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 thinking about buying an apartment in Abidjan as a foreigner, understanding the real costs is the first thing you need to do before making any decision.
This guide breaks down apartment prices, closing costs, taxes, and ongoing expenses so you can plan your budget with confidence.
We constantly update this blog post to reflect the latest market conditions and official tax rates in Ivory Coast.
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
- In Abidjan in 2026, the median apartment price sits around 1,050,000 XOF per square meter, but prime neighborhoods like Cocody can reach 2,085,000 XOF per square meter, nearly double the city average.
- Foreigners cannot own land outright in Ivory Coast but can secure 99-year leases, which function similarly to ownership for most practical purposes.
- Total buyer closing costs in Abidjan typically add 10% to 15% on top of the purchase price, with registration duties alone accounting for about 10% of the property value.
- Abidjan faces a housing deficit of roughly 600,000 units, which keeps vacancy rates under 5% in prime locations and supports steady price growth of 3% to 7% annually.
- The CFA franc is pegged to the euro at a fixed rate of 655.957 XOF per euro, which eliminates currency risk for European investors buying apartments in Abidjan.
- Mortgage rates in Ivory Coast currently range from 5.5% to 8% for local buyers, while foreign buyers often face rates of 8% to 10% or choose to purchase with cash instead.
- Budget-friendly neighborhoods like Yopougon and Abobo offer apartments starting at 700,000 XOF per square meter, roughly one-third of prices in upscale Cocody.
- Electricity costs in Abidjan can reach 60,000 to 120,000 XOF per month if you use air conditioning regularly, making it the largest utility expense for most apartment owners.
How much do apartments really cost in Abidjan in 2026?
What's the average and median apartment price in Abidjan in 2026?
As of January 2026, the average apartment price in Abidjan is approximately 1,600,000 XOF per square meter (around $2,100 or €2,000 per square meter), while the median price sits closer to 1,050,000 XOF per square meter (about $1,370 or €1,300 per square meter) because luxury properties in Cocody and Plateau pull the average upward.
For a typical 80-square-meter two-bedroom apartment in Abidjan, you can expect to pay between 84,000,000 XOF (roughly $110,000 or €105,000) at the median level and 128,000,000 XOF (around $167,000 or €160,000) at the average level, depending on the neighborhood and building quality.
The price range that covers most standard apartments in Abidjan in 2026 runs from about 50,000,000 XOF ($65,000 or €62,000) for a modest one-bedroom in an affordable area to 180,000,000 XOF ($235,000 or €225,000) for a well-appointed three-bedroom in a mid-range neighborhood.
How much is a studio apartment in Abidjan in 2026?
As of January 2026, a typical studio apartment in Abidjan costs between 25,000,000 XOF and 35,000,000 XOF (roughly $33,000 to $46,000 or €31,000 to €44,000), depending on the location and building amenities.
Entry-level to mid-range studio apartments in Abidjan start around 18,000,000 XOF ($23,500 or €22,500) in neighborhoods like Yopougon, while high-end studios in Cocody or Plateau can reach 55,000,000 XOF ($72,000 or €69,000) with modern finishes and building security.
Studios in Abidjan typically range from 20 to 35 square meters, with 25 to 30 square meters being the most common size for new developments in popular residential areas.
How much is a one-bedroom apartment in Abidjan in 2026?
As of January 2026, a typical one-bedroom apartment in Abidjan costs between 40,000,000 XOF and 60,000,000 XOF (approximately $52,000 to $78,000 or €50,000 to €75,000), with the exact price depending heavily on the neighborhood.
Entry-level one-bedroom apartments in budget-friendly areas like Yopougon or Abobo start around 30,000,000 XOF ($39,000 or €37,500), while luxury one-bedrooms in Cocody Riviera or Plateau can exceed 90,000,000 XOF ($117,000 or €112,000) with premium amenities.
One-bedroom apartments in Abidjan typically measure between 40 and 55 square meters, with newer developments often including a small balcony or terrace in addition to the main living space.
How much is a two-bedroom apartment in Abidjan in 2026?
As of January 2026, a typical two-bedroom apartment in Abidjan costs between 70,000,000 XOF and 100,000,000 XOF (roughly $91,000 to $130,000 or €87,000 to €125,000), making it the most popular size for both families and investors.
Budget-conscious buyers can find two-bedroom apartments in areas like Koumassi or Treichville starting around 55,000,000 XOF ($72,000 or €69,000), while luxury two-bedrooms in Cocody Golf or Marcory Zone 4 can reach 155,000,000 XOF ($202,000 or €193,000) with high-end finishes.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Abidjan.
How much is a three-bedroom apartment in Abidjan in 2026?
As of January 2026, a typical three-bedroom apartment in Abidjan costs between 100,000,000 XOF and 150,000,000 XOF (approximately $130,000 to $196,000 or €125,000 to €187,000), with family-oriented neighborhoods commanding the highest demand.
Entry-level three-bedroom apartments in developing areas start around 80,000,000 XOF ($104,000 or €100,000), while premium three-bedrooms in Cocody Riviera Golf or Plateau can exceed 250,000,000 XOF ($326,000 or €312,000) for penthouse-style units with panoramic views.
Three-bedroom apartments in Abidjan typically range from 90 to 130 square meters, with larger units of 120 square meters or more becoming increasingly common in newer residential developments.
What's the price gap between new and resale apartments in Abidjan in 2026?
As of January 2026, new-build apartments in Abidjan typically command a premium of 15% to 30% over comparable resale properties in the same neighborhood, reflecting the value of modern amenities and building standards.
The average price per square meter for new-build apartments in Abidjan is around 1,400,000 XOF to 1,900,000 XOF ($1,830 to $2,480 or €1,750 to €2,370), depending on the developer and location.
Resale apartments in Abidjan average between 1,000,000 XOF and 1,500,000 XOF per square meter ($1,310 to $1,960 or €1,250 to €1,870), though older buildings in prime locations can still command prices close to new construction if well-maintained.
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Can I afford to buy in Abidjan in 2026?
What's the typical total budget (all-in) to buy an apartment in Abidjan in 2026?
As of January 2026, the typical all-in budget to buy a standard two-bedroom apartment in Abidjan ranges from 85,000,000 XOF to 115,000,000 XOF (roughly $111,000 to $150,000 or €106,000 to €143,000), including all taxes and fees on top of the purchase price.
Beyond the apartment price, your all-in budget in Abidjan should include registration duties (about 10% of the property value), notary fees (1% to 3%), moving costs, and a buffer for minor repairs or furnishing, which together add 10% to 15% to your total investment.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Abidjan property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Abidjan.
What down payment is typical to buy in Abidjan in 2026?
As of January 2026, the typical down payment to buy an apartment in Abidjan is 20% to 30% of the property price, which translates to roughly 16,000,000 XOF to 30,000,000 XOF ($21,000 to $39,000 or €20,000 to €37,500) for a standard two-bedroom apartment.
Most banks in Ivory Coast require a minimum down payment of 20% for mortgage approval, though some institutions may ask for 30% or more from first-time buyers or foreign purchasers with limited local credit history.
To secure the most favorable mortgage terms in Abidjan, a down payment of 25% to 30% is recommended, as this demonstrates financial stability to lenders and can help you negotiate a lower interest rate in the 5.5% to 7% range rather than the higher end.
You can also read our latest update about mortgage and interest rates in Ivory Coast.
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.
Which neighborhoods are cheapest or priciest in Abidjan in 2026?
How much does the price per m² for apartments vary by neighborhood in Abidjan in 2026?
As of January 2026, apartment prices per square meter in Abidjan range from about 700,000 XOF ($910 or €870) in budget areas to over 2,085,000 XOF ($2,720 or €2,600) in the most prestigious neighborhoods, representing nearly a threefold difference across the city.
The most affordable neighborhoods for apartments in Abidjan include Yopougon, Abobo, and Anyama, where prices typically range from 700,000 XOF to 1,000,000 XOF per square meter ($910 to $1,300 or €870 to €1,250), offering good entry points for budget-conscious buyers.
The priciest neighborhoods for apartments in Abidjan are Cocody (especially Riviera Golf and Deux Plateaux), Plateau, and Marcory Zone 4, where prices range from 1,925,000 XOF to 2,085,000 XOF per square meter ($2,510 to $2,720 or €2,400 to €2,600), with luxury penthouses exceeding 4,000,000 XOF per square meter.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Abidjan.
What neighborhoods are best for first-time buyers on a budget in Abidjan in 2026?
As of January 2026, the three best neighborhoods for first-time buyers on a budget in Abidjan are Bingerville, Koumassi, and Yopougon, where you can find quality apartments at prices 30% to 50% below the city average.
In these budget-friendly neighborhoods, typical apartment prices range from 35,000,000 XOF to 65,000,000 XOF ($46,000 to $85,000 or €44,000 to €81,000) for a two-bedroom unit, compared to 80,000,000 XOF or more in prime areas like Cocody.
These affordable neighborhoods offer growing amenities including new shopping centers, improved road access, and local markets, with Bingerville in particular benefiting from recent infrastructure investments and urban expansion projects.
The main trade-off for buying in these budget-friendly areas is longer commute times to central Abidjan business districts, with rush-hour travel from Yopougon or Abobo to Plateau sometimes exceeding 60 to 90 minutes.
Which neighborhoods have the fastest-rising apartment prices in Abidjan in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Abidjan are Bingerville, Angré (in Cocody), and Marcory Zone 4, where annual appreciation has outpaced the city average by 2 to 4 percentage points.
These fast-appreciating neighborhoods have seen year-over-year price increases of 6% to 10% in 2025, compared to the citywide average of 3% to 7%, driven by new construction and improving infrastructure.
The main driver behind rapid price growth in these areas is a combination of spillover demand from expensive prime neighborhoods, new residential developments attracting young professionals, and major infrastructure projects like the Abidjan Metro expansion improving accessibility.
You can also read our latest update about property price forecasts in Abidjan.
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What extra costs will I pay on top of the apartment price in Abidjan in 2026?
What are all the buyer closing costs when you buy an apartment in Abidjan?
The estimated total buyer closing cost for a typical apartment purchase in Abidjan is approximately 8,000,000 XOF to 15,000,000 XOF ($10,400 to $19,600 or €10,000 to €18,700) for an 80,000,000 XOF property, representing 10% to 15% of the purchase price.
The main categories of closing costs buyers must pay in Abidjan include registration duties (10%), notary fees (1% to 3%), and various administrative charges for document preparation and property verification.
Registration duties are typically the largest expense for buyers in Abidjan, accounting for about 10% of the property value and covering all government administrative charges, stamp duties, and transfer fees required by Ivorian law.
Some closing costs in Abidjan are negotiable, particularly notary fees within the 1% to 3% range, while registration duties are fixed by law and cannot be reduced regardless of the transaction circumstances.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Abidjan?
Buyers should budget approximately 10% to 15% of the purchase price for closing costs when buying an apartment in Abidjan in 2026, with the exact amount depending on property value and complexity of the transaction.
The realistic low-to-high percentage range that covers most standard apartment transactions in Abidjan is 10% to 13% for straightforward purchases, rising to 15% or more when additional legal work, property surveys, or complex title verification is required.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Abidjan in 2026?
What are typical HOA fees in Abidjan right now?
HOA fees (known locally as "charges de copropriété") are common in Abidjan apartment buildings and typically range from 25,000 XOF to 80,000 XOF per month ($33 to $104 or €31 to €100) for basic buildings without extensive amenities.
For buildings with generators, security guards, elevators, and shared facilities, HOA fees in Abidjan can reach 80,000 XOF to 200,000 XOF per month ($104 to $261 or €100 to €250), with luxury buildings sometimes exceeding these amounts for premium services.
What utilities should I budget monthly in Abidjan right now?
The estimated total monthly utility cost for a typical two-bedroom apartment in Abidjan is 75,000 XOF to 150,000 XOF ($98 to $196 or €94 to €187), depending on your air conditioning usage and household size.
Monthly utility costs in Abidjan can range from as low as 40,000 XOF ($52 or €50) for a small apartment with minimal AC use to over 200,000 XOF ($261 or €250) for larger units with regular air conditioning and high water consumption.
The typical monthly utility budget in Abidjan includes electricity (the main expense), water, and sometimes cooking gas, with internet and phone services billed separately by telecom providers.
Electricity is by far the most expensive utility for apartment owners in Abidjan, with AC-equipped homes easily spending 60,000 XOF to 120,000 XOF ($78 to $157 or €75 to €150) per month on power alone, especially during hot season.
How much is property tax on apartments in Abidjan?
The estimated typical annual property tax for a two-bedroom apartment in Abidjan ranges from 350,000 XOF to 700,000 XOF ($457 to $913 or €437 to €873), depending on the assessed rental value and property classification.
Property tax in Ivory Coast (known as "impôt sur le patrimoine foncier") is calculated based on the property's assessed rental value, with rates ranging from 0.5% to 1.5% of the property's market value for residential properties.
The realistic range of annual property tax in Abidjan varies from about 200,000 XOF ($261 or €250) for modest apartments in affordable areas to over 1,000,000 XOF ($1,304 or €1,248) for luxury properties in prime neighborhoods like Cocody.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Abidjan.
What's the yearly building maintenance cost in Abidjan?
The estimated typical yearly building maintenance cost for apartment owners in Abidjan is approximately 0.5% to 1% of the property value, translating to 400,000 XOF to 800,000 XOF ($522 to $1,044 or €499 to €998) per year for a mid-range two-bedroom apartment.
Yearly maintenance costs in Abidjan can range from 250,000 XOF ($326 or €312) for newer buildings in good condition to over 1,500,000 XOF ($1,956 or €1,872) for older buildings requiring more frequent repairs and upkeep.
Building maintenance costs in Abidjan typically cover exterior painting cycles, waterproofing, generator servicing, elevator maintenance, plumbing repairs, and contributions to a reserve fund for major future works.
In most Abidjan apartment buildings, routine maintenance is covered within the monthly HOA fees, while major repairs and capital improvements are handled through special assessments or the building's reserve fund, which is separate from regular charges.
How much does home insurance cost in Abidjan?
The estimated typical annual home insurance cost for an apartment in Abidjan is approximately 0.1% to 0.3% of the insured property value, translating to 80,000 XOF to 240,000 XOF ($104 to $313 or €100 to €300) per year for a standard two-bedroom unit.
Annual home insurance costs in Abidjan can range from 50,000 XOF ($65 or €62) for basic coverage on modest apartments to over 500,000 XOF ($652 or €624) for comprehensive policies on high-value properties with extended coverage for theft, water damage, and liability.
Home insurance is not legally mandatory for apartment owners in Ivory Coast, but it is strongly recommended given common risks like water damage from plumbing issues, electrical fires, and potential liability if accidents occur on your property.
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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 |
|---|---|---|
| Direction Générale des Impôts (DGI) | Official Ivory Coast tax authority publishing legal rates and rules. | We used it to verify registration duties, transfer taxes, and property tax rates. We cross-referenced all percentages with their official PDF documents. |
| The Africanvestor | Specialized Ivory Coast property market analysis from local experts. | We used their neighborhood price data and market forecasts. We validated their figures against listings and our own research. |
| Keur-Immo | Leading real estate listings portal in Ivory Coast with verified properties. | We analyzed their listings to build neighborhood price ranges. We treated asking prices as indicative and adjusted for typical negotiation margins. |
| Service Public Côte d'Ivoire | Official government portal for administrative procedures and documentation. | We used it to explain property transfer documentation requirements. We referenced their ACD and mutation certificate procedures. |
| Banque de France | Official central bank source for CFA franc currency peg information. | We used it to confirm the fixed XOF-EUR exchange rate. We applied this rate for all euro conversions throughout the article. |
| Compagnie Ivoirienne d'Électricité (CIE) | National electricity utility with official tariff schedules. | We used their tariffs to estimate realistic electricity costs. We calculated monthly ranges based on typical apartment consumption patterns. |
| TheGlobalEconomy.com | International economic data aggregator with official source citations. | We used it for mortgage interest rate data. We cross-referenced their figures with BCEAO policy rate information. |
| Trading Economics | Financial data platform tracking interest rates and economic indicators. | We used it to verify current interest rate levels. We confirmed the BCEAO benchmark rate for mortgage cost estimates. |
| Numbeo | Crowdsourced cost-of-living database with real user contributions. | We used it to validate utility cost estimates. We compared their data with official tariff schedules for accuracy. |
| Expatistan | Cost-of-living comparison tool based on expatriate price submissions. | We used it as a secondary source for living cost validation. We prioritized official sources but used this for cross-checking. |
| Lloyds Bank Trade Portal | International trade resource with country-specific tax summaries. | We used it to verify property transfer tax percentages. We confirmed their figures against DGI official documentation. |
| PwC Tax Summaries | Global professional services firm with detailed country tax guides. | We used it for additional tax rate verification. We referenced their Ivory Coast summary for registration duty confirmation. |
| GlobalPetrolPrices.com | Energy price tracking platform using official utility data. | We used it to verify electricity tariff levels. We cross-referenced their CIE data with official tariff schedules. |
| AFOR (Agence Foncière Rurale) | Government agency hosting official rural land legislation. | We used it to clarify foreign ownership restrictions. We referenced the 1998 rural land law for legal context. |
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.
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