Cameroon capital offers attractive rental yields of 7.5-9% and benefits from a structural housing shortage that supports price appreciation across most neighborhoods. Key areas like Bastos, Etoudi, and Nlongkak are experiencing 6-8% annual price growth, while emerging zones like Obili provide excellent opportunities for student housing investments.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cameroon, based on reliable facts and data, not opinions or rumors.
Yaoundé's property market offers strong investment potential with sustained price growth and attractive rental yields. Prime neighborhoods like Bastos command premium prices while emerging areas provide affordable entry points.
Transaction costs typically range from 8-15% of purchase price, and legal due diligence is essential given potential title risks in some areas.
| Investment Focus | Best Areas | Expected Returns |
|---|---|---|
| High-End Living | Bastos, Etoudi | 6-8% annual appreciation |
| Student Rentals | Obili, Melen | 8-9% rental yields |
| Emerging Growth | Nlongkak, Nkolbisson | 4-7% price growth |
| Budget Entry | Nkolndongo, Mokolo | 3-5% steady appreciation |
| Infrastructure Play | Etoudi, Nlongkak | Enhanced by govt projects |
What are the current property prices per square meter in Yaoundé's main neighborhoods?
As of September 2025, Yaoundé's property market shows significant price variations across different neighborhoods, with premium areas commanding substantially higher rates than emerging zones.
City center apartments average 46,451 CFA per square meter (approximately $75), while properties outside the center are priced at 32,515 CFA per square meter (around $52). Prime locations like Bastos can reach up to 250,000 CFA per square meter for land, while emerging areas like Mvog-Betsi offer more accessible entry points at 25,000 CFA per square meter.
A typical 150-square-meter villa in prime neighborhoods costs around 100 million CFA (approximately $163,000), while a standard 60-square-meter apartment ranges from 30-32 million CFA ($49,000-$52,000). Peripheral areas like Mfou offer land as low as 1,500 CFA per square meter, making them attractive for long-term development plays.
The price differential reflects infrastructure quality, proximity to business districts, and neighborhood amenities, with diplomatic enclaves and established residential areas commanding premium pricing.
How have property prices evolved over the past 5 years and what are the future trends?
Yaoundé's property market has demonstrated consistent upward momentum over the past five years, with annual appreciation rates ranging from 3-8% depending on the neighborhood and property type.
Short-term trends (1-2 years) indicate sustained appreciation of 3-7% annually, with higher growth expected in top-tier areas due to the ongoing housing deficit. Areas benefiting from infrastructure improvements like Etoudi and Nlongkak are seeing accelerated growth rates of 6-8% annually.
Medium-term outlook (3-5 years) remains positive, supported by infrastructure upgrades and urban development projects, though growth may moderate if significant new supply enters the market. The structural housing shortage continues to support price appreciation across most segments.
Long-term projections (10 years) suggest continued bullish momentum driven by ongoing urbanization, demographic growth, and limited new supply. The market benefits from Cameroon's status as a regional hub and steady economic growth in the Central African region.
It's something we develop in our Cameroon property pack.
Which neighborhoods are experiencing the fastest price growth?
Several key neighborhoods in Yaoundé are outperforming the market average, with growth rates significantly above the city-wide trend.
Bastos leads price appreciation at 6-8% annually, driven by its status as the diplomatic enclave with luxury housing demand from international organizations and expatriate professionals. The area's limited supply and prestigious reputation continue to push prices higher.
Etoudi is experiencing similar growth rates of 6-8%, benefiting from urban renewal projects and infrastructure improvements that enhance its attractiveness to middle and upper-income residents. New developments and improved road connectivity are key drivers.
Obili shows strong growth of 5-7% annually, primarily due to its proximity to the University of Yaoundé I, creating consistent demand for student housing and small apartments. The area attracts both local and international students.
Nlongkak represents an emerging growth story with 4-6% appreciation, driven by new mixed-use developments and its positioning as a transition zone between established and developing areas.
What rental yields can investors expect in different areas and property types?
Yaoundé's rental market offers attractive yields that compare favorably with other African capitals, with returns varying significantly by location and property type.
| Area | Property Type | Gross Rental Yield |
|---|---|---|
| Obili | Student apartments | 8-9% |
| Bastos | Luxury apartments | 7-8% |
| Etoudi | Family houses | 7.5-8.5% |
| Nlongkak | Mid-range apartments | 8-8.5% |
| Melen | Small apartments | 7.5-8% |
| Mokolo | Commercial-residential | 7-8% |
| City Center | Office apartments | 7.5-8% |
Student housing near universities consistently delivers the highest yields, often exceeding 9% gross returns due to strong demand and limited purpose-built accommodation. Short-term furnished rentals in prime areas can achieve even higher returns for hands-on investors.
How long does it typically take to resell property and at what appreciation rates?
Property liquidity in Yaoundé varies significantly by location, price range, and market conditions, with established neighborhoods offering faster turnover than emerging areas.
Central and prime neighborhoods like Bastos and Etoudi typically see resale periods of 6-12 months for well-priced properties. These areas benefit from consistent buyer demand and established market recognition among both local and international purchasers.
Peripheral and emerging zones may require 18+ months for successful resale, particularly for luxury or specialized properties that appeal to a narrower buyer pool. Properties above 100 million CFA often take longer regardless of location.
Property appreciation on resale generally aligns with annual market growth rates of 3-7%, though "flipping" strategies are uncommon due to substantial transaction costs of 8-15%. Investors typically hold properties for 5+ years to realize meaningful returns after costs.
Market conditions, property condition, and pricing strategy significantly impact resale timelines, with realistic pricing being crucial for faster transactions in Yaoundé's developing market.
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What's the demand like for short-term versus long-term rentals?
Yaoundé's rental market shows distinct patterns between short-term and long-term segments, with each serving different tenant demographics and investment strategies.
Short-term rentals including Airbnb and furnished apartments show strong demand in central areas, Bastos, and Obili, with median rates around $45 per night. Business travelers, international visitors, and students seeking temporary accommodation drive this segment.
The short-term market benefits from Yaoundé's role as Cameroon's political and business capital, attracting government visitors, NGO staff, and business travelers who prefer serviced accommodation over hotels. Occupancy rates exceed national averages in prime locations.
Long-term rentals maintain consistent demand across all mainstream areas, offering greater stability but typically lower yields compared to short-term rentals in premium zones. Local professionals, families, and long-term expatriates form the core tenant base.
Student areas like Obili show particularly strong long-term demand, with academic calendar cycles providing predictable rental patterns and reliable occupancy for investors focused on this segment.
What are the main risks for property buyers in Yaoundé?
Property investment in Yaoundé carries several risks that buyers must carefully evaluate and mitigate through proper due diligence and professional guidance.
Legal and title risks represent the most significant concern, with potential issues including unclear or contested land titles, informal ownership arrangements, and documentation irregularities. Always requiring authenticated property deeds and registry verification is essential.
Land disputes and squatter situations occur more frequently in peripheral and developing zones, where informal settlements may conflict with formal property rights. Areas undergoing rapid development face higher exposure to these issues.
Market risks include potential policy changes affecting survey and transfer fees, construction cost inflation, and possible oversupply in new peripheral developments. Recent increases in land transfer fees in 2025 have already impacted transaction costs.
Currency and economic risks affect international investors, with CFA franc fluctuations and regional economic conditions potentially impacting property values and rental income streams. Political stability generally supports the market but remains a consideration.
It's something we develop in our Cameroon property pack.
What are the transaction costs and taxes for buying and selling property?
Property transactions in Cameroon involve multiple fees and taxes that typically total 8-15% of the property purchase price, making accurate budgeting essential for investors.
1. **Notary fees**: 4-10% of property value, varying by transaction complexity and property type2. **Registration fees**: 5% of purchase price for official property registration3. **Land title issuance**: 2% fee for title documentation and processing4. **Stamp duty**: Flat fee of 2,000 CFA francs per transaction5. **Capital gains tax**: 5% on property sales in urban areasAnnual property tax amounts to 0.1% of assessed property value, representing an ongoing cost for property owners. New land transfer fee increases implemented in 2025 particularly affect buyers of large plots or properties in new developments.
Additional costs may include surveyor fees, legal consultation, and property inspection expenses. International buyers should also consider currency conversion costs and potential international transfer fees.
Working with experienced local legal professionals helps ensure all fees are properly calculated and paid, avoiding potential complications or penalties that could increase overall transaction costs.
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 do infrastructure projects and government policies affect the property market?
Government infrastructure investments and urban planning initiatives significantly impact Yaoundé's property values, with targeted projects creating substantial appreciation opportunities in affected areas.
Current infrastructure projects including new highways and the airport link are rapidly increasing property values in Nkolbisson, Nlongkak, and Etoudi. These transportation improvements reduce commute times and enhance accessibility to central business areas.
Urban planning focuses on middle and upper-income housing development, with new commercial nodes being developed to support population growth. Zoning law changes may limit informal development while encouraging formal real estate projects.
The government's emphasis on regional hub status drives continued investment in public facilities, utilities, and transportation networks that support long-term property value growth across the metropolitan area.
Policy changes affecting land transfer fees and development regulations can impact transaction costs and development timelines, requiring investors to stay informed of regulatory developments that affect market dynamics.
What entry budgets are needed for different investment levels and areas?
Investment opportunities in Yaoundé cater to various budget levels, from modest apartment purchases to substantial villa investments in prime locations.
| Budget Level | Apartment Options | House/Villa Options |
|---|---|---|
| Small (~20M CFA) | 1BR in Obili, Mokolo | Not feasible |
| Medium (30-50M CFA) | 2BR in most areas | House in suburbs |
| Large (100M+ CFA) | 3-4BR city center | Bastos, Etoudi villa |
| Premium (200M+ CFA) | Penthouse luxury | Prime diplomatic area |
| Land Investment | Central plots (50M+) | Peripheral development |
Small investors can enter the market through one-bedroom apartments in student areas or emerging neighborhoods, providing rental income and moderate appreciation potential. These properties offer the most accessible entry point for first-time investors.
Medium-budget investors have broader options including two-bedroom apartments across most neighborhoods or small houses in suburban areas, offering flexibility between rental income and personal use strategies.
Where should you position yourself based on your investment goals?
Investment strategy in Yaoundé should align with specific objectives, timeline, and risk tolerance, with different areas and property types suited to various goals.
For personal residence, established and amenity-rich areas like Bastos and Etoudi offer the highest quality of life, security, and prestige, though they require substantial budgets and offer lower rental yields if used for investment.
Rental income strategies work best in Obili for student housing, Bastos and Etoudi for executive rentals, and Nlongkak for middle-income tenants. These areas provide strong occupancy rates and competitive rental yields.
Short to medium-term resale strategies should focus on areas near current or planned infrastructure improvements, particularly Nkolbisson and Ngousso, where government investment drives value appreciation above market averages.
Long-term wealth building benefits from emerging zones within 20 minutes of the city center, where ongoing public investment creates affordability, steady growth potential, and reasonable liquidity for eventual exit strategies.
It's something we develop in our Cameroon property pack.
Which property types and areas offer the best balance of affordability, growth, and liquidity?
Several neighborhoods and property types in Yaoundé provide optimal combinations of reasonable entry costs, appreciation potential, and resale prospects for balanced investment strategies.
Nlongkak emerges as a prime balanced choice, offering 4-6% annual growth, reasonable purchase prices, and improving liquidity as infrastructure develops. Mixed-use properties in this area serve multiple tenant types and benefit from ongoing development.
Obili provides excellent balance for investors comfortable with student-focused properties, delivering 5-7% appreciation plus 8-9% rental yields, with relatively quick resale potential due to consistent university-driven demand.
Melen represents another balanced option, with 4-6% growth, accessible pricing, and improving amenities that attract both renters and eventual buyers. The area benefits from gentrification trends without premium pricing.
Two-bedroom apartments in these emerging areas offer the best liquidity among property types, appealing to young professionals, small families, and investors, while avoiding the narrow market for luxury or studio properties.
Strategic investors should target properties within 15-20 minutes of central business areas, where transport links support rental demand and resale appeal while maintaining affordable entry points for diverse buyer pools.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yaoundé's property market presents compelling opportunities for both investors and residents, with diverse entry points across different budget levels and risk profiles.
Success requires careful neighborhood selection, thorough legal due diligence, and realistic budgeting for transaction costs, but the fundamentals support continued growth in this dynamic African capital.
Sources
- TheAfricanvestor - Yaoundé Price Forecasts
- TheAfricanvestor - Cameroon Price Forecasts
- Numbeo - Property Investment in Yaoundé
- TheAfricanvestor - Yaoundé Property Analysis
- TheAfricanvestor - Moving to Cameroon Property Guide
- Business in Cameroon - Land Survey Fees
- TheAfricanvestor - Yaoundé Area Guide
- CFB Holding - Real Estate Trends Cameroon