Land Law in Cameroon: Who Owns the Land?

In Cameroon, determining who owns a piece of land is the first question to ask before renting, buying, or building. This guide outlines the key rules governing the land tenure system and the legal texts that establish them.

The three categories of land

Ordinance No. 74-1 of July 6, 1974, which establishes the land tenure system, distinguishes between:

• Privately owned land, which belongs to private individuals and is, in principle, registered in the land registry;
• National land, which encompasses land that is neither private nor part of the state or public domain—including unregistered customary land;
• State and public domain land, governed by Ordinance No. 74-2 of the same date, which establishes the regime for state-owned and public property.

Therefore, the mere fact that a piece of land has long been occupied by a family or community does not, in itself, constitute private ownership under the law.

The land title: the only official proof of ownership

Ownership of a plot of land is proven by a land title, issued following the completion of the registration process in the land registry. The requirements for obtaining one are set out in Decree No. 76-165 of April 27, 1976, as amended and supplemented by Decree No. 2005/481 of December 16, 2005.

A deed of sale—even one executed before a notary—or a customary attestation cannot serve as a substitute for a land title.

Our guide, Land Titles in Cameroon, details what a land title proves and how to obtain one.

What has changed in 2025 and 2026

The Ministry of State Property, Surveys and Land Tenure (MINDCAF) has issued several circular letters:

• As of December 2025, a "letter of no objection" from first-degree traditional chiefs is required for any land registration or concession exceeding 10 hectares;
• As of April 1, 2026, third-degree traditional chiefs are authorized to issue a "certificate of recognition of customary land rights" (ARDFC) and a "certificate of peaceful enjoyment of land" (AJPTER) regarding national land.

These certificates serve as interim documents within the land registration process; they are not land titles.

Two legal traditions

Cameroon applies civil law in eight regions, while common law applies in the North-West and South-West regions. Although land registration rules are consistent nationwide, other matters—such as leases or inheritance—may be handled differently. Seek advice from a professional in your specific region.

Further reading

• Buying land in Cameroon without getting scammed
• Real estate laws in Cameroon explained