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
If you're wondering how much it costs to buy a home in Abidjan in 2026, this article gives you the latest numbers and trends.
We update this blog post regularly so the data stays fresh and reliable.
You'll find median prices, neighborhood breakdowns, and real examples of what your budget can get you.
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
- The median home price in Abidjan sits around 80 million XOF (about $144,000), but the average is 50% higher at 120 million XOF because luxury properties in Cocody and Zone 4 pull numbers up significantly.
- Plateau, Abidjan's central business district, commands the highest prices at 850,000 to 1.2 million XOF per square meter, yet residential stock there is extremely limited.
- New-build properties in Abidjan typically cost 10% to 20% more per square meter than existing homes, mainly because buyers pay a premium for reliable utilities, generators, and modern security features.
- Yopougon Gesco offers the lowest entry point in Abidjan's property market, with prices starting around 150,000 XOF per square meter, making it accessible for first-time buyers.
- Listed prices in Abidjan usually close 5% to 10% below asking, as buyers use document checks and title verification as negotiation leverage during due diligence.
- Over the past year, Abidjan property prices rose about 4% to 6% in nominal terms, but after adjusting for inflation, the real increase was closer to flat.
- Smaller high-standing apartments in prime areas like Zone 4 command the highest price per square meter because expats value reliable power, security, and central location.
- A budget of $100,000 can get you a 75 to 90 square meter apartment in Yopougon, but it's generally not enough for anything in prime Cocody or Zone 4.
- Total buying costs in Abidjan typically add 8% to 15% on top of the purchase price when you include taxes, notary fees, and potential renovation work.
- Bingerville has become a growth area for families, offering villas at 280,000 to 350,000 XOF per square meter, well below Cocody prices for similar space.
What is the average housing price in Abidjan in 2026?
The median housing price is more useful than the average in Abidjan because a significant number of luxury villas in areas like Cocody and Zone 4 push the average up, while the median reflects what a typical buyer actually pays.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including central bank exchange rates and regional property portals, all manually verified by our team.
The median home price in Abidjan in 2026 is approximately 80 million XOF, which converts to about $144,000 or €122,000. The average home price in Abidjan in 2026 is higher at around 120 million XOF, or approximately $216,000 (€183,000), because high-end properties in neighborhoods like Cocody Riviera and Marcory Zone 4 raise the overall figure.
In Abidjan in 2026, about 80% of residential properties on the market fall within a price range of 35 million to 250 million XOF, which is roughly $63,000 to $449,000.
A realistic entry-level budget in Abidjan in 2026 is 25 to 40 million XOF (about $45,000 to $72,000, or €38,000 to €61,000), which can get you an older 55 to 70 square meter apartment in areas like Yopougon Niangon Nord.
Luxury properties in Abidjan in 2026 typically range from 400 million to 1.5 billion XOF (approximately $719,000 to $2.7 million, or €610,000 to €2.29 million), and for this budget you can expect a high-standing villa of 350 to 600 square meters with a garden or pool in prime areas like Cocody Riviera Golf.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Abidjan.
Are Abidjan property listing prices close to the actual sale price in 2026?
In Abidjan in 2026, the actual closing price is typically 5% to 10% below the listed asking price.
This gap exists mainly because sellers often set optimistic prices based on "prime area" comparisons even when their property lacks premium features like reliable generators or secure parking. The difference tends to be larger when title documents need clarification or when the property requires repairs, as these issues become negotiation leverage during due diligence.
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What is the price per sq m or per sq ft for properties in Abidjan in 2026?
As of early 2026, the median price per square meter in Abidjan is approximately 450,000 XOF ($808 or €686), and the average is around 520,000 XOF ($935 or €793). Converted to price per square foot, the median is about 41,800 XOF ($75 or €64) and the average is roughly 48,300 XOF ($87 or €74).
Smaller, high-standing apartments in prime locations like Plateau, Zone 4, and parts of Cocody have the highest price per square meter in Abidjan in 2026 because buyers pay a premium for convenience, reliable utilities, and security, while larger older homes in outer areas like Yopougon and Songon have the lowest price per square meter due to longer commutes and weaker infrastructure.
The highest prices per square meter in Abidjan in 2026 are found in Plateau (850,000 to 1.2 million XOF per square meter) and Cocody Riviera Golf (600,000 to 800,000 XOF per square meter). The lowest ranges are in Yopougon Gesco (150,000 to 200,000 XOF per square meter) and Songon corridor west (60,000 to 90,000 XOF per square meter for land).
How have property prices evolved in Abidjan?
Compared to January 2025, property prices in Abidjan have increased by roughly 4% to 6% in nominal terms. This growth was driven mainly by new infrastructure projects like bridge upgrades and improved road corridors, combined with persistent housing demand that outpaces supply.
Over the past ten years (January 2016 to January 2026), Abidjan property prices have risen an estimated 50% to 90% in nominal terms, or about 20% to 50% after adjusting for inflation. This long-term increase reflects sustained urbanization, growing household formation, and a strengthening premium for high-quality properties in areas with reliable services and security.
By the way, we've written a blog article detailing the latest updates on property price variations in Abidjan.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market 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.
How do prices vary by housing type in Abidjan in 2026?
In Abidjan in 2026, the estimated breakdown of available residential properties is roughly 45% apartments, 30% villas or detached houses, 10% duplex or townhome-style units, 8% studios or one-bedroom units, 5% residential land plots, and 2% small multi-unit buildings, reflecting a market where apartments dominate because they suit urban density and affordability needs.
Average price ranges by property type in Abidjan as of the first half of 2026 are as follows: studios and one-bedroom apartments typically cost 25 to 45 million XOF ($45,000 to $81,000 or €38,000 to €69,000), two to three bedroom apartments range from 50 to 140 million XOF ($90,000 to $252,000 or €76,000 to €213,000), duplexes and townhomes fall between 90 and 220 million XOF ($162,000 to $395,000 or €137,000 to €335,000), family villas cost 150 to 600 million XOF ($270,000 to $1.08 million or €229,000 to €915,000), and luxury villas in prime Cocody or Zone 4 range from 400 million to 1.5 billion XOF ($719,000 to $2.7 million or €610,000 to €2.29 million). Serviced residential land varies greatly by location, with outer areas like Songon and Bingerville priced significantly lower than central communes.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Abidjan?
- How much should you pay for an apartment in Abidjan?
- How much should you pay for a villa in Abidjan?
- How much should you pay for lands in Abidjan?
How do property prices compare between existing and new homes in Abidjan in 2026?
New-build properties in Abidjan in 2026 typically cost 10% to 20% more per square meter than existing homes, with a typical premium of around 15%.
This premium exists because buyers pay for reliability: newer buildings come with modern layouts, working utilities, backup generators, secure parking, and less immediate maintenance, which reduces headaches and unexpected costs after purchase.
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How do property prices vary by neighborhood in Abidjan in 2026?
Cocody (Deux-Plateaux and Riviera) is one of the most sought-after neighborhoods in Abidjan for families and expats, offering villas and high-standing apartments near international schools and embassies. Prices here range from 120 to 700 million XOF ($216,000 to $1.26 million or €183,000 to €1.07 million), with the premium reflecting the neighborhood's reputation for security, services, and green spaces.
Marcory Zone 4 and Biétry attract professionals and expats who want proximity to the airport and business hubs, with a strong inventory of modern, "expat-ready" residences. Expect prices between 140 and 400 million XOF ($252,000 to $719,000 or €213,000 to €610,000), as the area combines good infrastructure with reliable utilities and security features.
Yopougon offers the most affordable entry points in Abidjan, particularly in sub-areas like Gesco and Niangon Nord, where older apartments and houses are available at lower price points. Prices range from 20 to 90 million XOF ($36,000 to $162,000 or €30,000 to €137,000), making it accessible for first-time buyers willing to accept longer commutes.
You will find a much more detailed analysis by areas in our property pack about Abidjan. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (XOF and $) | Per sqm (XOF and $) | Per sqft (XOF and $) |
|---|---|---|---|---|
| Plateau | CBD / Commute | 120M - 350M ($216k - $629k) | 850k - 1.2M ($1,528 - $2,157) | 79k - 111k ($142 - $194) |
| Cocody Deux-Plateaux | Expat / Commute | 120M - 300M ($216k - $539k) | 550k - 700k ($988 - $1,258) | 51k - 65k ($92 - $117) |
| Cocody Riviera 2-3 | Family / Expat | 80M - 250M ($144k - $449k) | 480k - 650k ($863 - $1,168) | 45k - 60k ($80 - $108) |
| Cocody Riviera Golf | Luxury / Family | 180M - 700M ($323k - $1.26M) | 600k - 800k ($1,078 - $1,438) | 56k - 74k ($100 - $134) |
| Marcory Zone 4 / Biétry | Expat / Commute | 140M - 400M ($252k - $719k) | 500k - 750k ($899 - $1,348) | 46k - 70k ($84 - $125) |
| Treichville | Commute / Value | 60M - 160M ($108k - $288k) | 250k - 450k ($449 - $808) | 23k - 42k ($42 - $75) |
| Koumassi | Value | 45M - 130M ($81k - $234k) | 200k - 380k ($359 - $683) | 19k - 35k ($33 - $63) |
| Yopougon Sideci / Maroc | Entry / Value | 30M - 90M ($54k - $162k) | 220k - 300k ($395 - $539) | 20k - 28k ($37 - $50) |
| Yopougon Niangon Nord | Entry | 25M - 70M ($45k - $126k) | 180k - 240k ($323 - $431) | 17k - 22k ($30 - $40) |
| Yopougon Gesco | Entry (Lowest) | 20M - 55M ($36k - $99k) | 150k - 200k ($270 - $359) | 14k - 19k ($25 - $33) |
| Bingerville | Family / Growth | 60M - 220M ($108k - $395k) | 280k - 350k ($503 - $629) | 26k - 33k ($47 - $58) |
| Angré (8e-9e tranches) | Popular / Student | 45M - 140M ($81k - $252k) | 380k - 450k ($683 - $808) | 35k - 42k ($63 - $75) |
How much more do you pay for properties in Abidjan when you include renovation work, taxes, and fees?
When buying property in Abidjan in 2026, you should plan for an additional 8% to 15% on top of the purchase price to cover registration duties, notary fees, agency commissions, and potential renovation work.
For a property around $200,000 (about 111 million XOF) in Abidjan, expect additional costs of roughly 11 to 17 million XOF ($20,000 to $30,000), bringing your total to approximately 122 to 128 million XOF ($220,000 to $230,000). This includes registration taxes, notary formalities, and a basic refresh like paint and minor repairs.
For a property around $500,000 (about 278 million XOF) in Abidjan, additional costs would typically range from 28 to 42 million XOF ($50,000 to $75,000), resulting in a total outlay of approximately 306 to 320 million XOF ($550,000 to $575,000). At this price point, buyers often factor in higher notary fees and may budget for more substantial renovation work.
For a property around $1,000,000 (about 557 million XOF) in Abidjan, expect total additional costs of 56 to 84 million XOF ($100,000 to $150,000), pushing your all-in budget to approximately 613 to 641 million XOF ($1.1 to $1.15 million). Luxury properties often require higher proportional spending on both transaction fees and finishing work to meet buyer expectations.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Abidjan
| Expense | Category | Estimated Cost (XOF and $) |
|---|---|---|
| Registration and transfer duties | Taxes | Typically 3% to 8% of the purchase price, depending on property type and transaction structure. For a 100 million XOF property, expect 3 to 8 million XOF ($5,400 to $14,400). These are mandatory government fees collected by the Direction Générale des Impôts. |
| Notary and administrative fees | Fees | Usually 2% to 4% of the purchase price, covering document preparation and legal formalities. On a 100 million XOF purchase, this means 2 to 4 million XOF ($3,600 to $7,200). Notary fees are regulated but vary slightly based on complexity. |
| Agency or broker commission | Fees | Typically 2% to 5% of the purchase price if you use a real estate agent. For a 100 million XOF property, budget 2 to 5 million XOF ($3,600 to $9,000). Some transactions are done directly without an agent, avoiding this cost entirely. |
| Basic renovation (paint, minor repairs) | Renovation | Generally 1 to 5 million XOF ($1,800 to $9,000) for cosmetic updates like fresh paint, fixture replacements, and small repairs. This is common for older apartments to make them move-in ready. Costs vary based on property size and condition. |
| Heavy renovation (kitchen, bathroom, electrical) | Renovation | Can range from 8 to 40 million XOF ($14,400 to $72,000) for significant upgrades including kitchen remodeling, bathroom updates, waterproofing, and electrical rewiring. This level of work is typical for older villas or apartments that need modernization. Final costs depend heavily on property size and scope of work. |
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.
What properties can you buy in Abidjan in 2026 with different budgets?
With $100,000 (about 56 million XOF) in Abidjan in 2026, you can purchase a 2-bedroom apartment of 75 to 90 square meters in Yopougon Sideci, a small 3-bedroom apartment of around 90 square meters in Bingerville, or a 1-2 bedroom unit of 45 to 70 square meters in Angré; note that this budget is generally too tight for anything in prime Cocody or Zone 4.
With $200,000 (about 111 million XOF) in Abidjan in 2026, you can buy a 3-bedroom existing apartment of 110 to 130 square meters in Cocody Riviera 2-3 (non-prime location), a duplex of 140 to 180 square meters in Angré, or a family house of 220 to 300 square meters in Bingerville.
With $300,000 (about 167 million XOF) in Abidjan in 2026, options include a high-standing apartment of 120 to 160 square meters in a newer building in Marcory Zone 4, a villa of 250 to 350 square meters in Bingerville on better streets, or a 3-4 bedroom newer apartment of 140 to 180 square meters on the fringes of Cocody Riviera or Deux-Plateaux.
With $500,000 (about 278 million XOF) in Abidjan in 2026, you can get a prime-area apartment of 160 to 220 square meters in Zone 4 or Biétry, a renovated villa of 350 to 500 square meters in Cocody Riviera (not the very top micro-areas), or when available, a larger apartment in the scarce residential stock of Plateau.
With $1,000,000 (about 557 million XOF) in Abidjan in 2026, buyers can access a luxury villa of 450 to 650 square meters (new or renovated) in Cocody Riviera Golf, a top-tier apartment or penthouse of 250 to 400 square meters with lagoon views in Zone 4, or a high-end compound-style villa on premium streets in Cocody or Deux-Plateaux.
With $2,000,000 (about 1.1 billion XOF) in Abidjan in 2026, the market is thin but includes prestige villa estates of 600 to 900 square meters in prime Cocody micro-areas, signature luxury villas in Riviera Golf with full services and security, or rare trophy penthouses in Zone 4 or near Plateau when they become available.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Abidjan.
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 |
|---|---|---|
| BCEAO (Central Bank of West African States) | The region's central bank publishes official reference exchange rates used across all WAEMU member countries. | We used BCEAO rates from December 24, 2025 to convert all XOF figures to USD and EUR. This ensures consistent and officially recognized currency conversions throughout the article. |
| Keur-Immo | A major regional property marketplace that publishes neighborhood-level price ranges based on actual listings and market observations. | We built our price-per-square-meter bands for all Abidjan neighborhoods using Keur-Immo data. We combined these rates with typical property sizes to calculate realistic total price ranges for different property types. |
| Direction Générale des Impôts (DGI) | The official tax authority of Ivory Coast and the primary source for property-related taxes and registration duties. | We referenced DGI as the legal anchor for transaction costs and taxes. We translated their framework into practical percentage ranges that buyers can use for budgeting. |
| World Bank Data | A global reference dataset maintained by an international organization, sourced from IMF International Financial Statistics. | We used World Bank inflation data for Ivory Coast to calculate real (inflation-adjusted) price changes over one-year and ten-year periods. This shows readers whether price increases reflect true value gains or just currency devaluation. |
| Le Monde | A major international newspaper providing well-reported context on housing constraints and demand pressure in Abidjan. | We used Le Monde reporting for market context only, explaining why demand is intense and negotiations can be challenging. We did not use it as a price data source. |
| International Monetary Fund | Global financial institution providing macroeconomic data and country reports. | We cross-referenced IMF data to validate inflation figures and economic context. This strengthens the reliability of our real versus nominal price change calculations. |
| World Bank Ivory Coast | Provides country-specific economic reports and development indicators. | We used World Bank country reports to understand urbanization trends driving housing demand. This context explains why Abidjan prices have grown steadily over the past decade. |
| Institut National de la Statistique (INS) | The national statistics office of Ivory Coast providing official demographic and economic data. | We referenced INS data to understand population growth and household formation trends. These figures support our explanation of demand pressures in the Abidjan housing market. |
| African Development Bank | A multilateral development bank providing economic analysis for African countries. | We used AfDB reports to validate infrastructure development trends affecting property values. This includes analysis of transport corridors and urban connectivity improvements. |
| Government of Ivory Coast | Official government portal providing policy updates and development plans. | We monitored government announcements on infrastructure projects. These projects influence property values in areas like Yopougon and Bingerville. |
| Jumia House Ivory Coast | A major online marketplace with real estate listings across Ivory Coast. | We cross-referenced listing prices on Jumia House with Keur-Immo data. This helped validate our neighborhood price ranges across multiple platforms. |
| CoinAfrique | A regional classifieds platform with property listings in West Africa. | We used CoinAfrique listings to verify price ranges for entry-level properties. This confirmed our estimates for areas like Yopougon and Koumassi. |
| Numbeo | A crowdsourced database of cost of living and property price information worldwide. | We compared our Abidjan estimates against Numbeo's price-per-square-meter data. This provided an additional checkpoint for our median and average figures. |
| Global Property Guide | An international property investment resource tracking markets across emerging economies. | We referenced Global Property Guide for comparative context on African property markets. This helped frame where Abidjan sits relative to other regional capitals. |
| CBRE (Africa) | A global commercial real estate services firm with research on African markets. | We used CBRE research for insights on expat housing preferences and prime area premiums. This informed our analysis of Zone 4 and Cocody pricing dynamics. |
| JLL (Africa) | A global real estate services company publishing market research on African cities. | We referenced JLL reports for commercial and residential market trends. This helped validate our observations on new-build versus existing home premiums. |
| Knight Frank | An international property consultancy with coverage of African luxury markets. | We used Knight Frank's wealth reports to understand the luxury segment in Abidjan. This informed our price ranges for properties above $1 million. |
| Property Week Africa | Industry publication covering real estate developments across Africa. | We monitored Property Week for news on development projects in Abidjan. This context explains supply dynamics in growing areas like Bingerville. |
| OANDA | A trusted foreign exchange data provider used by financial institutions worldwide. | We cross-checked BCEAO rates against OANDA historical data. This verified that our currency conversions align with market rates. |
| XE.com | A widely used currency conversion platform providing real-time and historical exchange rates. | We used XE as a secondary reference for USD and EUR conversion rates. This ensured our figures remain accurate across different sources. |
| Ministry of Finance, Ivory Coast | Official government ministry responsible for fiscal policy and economic planning. | We referenced Ministry of Finance publications for context on property taxation policies. This informed our section on transaction costs and fees. |
| National Chamber of Notaries, Ivory Coast | Professional body regulating notarial services and publishing fee guidelines. | We used notary chamber guidance to estimate legal and administrative costs. This helped create our expense breakdown table for buyers. |
| Ministry of Housing, Ivory Coast | Official ministry responsible for housing policy and urban development. | We referenced Ministry of Housing reports for context on housing supply challenges. This explains why demand consistently outpaces supply in Abidjan. |
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