Authored by the expert who managed and guided the team behind the Ivory Coast Property Pack
Yes, the analysis of Abidjan's property market is included in our pack
This guide covers everything you need to know about renting out residential property in Abidjan as a foreign investor in 2026, from legal ownership structures to realistic rental yields and neighborhood performance.
We constantly update this blog post with the latest data on Abidjan's rental market, vacancy rates, and regulatory changes.
Whether you want to do long-term letting or short-term Airbnb-style rentals, this article breaks down the numbers and steps you actually need.
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 Abidjan.
Insights
- Abidjan's housing deficit of 600,000 units keeps vacancy rates below 5% in prime neighborhoods like Cocody and Marcory, making tenant demand remarkably stable for landlords.
- Foreigners cannot own land outright in Abidjan but can secure 99-year leases, which function almost identically to freehold for practical rental investment purposes.
- Short-term rental occupancy in Abidjan averages around 42%, but top-performing properties achieve 58% or higher by combining air conditioning, reliable power backup, and fast guest response times.
- Marcory Zone 4 delivers the highest annual Airbnb revenue in Abidjan at around $7,100 per listing, nearly double the city average, thanks to its restaurant and nightlife scene.
- Backup power generators and water storage tanks can add 15% to 25% to monthly rent in Abidjan because electricity and water reliability remain genuine concerns for tenants.
- About 70% of Abidjan's formal rental market activity concentrates in just three communes: Cocody, Marcory, and Plateau, making these the priority targets for buy-to-let investors.
- Furnished apartments in expat-heavy areas like Zone 4 or Riviera Golf command a 30% to 50% premium over unfurnished units in the same buildings.
- Peak rental demand in Abidjan hits between August and October due to school years and job relocations, giving landlords leverage to negotiate higher rents during this window.
Can I legally rent out a property in Abidjan as a foreigner right now?
Can a foreigner own-and-rent a residential property in Abidjan in 2026?
As of early 2026, foreigners can legally hold residential property in Abidjan through long-term leases of up to 99 years, which allows them to rent out the property just like a local owner would.
The most common legal arrangement for foreigners is the bail emphyteotique (long-term lease), which is registered with the Land Registry and gives you full rights to renovate, sublease, and collect rental income.
The single biggest restriction foreigners face in Abidjan is the prohibition on owning rural land outright, but urban residential property in communes like Cocody, Marcory, and Plateau falls under a different regime that permits foreign leaseholders.
If you're not a local, you might want to read our guide to foreign property ownership in Abidjan.
Do I need residency to rent out in Abidjan right now?
You do not need to be a resident of Ivory Coast to rent out a property in Abidjan, and many foreign owners manage their rentals entirely from abroad using local property managers.
However, you should expect to register for a local tax identification number if you are earning rental income in Ivory Coast, as tax authorities may require this for compliance.
While a local bank account is not strictly mandatory, it is highly practical because most tenants and property managers prefer to settle rent payments via local transfers or mobile money rather than international wires.
Remote management is feasible and common in Abidjan thanks to a growing ecosystem of professional property managers, especially in high-demand areas like Cocody and Marcory where the tenant pool is deep.
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What rental strategy makes the most money in Abidjan in 2026?
Is long-term renting more profitable than short-term in Abidjan in 2026?
As of early 2026, long-term renting in Abidjan is generally the safer and more predictable choice for first-time investors, while short-term rentals can generate higher returns but require significantly more hands-on management.
A well-managed long-term rental in a prime Abidjan neighborhood like Cocody might generate around 4.5 to 6 million XOF ($7,500 to $10,000 USD or 6,900 to 9,200 EUR) annually, while a well-operated short-term rental in the same area could reach 5 to 8 million XOF ($8,300 to $13,300 USD or 7,600 to 12,200 EUR), though with higher vacancy risk and operating costs.
Short-term rentals perform best financially in Abidjan's Plateau business district, Marcory Zone 4, and parts of Cocody Riviera where business travelers, diaspora visitors, and regional tourists concentrate.
What's the average gross rental yield in Abidjan in 2026?
As of early 2026, the average gross rental yield for residential properties in Abidjan ranges from about 5% to 8%, depending on location and property type.
The realistic low-to-high range spans from around 4% to 5% in ultra-prime areas like Cocody Riviera and Deux Plateaux (where purchase prices are highest) up to 10% or more in mass-market neighborhoods like Yopougon and Koumassi.
Studios and small one-bedroom apartments in mid-market areas like Marcory and Treichville typically achieve the highest gross yields in Abidjan because their lower purchase prices combine with strong rental demand from young professionals.
By the way, we have much more granular data about rental yields in our property pack about Abidjan.
What's the realistic net rental yield after costs in Abidjan in 2026?
As of early 2026, the average net rental yield after all costs for residential properties in Abidjan falls between about 4% and 7% for long-term rentals, with short-term rentals potentially reaching 6% to 10% net when well-operated.
The realistic low-to-high net yield range most Abidjan landlords actually experience runs from around 3.5% in prime areas with high purchase prices and management costs to about 8% in mid-market neighborhoods with lean operations.
In Abidjan specifically, the three cost categories that most reduce gross yield to net yield are property management fees (8% to 25% of rent depending on strategy), utility and infrastructure costs (especially backup power and water storage), and vacancy allowances that can reach 1 to 1.5 months per year in the expat segment.
You might want to check our latest analysis about gross and net rental yields in Abidjan.
What monthly rent can I get in Abidjan in 2026?
As of early 2026, typical monthly rents in Abidjan range from about 150,000 to 250,000 XOF ($250 to $415 USD or 230 to 380 EUR) for a studio, 200,000 to 450,000 XOF ($330 to $750 USD or 305 to 690 EUR) for a one-bedroom, and 350,000 to 900,000 XOF ($580 to $1,500 USD or 535 to 1,375 EUR) for a two-bedroom apartment.
A realistic entry-level rent for a decent studio in Abidjan starts around 120,000 to 180,000 XOF ($200 to $300 USD or 185 to 275 EUR) in neighborhoods like Yopougon or Koumassi, though quality and security features vary widely at this price point.
A typical mid-range one-bedroom apartment in Abidjan rents for about 300,000 to 500,000 XOF ($500 to $830 USD or 460 to 765 EUR) in areas like Marcory, Treichville, or outer Cocody, which attracts young professionals and small families.
A mid-to-high two-bedroom apartment in Abidjan typically rents for 600,000 to 1,200,000 XOF ($1,000 to $2,000 USD or 920 to 1,835 EUR) in prime areas like Cocody Riviera, Deux Plateaux, or Marcory Zone 4, depending on furnishing and amenities.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Abidjan.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ivory Coast 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 are the real numbers I should budget for renting out in Abidjan in 2026?
What's the total "all-in" monthly cost to hold a rental in Abidjan in 2026?
As of early 2026, the total "all-in" monthly cost to hold and maintain a typical rental property in Abidjan ranges from about 50,000 to 150,000 XOF ($85 to $250 USD or 75 to 230 EUR) for a long-term unfurnished rental, excluding mortgage payments.
The realistic low-to-high monthly cost range that covers most standard Abidjan rental properties spans from around 30,000 XOF ($50 USD or 45 EUR) for a basic apartment in a mass-market area to 250,000 XOF ($415 USD or 380 EUR) or more for a furnished unit with high utility consumption in a prime commune.
In Abidjan specifically, the single largest contributor to total monthly holding costs is often utility and backup infrastructure, meaning electricity bills, generator fuel or inverter maintenance, and water storage upkeep, which can easily exceed building charges or insurance.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Abidjan.
What's the typical vacancy rate in Abidjan in 2026?
As of early 2026, the typical vacancy rate for rental properties in Abidjan ranges from about 4% to 10% citywide, with prime submarkets like Cocody Riviera and Marcory Zone 4 experiencing tighter vacancies of 3% to 7%.
A landlord in Abidjan should realistically budget for about 0.5 to 1.5 months of vacancy per year, depending on property segment, because tenant turnover is higher in the expat market while mass-market units rarely sit empty for long due to the city's 600,000-unit housing deficit.
The main factor causing vacancy rates to differ across Abidjan neighborhoods is tenant profile: areas targeting expats and corporate tenants (like Cocody and Zone 4) see more turnover when contracts end, while mass-market areas (like Yopougon and Koumassi) have deep local demand that fills vacancies quickly.
The highest tenant turnover and vacancy in Abidjan typically occurs from December through February, when expat contracts often conclude and holiday travel slows decision-making, while August to October sees peak demand as new school years and job relocations drive tenant searches.
We have a whole part covering the best rental strategies in our pack about buying a property in Abidjan.
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Where do rentals perform best in Abidjan in 2026?
Which neighborhoods have the highest long-term demand in Abidjan in 2026?
As of early 2026, the top three neighborhoods with the highest overall long-term rental demand in Abidjan are Cocody (especially Riviera, Angré, and Deux Plateaux), Marcory (particularly Zone 4 and Biétry), and Yopougon (for sheer volume of renters).
For families specifically, Cocody Riviera (Riviera 3 and Riviera 4), Deux Plateaux, and Bingerville offer the strongest long-term demand because these areas combine residential calm, international schools, and larger apartment or villa options.
Students and early-career workers in Abidjan concentrate their rental searches in Yopougon, Abobo, and Koumassi, where lower rents and improving public transport links (including the new Metro Line 1 corridor) make commuting affordable.
Expats and international professionals drive the strongest long-term rental demand in Marcory Zone 4, Cocody Riviera, and Plateau, where proximity to embassies, corporate headquarters, and high-end restaurants justifies premium rents.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Abidjan.
Which neighborhoods have the best yield in Abidjan in 2026?
As of early 2026, the top three neighborhoods with the best rental yield in Abidjan are Yopougon, Koumassi, and Marcory (outside the premium Zone 4 pocket), where relatively low purchase prices combine with solid tenant demand.
The estimated gross rental yield range for these top-yielding Abidjan neighborhoods runs from about 7% to 12%, with the highest yields found in well-maintained properties that target working-class and lower-middle-class tenants.
The main characteristic that allows these neighborhoods to achieve higher yields is the rent-to-price ratio: purchase prices remain significantly lower than in Cocody or Plateau, but rents stay supported by Abidjan's structural housing shortage, so the math favors yield-focused investors.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Abidjan.
Where do tenants pay the highest rents in Abidjan in 2026?
As of early 2026, the top three neighborhoods where tenants pay the highest rents in Abidjan are Cocody (Riviera, Deux Plateaux, Angré), Marcory Zone 4 and Biétry, and Plateau, where monthly rents for quality apartments often exceed 1,000,000 XOF ($1,650 USD or 1,530 EUR).
In these premium Abidjan neighborhoods, a standard two-bedroom apartment typically rents for 800,000 to 1,500,000 XOF ($1,330 to $2,500 USD or 1,220 to 2,290 EUR), with luxury villas commanding 1,800,000 to 3,500,000 XOF ($3,000 to $5,800 USD or 2,750 to 5,350 EUR) or more.
The main characteristic that makes these neighborhoods command the highest rents in Abidjan is the concentration of embassies, international organizations, corporate headquarters, and high-end services, which creates a captive pool of tenants whose housing budgets are set by employers rather than personal income.
The typical tenant profile in these highest-rent neighborhoods includes expatriate executives on corporate packages, embassy staff, international NGO workers, and wealthy Ivorian professionals who prioritize security, reliable infrastructure, and proximity to premium schools and restaurants.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ivory Coast. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Abidjan in 2026?
What features increase rent the most in Abidjan in 2026?
As of early 2026, the top three property features that increase monthly rent the most in Abidjan are backup power (generator or inverter system), air conditioning, and secure parking with 24-hour security, because these directly solve the city's infrastructure reliability challenges that tenants experience daily.
The single most valuable feature, backup power, can add a rent premium of 15% to 25% in Abidjan because reliable electricity is not guaranteed and tenants, especially expats and professionals, will pay significantly more to avoid blackouts.
One commonly overrated feature that landlords invest in but tenants do not pay much extra for in Abidjan is elaborate decorative finishes like imported tiles or designer light fixtures, since tenants prioritize functional reliability over aesthetics when infrastructure remains their primary concern.
One affordable upgrade that provides a strong return on investment for landlords in Abidjan is installing a water storage tank with a pump system, which typically costs under 500,000 XOF ($830 USD) but can noticeably increase rent and reduce vacancy in areas with inconsistent municipal water supply.
Do furnished rentals rent faster in Abidjan in 2026?
As of early 2026, furnished apartments in Abidjan typically rent 2 to 4 weeks faster than unfurnished ones in expat-heavy areas like Zone 4 and Cocody Riviera, though the speed advantage shrinks in mass-market neighborhoods where tenants often prefer to bring their own furniture.
Furnished apartments in Abidjan command a rent premium of roughly 30% to 50% over unfurnished units in the same building, with the highest premiums going to properties that include reliable air conditioning, modern appliances, and quality bedding that meets international standards.
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How regulated is long-term renting in Abidjan right now?
Can I freely set rent prices in Abidjan right now?
Landlords in Abidjan have substantial freedom to set initial rent prices at market rates when signing a new lease, as there is no citywide rent control system that caps what you can charge at the start of a tenancy.
Rent increases during an ongoing tenancy are not subject to strict government caps in Abidjan, though lease contracts typically specify when and by how much rent can be adjusted, and landlords generally follow market norms to avoid disputes and tenant turnover.
What's the standard lease length in Abidjan right now?
The standard lease length for residential rentals in Abidjan is 12 months, though 24-month and 36-month leases are common for higher-end tenants, and both parties can agree to different terms in the contract.
Landlords in Abidjan typically require a security deposit equivalent to 1 to 3 months of rent, with 2 months being the most common in the mid-market segment, plus advance rent payments that can range from 3 to 12 months depending on tenant profile and negotiation.
The rules for returning the security deposit require landlords to conduct an exit inspection and return the deposit within a reasonable period after the tenant vacates, minus any legitimate deductions for damages beyond normal wear, though formal legal timelines are less strictly enforced than in Western markets.
We made this infographic to show you how property prices in Ivory Coast 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.
How does short-term renting really work in Abidjan in 2026?
Is Airbnb legal in Abidjan right now?
Airbnb-style short-term rentals are legal in Abidjan, though hosts who operate as "meublés de tourisme" (furnished tourist accommodation) are technically expected to register with the tourism authorities under Ivory Coast's Code du Tourisme.
A license or authorization can be obtained through the Ministry of Tourism's procedure for tourist accommodation operators, which involves submitting business registration documents and meeting basic safety and hygiene standards.
There are no annual night limits or caps on how many days per year you can rent short-term in Abidjan, which makes it significantly more flexible than cities like Paris or Amsterdam where strict quotas apply.
The most common consequence for operating a non-compliant short-term rental in Abidjan is administrative fines or being required to regularize your status, though enforcement has historically been light compared to heavily regulated Western markets.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Abidjan.
What's the average short-term occupancy in Abidjan in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Abidjan is approximately 42%, which translates to roughly 153 booked nights per year for a typical listing.
The realistic low-to-high occupancy range in Abidjan spans from about 29% for entry-level properties to 58% or higher for top-performing listings with excellent reviews, responsive hosts, and prime locations.
The highest occupancy rates for short-term rentals in Abidjan typically occur from February through April and again from August through October, when business travel peaks and diaspora visitors return for holidays and family events.
The lowest occupancy rates for short-term rentals in Abidjan usually hit in January and from May through July, when corporate travel slows and the rainy season (May to July) dampens leisure tourism.
Finally, please note that you can find much more granular data about this topic in our property pack about Abidjan.
What's the average nightly rate in Abidjan in 2026?
As of early 2026, the average nightly rate (ADR) for short-term rentals in Abidjan is approximately 34,000 XOF ($60 USD or 55 EUR), though this varies significantly by neighborhood and property quality.
The realistic low-to-high nightly rate range in Abidjan spans from about 20,000 XOF ($35 USD or 32 EUR) for basic listings in less central areas to 85,000 XOF ($150 USD or 138 EUR) or more for premium furnished apartments in Cocody Riviera or Marcory Zone 4.
The typical nightly rate difference between peak season and off-season in Abidjan is roughly 15% to 30%, meaning a property that commands 40,000 XOF ($70 USD or 65 EUR) per night in February might drop to 30,000 XOF ($53 USD or 48 EUR) in June.
Is short-term rental supply saturated in Abidjan in 2026?
As of early 2026, the short-term rental market in Abidjan is not saturated compared to major global tourist cities, with approximately 4,150 active listings across the city, which leaves room for well-positioned new entrants.
The current trend in active STR listings in Abidjan is moderately growing, as more property owners recognize the opportunity, though the pace remains far slower than hyper-competitive markets like Barcelona or Lisbon.
The most oversaturated neighborhoods for short-term rentals in Abidjan are Cocody (with over 900 listings) and Marcory Zone 4 (where listing density per guest segment is highest), meaning new hosts in these areas face stiffer competition for bookings.
Neighborhoods in Abidjan that still have room for new short-term rental supply include parts of Bingerville, outer Riviera, and Treichville, where tourism and business demand exists but listing counts remain relatively low.
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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 Abidjan, 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 |
|---|---|---|
| FAOLEX (FAO) - Côte d'Ivoire Rural Land Law | Official UN repository for national legislation texts. | We used it to confirm that rural land ownership is restricted to Ivorian nationals. We relied on it to draw the boundary between rural restrictions and urban Abidjan rental opportunities. |
| UN-Habitat - Côte d'Ivoire Country Brief | UN's lead agency on cities and housing with transparent methodology. | We used it to anchor Abidjan's population scale and housing deficit figures. We relied on it to justify why rental demand remains structurally strong. |
| Airbtics - Abidjan STR Snapshot | Recognized STR analytics provider with dated market snapshots. | We used it to obtain Abidjan-specific occupancy, ADR, and listing counts. We relied on it to generate confident early-2026 short-term rental estimates. |
| BCEAO - Central Bank of West African States | Primary monetary authority for Côte d'Ivoire's currency zone. | We used it to anchor the interest-rate environment affecting mortgage pricing and investor returns. We relied on it to keep yield expectations realistic against financing costs. |
| World Bank - Urban Growth Model for Greater Abidjan | Transparent analytical paper with cited methods from a top-tier institution. | We used it to support the urbanization and growth context behind rental demand. We relied on it to explain why transport projects shift rental hotspots over time. |
| Côte d'Ivoire Tourisme - Official Tourism Authority | Government's official site for tourism sector guidance. | We used it to understand how Ivory Coast regulates tourist accommodation. We relied on it to explain what STR compliance looks like in practice. |
| IMF - Côte d'Ivoire Article IV (April 2025) | Top-tier macro authority with heavily data-based country reviews. | We used it to validate the macro backdrop and risk framing for foreign investors. We relied on it to keep discussions realistic about inflation, growth, and household purchasing power. |
| CAHF - Centre for Affordable Housing Finance in Africa | Specialized housing-finance research institution for the African continent. | We used it to cross-check structural themes like housing deficit and affordability pressure. We relied on it to justify conservative vacancy assumptions for mass-market rentals. |
| ExchangeRates.org - USD/XOF Reference | Widely used exchange-rate aggregator with dated snapshots. | We used it to convert USD-denominated STR metrics into XOF for budgeting. We relied on it to keep all numbers consistent as of January 2026. |
| Mondaq - Côte d'Ivoire Real Estate Guide | Respected legal database with practitioner-written country guides. | We used it to confirm foreign ownership structures and lease arrangements. We relied on it to explain that urban property follows different rules than rural land. |
We have made this infographic to give you a quick and clear snapshot of the property market in Ivory Coast. 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.
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