The same 4-bedroom villa in 10 Cameroonian cities: the 2026 price map
Building the exact same 4-bedroom villa (149 m²) costs from 47 700 000 FCFA in Bafoussam to 55 000 000 FCFA in Maroua — a gap of nearly 7.3 million FCFA for an identical plan. The only thing that changes is the local cost of materials and labour. Three factors explain all of it: port access, a local cement plant, and haulage distance.
People usually compare different houses in different cities — which proves nothing. We did the opposite: take one single villa, the same everywhere, and vary only the local market. The result is a clean, plan-constant price map. Every figure comes from the SangoImmo costing engine (real takeoff × 2026 catalogue), multiplied by each city's regional index.
The price map, city by city
| City | Vs national baseline | Cost per m² | Total villa cost |
|---|---|---|---|
| Bafoussam | −2 % | 320 000 FCFA/m² | 47 700 000 FCFA |
| Douala | ±0 % | 327 000 FCFA/m² | 48 700 000 FCFA |
| Yaoundé | +3 % | 337 000 FCFA/m² | 50 100 000 FCFA |
| Ebolowa | +3 % | 337 000 FCFA/m² | 50 100 000 FCFA |
| Buea | +4 % | 340 000 FCFA/m² | 50 600 000 FCFA |
| Kribi | +4 % | 340 000 FCFA/m² | 50 600 000 FCFA |
| Bamenda | +6 % | 346 000 FCFA/m² | 51 600 000 FCFA |
| Ngaoundéré | +9 % | 356 000 FCFA/m² | 53 100 000 FCFA |
| Garoua | +12 % | 366 000 FCFA/m² | 54 500 000 FCFA |
| Maroua | +13 % | 369 000 FCFA/m² | 55 000 000 FCFA |
Maroua comes out +13 % above the national baseline, Bafoussam −2 % below. On a villa, that simple ratio is nearly 7.3 million FCFA.
Why such a gap, for an identical plan?
A villa's shell is mostly heavy, imported or bulky materials: cement, rebar, roofing sheet. Their delivered-to-site price depends on logistics, not on the house design.
- Port access. The country's main port: imported cement, steel and roofing land here at the best price, but labour and land are among the most expensive in Cameroon.
- Distance to the Far North. Far North: the region where hauling imported materials is heaviest, making it one of the priciest for shell works.
- Well-supplied regions. The Western region is well supplied with aggregates and building labour: sand, gravel and masonry are often more competitive there.
That is why Maroua and the Far-North cities (Garoua, Maroua) cost the most, while Bafoussam and the West stay the most competitive. The coast (Douala, Kribi) benefits from the port but pays for pricier labour and land.
What it means for your budget
Before you even draw, the city sets a large share of the envelope. If your plot is up North, build the haulage premium into your very first estimate — don't discover it mid-site. If you're hesitating between two cities, the construction-cost gap can weigh as much as the land price. Our ranking of the cheapest cities to build in lays out the full table, and each house type has its own cost sheet.
Methodology
Frequently asked questions
- Which city is cheapest to build in Cameroon?
- For the same 4-bedroom villa, Bafoussam comes out cheapest (about 47 700 000 FCFA), thanks to more competitive building materials and labour. Maroua is the most expensive (about 55 000 000 FCFA) because of the haul on imported materials.
- Why does construction cost vary so much between cities?
- Because the shell depends on heavy materials (cement, steel, roofing) whose delivered price varies with port access, a local cement plant and haulage distance. The house plan itself does not change.
- Do these prices include the land?
- No. All amounts exclude land, servicing and connections — only the cost of building the villa, incl. tax (VAT 19.25%). Land never belongs in a construction quote.
- How do I get the cost for my own house and city?
- Draw (or enter the surfaces of) your house in SangoImmo and pick your city: the app applies your local prices and produces a detailed takeoff and quote in FCFA, free and offline.
Sources and references
- Figures: SangoImmo costing engine, 2026 materials catalogue — see the full methodology. Open data, CC BY 4.0.
- National statistics and price indices for Cameroon: Institut National de la Statistique du Cameroun (INS).
- Housing policy and building permits: Ministère de l'Habitat et du Développement Urbain (MINHDU).
- Compliance rules checked by the app: SANS 10400 (building regulations), French NF DTU codes of practice, CEMAC-region practice.
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