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
Buying a house in Abidjan can feel overwhelming, especially if you're a foreigner trying to understand how prices work across different neighborhoods.
This guide breaks down everything you need to know about house prices in Abidjan in 2026, from median costs to hidden fees, so you can make an informed decision.
We constantly update this blog post to reflect the latest market conditions and pricing data.
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.
How much do houses cost in Abidjan as of 2026?
What's the median and average house price in Abidjan as of 2026?
As of early 2026, the median house price in Abidjan sits around 180 million XOF (about $322,000 or €274,000), while the average house price is significantly higher at roughly 320 million XOF (around $573,000 or €488,000).
The typical price range that covers most house sales in Abidjan stretches from about 60 million XOF to 450 million XOF (roughly $107,000 to $806,000 or €91,000 to €686,000), though prime villas can go well beyond this.
The gap between the median and average house price in Abidjan tells you something important: a small number of expensive villas in areas like Cocody and Riviera pull the average up, while most buyers actually purchase homes closer to the median price point.
At the median price of 180 million XOF in Abidjan, you can expect a solid 3 to 4 bedroom family house in a decent commune like parts of Marcory, Koumassi, or the better sections of Yopougon, typically with basic finishes and a modest courtyard.
What's the cheapest livable house budget in Abidjan as of 2026?
As of early 2026, the minimum budget for a livable house in Abidjan is around 60 million XOF (approximately $107,000 or €91,000).
At this entry-level price in Abidjan, "livable" means a structurally sound house with functioning water and electricity connections, basic finishes that may be older, and documentation that can be verified during the buying process.
These cheapest livable houses in Abidjan are typically found in communes like Yopougon (especially Gesco and Niangon areas), Abobo, parts of Anyama, and the outer Songon corridors where you trade proximity to the city center for affordability.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Abidjan here.
How much do 2 and 3-bedroom houses cost in Abidjan as of 2026?
As of early 2026, a 2-bedroom house in Abidjan typically costs between 80 and 180 million XOF (about $143,000 to $322,000 or €122,000 to €274,000), while a 3-bedroom house usually ranges from 120 to 280 million XOF (roughly $215,000 to $501,000 or €183,000 to €427,000).
For a 2-bedroom house in Abidjan, the realistic price range runs from 80 million XOF in more affordable communes up to 180 million XOF in better-connected neighborhoods, giving you options from basic starter homes to more comfortable setups.
A 3-bedroom house in Abidjan realistically costs between 120 million and 280 million XOF, with the wide range reflecting the enormous difference between a house in Abobo versus one closer to Cocody.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Abidjan is around 40 to 60 percent, though this jump is driven more by plot size and commune location than by the extra bedroom alone.
How much do 4-bedroom houses cost in Abidjan as of 2026?
As of early 2026, a 4-bedroom house in Abidjan typically costs between 220 and 550 million XOF (approximately $394,000 to $985,000 or €335,000 to €838,000).
For a 5-bedroom house in Abidjan, expect to pay between 350 million and 900 million XOF (around $627,000 to $1.61 million or €534,000 to €1.37 million), as these larger homes often come with villa-style features like security infrastructure and backup generators.
A 6-bedroom house in Abidjan, typically a large family villa or expat-grade property, ranges from 550 million to 1.6 billion XOF (roughly $985,000 to $2.86 million or €838,000 to €2.44 million), with prices heavily concentrated in Cocody and Riviera.
Please note that we give much more detailed data in our pack about the property market in Abidjan.
How much do new-build houses cost in Abidjan as of 2026?
As of early 2026, a new-build house in Abidjan typically costs between 250 and 650 million XOF (approximately $448,000 to $1.16 million or €381,000 to €991,000) for most developer-grade villas and townhouses in good communes.
New-build houses in Abidjan carry a premium of about 10 to 25 percent compared to older resale houses in similar locations, with buyers paying extra for cleaner paperwork, modern utilities, better waterproofing against the lagoon climate, and updated security features.
How much do houses with land cost in Abidjan as of 2026?
As of early 2026, a house with a meaningful private plot in Abidjan typically costs between 150 million and 1.8 billion XOF (roughly $269,000 to $3.22 million or €229,000 to €2.74 million), depending heavily on whether you're looking at peri-urban areas or prime Cocody-side land.
In Abidjan, a "house with land" usually means a property with a substantial private plot of 400 to 1,200 square meters, not just a small courtyard, and this extra land is what drives prices significantly higher than comparable houses on smaller plots.
We cover everything there is to know about land prices in Abidjan here.
Where are houses cheapest and most expensive in Abidjan as of 2026?
Which neighborhoods have the lowest house prices in Abidjan as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Abidjan include Yopougon (especially Gesco and Niangon), Abobo, Anyama, and parts of Koumassi and Port-Bouët.
In these more affordable Abidjan neighborhoods, house prices typically range from 60 to 160 million XOF (about $107,000 to $287,000 or €91,000 to €244,000).
The main reason these Abidjan neighborhoods have lower house prices is their distance from the economic heart of Cocody and Plateau, combined with variable road quality, longer commute times, and in some areas like parts of Port-Bouët, flooding risk that affects desirability.
Which neighborhoods have the highest house prices in Abidjan as of 2026?
As of early 2026, the neighborhoods with the highest house prices in Abidjan are Cocody (particularly Riviera 3, Riviera 4, Riviera Golf, M'Badon, Angré, and Deux Plateaux), along with Zone 4 and Biétry in Marcory.
In these premium Abidjan neighborhoods, house and villa prices commonly range from 600 million to 1.8 billion XOF (approximately $1.07 million to $3.22 million or €915,000 to €2.74 million), with exceptional properties going even higher.
These Abidjan neighborhoods command the highest prices because they offer proximity to top international schools, embassies, and corporate headquarters, combined with better infrastructure, security, and the prestige that comes with a Cocody or Riviera address.
The typical buyers in these premium Abidjan neighborhoods are corporate executives on expat packages, diplomats, wealthy Ivorian business owners, and international organizations seeking secure, well-serviced properties for their staff.
How much do houses cost near the city center in Abidjan as of 2026?
As of early 2026, houses near the city center of Abidjan (mainly Plateau and close-in communes like Adjamé and Treichville) are rare, but when available they typically cost between 400 million and 1.2 billion XOF (roughly $716,000 to $2.15 million or €610,000 to €1.83 million).
Houses near major transit hubs in Abidjan, particularly along the Metro Line 1 corridor running from Anyama through Plateau to Port-Bouët, can carry a premium of about 5 to 15 percent once construction impacts settle, though this effect is still highly localized in early 2026.
Houses near top-rated schools in Abidjan, such as the International Community School of Abidjan (ICSA) and Lycée Français Blaise-Pascal in the Riviera and Cocody area, typically cost between 350 million and 1.2 billion XOF (about $627,000 to $2.15 million or €534,000 to €1.83 million).
In expat-popular areas of Abidjan like Riviera Golf, M'Badon, Deux Plateaux, and Zone 4 near Biétry, houses typically cost between 500 million and 1.6 billion XOF (approximately $895,000 to $2.86 million or €762,000 to €2.44 million).
We actually have an updated expat guide for Abidjan here.
How much do houses cost in the suburbs in Abidjan as of 2026?
As of early 2026, houses in the suburbs of Abidjan, including areas like Bingerville, Anyama, Songon, and farther parts of Port-Bouët, typically cost between 100 and 300 million XOF (approximately $179,000 to $537,000 or €152,000 to €457,000).
Suburban houses in Abidjan generally cost 40 to 60 percent less than comparable houses near the city center or in Cocody, meaning you can get significantly more land and living space for your money if you're willing to accept a longer commute.
The most popular suburbs for house buyers in Abidjan are Bingerville for its newer housing supply and relative tranquility, Anyama for its position on the metro corridor, and parts of Songon for buyers seeking larger plots at lower prices.
What areas in Abidjan are improving and still affordable as of 2026?
As of early 2026, the top areas in Abidjan that are improving yet still relatively affordable include Bingerville, selective parts of Yopougon with recent road upgrades, Port-Bouët along the airport corridor, and Anyama and Abobo edges along the metro route.
In these improving but affordable Abidjan areas, house prices currently range from 80 to 220 million XOF (approximately $143,000 to $394,000 or €122,000 to €335,000), offering better value than established premium neighborhoods.
The main sign of improvement driving buyer interest in these Abidjan areas is the metro corridor development, which promises better connectivity to the city center once operational, along with new housing supply appearing where land is still available at reasonable prices.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Abidjan.
What extra costs should I budget for a house in Abidjan right now?
What are typical buyer closing costs for houses in Abidjan right now?
When buying a house in Abidjan, you should plan for total closing costs of about 10 to 16 percent of the purchase price to cover all fees and taxes.
The main closing cost categories in Abidjan include the land registry fee (publicité foncière) at around 1.2 percent, registration taxes and notary-related costs which form the largest chunk, agency commission typically around 5 percent if you use an agent, and various administrative costs for certificates and document legalization.
The single largest closing cost category for house buyers in Abidjan is usually the combination of registration taxes and notary fees, which can account for 5 to 8 percent of the purchase price depending on the transaction structure and title situation.
We cover all these costs and what are the strategies to minimize them in our property pack about Abidjan.
How much are property taxes on houses in Abidjan right now?
For a typical owner-occupied house in Abidjan, annual property tax usually works out to roughly 0.2 to 0.8 percent of the home's market value, which translates to approximately 360,000 to 2.5 million XOF per year (about $645 to $4,475 or €549 to €3,811) depending on the property's assessed rental value.
Property tax in Abidjan is calculated based on the "valeur locative" (assessed rental value) of the property, with owner-occupied homes paying a lower effective rate than rental properties, where individuals face 9 percent of the assessed rental value according to the official tax code.
If you want to go into more details, we also have a page with all the property taxes and fees in Abidjan.
How much is home insurance for a house in Abidjan right now?
Home insurance for a house in Abidjan typically costs between 150,000 and 600,000 XOF per year (approximately $270 to $1,075 or €229 to €915) for middle-market houses, while high-value villas with broader coverage can run from 600,000 to over 2 million XOF annually (about $1,075 to $3,580 or €915 to €3,050).
The main factors affecting home insurance premiums for houses in Abidjan include the rebuild value and contents coverage, neighborhood security levels, construction type and age, and specific risks like flooding or theft that vary significantly by location.
What are typical utility costs for a house in Abidjan right now?
Total monthly utility costs for a house in Abidjan typically range from 33,000 to 120,000 XOF (approximately $59 to $215 or €50 to €183), covering electricity and water, though this can go higher if you use air conditioning heavily or have a pool and garden.
Electricity from CIE typically costs 25,000 to 90,000 XOF monthly (about $45 to $161 or €38 to €137), heavily influenced by air conditioning usage and generator backup needs, while water from SODECI usually runs 8,000 to 30,000 XOF monthly (approximately $14 to $54 or €12 to €46) depending on connection type and household size.
What are common hidden costs when buying a house in Abidjan right now?
Hidden costs that house buyers in Abidjan often overlook can add up to 1 to 5 million XOF (approximately $1,790 to $8,950 or €1,525 to €7,622) beyond the official closing costs, covering everything from title verification to necessary property upgrades.
Typical inspection fees when buying a house in Abidjan include 200,000 to 800,000 XOF (about $358 to $1,432 or €305 to €1,220) for a basic building inspection, 150,000 to 600,000 XOF for electrical and plumbing checks on older villas, and 250,000 to over 1.2 million XOF for boundary surveys when needed.
Other common hidden costs when buying a house in Abidjan include backup power equipment like generators and inverters, water storage systems, drainage and waterproofing repairs due to the lagoon climate, security upgrades like cameras and reinforced doors, and addressing road access or micro-level flooding risks that vary street by street.
The hidden cost that tends to surprise first-time house buyers in Abidjan the most is paying professionals to verify the titre foncier (land title) status, past transfers, and any boundary disputes, which is absolutely essential for foreigners but often underbudgeted.
You will find here the list of classic mistakes people make when buying a property in Abidjan.
What do locals and expats say about the market in Abidjan as of 2026?
Do people think houses are overpriced in Abidjan as of 2026?
As of early 2026, locals and expats in Abidjan have mixed feelings about house prices, with many in prime zones like Cocody and Riviera feeling that houses are expensive because corporate and expat demand keeps prices sticky, while buyers in other communes often complain that sellers anchor on prime-district comparisons even when road quality and services differ.
Well-priced family houses in good Abidjan neighborhoods typically sell within 1 to 3 months, while high-end villas or properties with ambitious pricing can sit on the market for 3 to 9 months or longer, and houses with legal paperwork issues can remain unsold indefinitely.
The main reason locals and expats feel house prices in Abidjan are high is the limited supply of secure-title villas in desirable areas, combined with strong demand from corporations housing their staff and a growing middle class competing for the same limited stock.
Compared to one or two years ago, sentiment on house prices in Abidjan has shifted toward more acceptance of premium pricing in Cocody and Riviera, while buyers in less premium areas are pushing back harder on condition, access, and paperwork quality before agreeing to prices.
You'll find our latest property market analysis about Abidjan here.
Are prices still rising or cooling in Abidjan as of 2026?
As of early 2026, house prices in Abidjan are still rising in prime villa zones like Cocody and Riviera where secure-title supply is limited, while prices in non-prime segments are flatter with more room for negotiation on condition, access, and paperwork.
A realistic estimate for house price growth in Abidjan in early 2026 is around 3 to 7 percent year over year on a citywide basis, though there is significant variation by commune and property quality.
Looking ahead over the next 6 to 12 months, experts and local observers expect house prices in prime Abidjan neighborhoods to continue edging up due to persistent supply constraints, while more affordable segments may see stabilization or even slight corrections if buyers keep demanding better documentation and condition.
Finally, please note that we have covered property price trends and forecasts for Abidjan here.
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 with standard reference exchange rates. | We used it to convert all house prices from XOF to USD and EUR consistently. We relied on late January 2026 reference rates as our practical proxy for early 2026. |
| DGID Property Tax Leaflet | Official publication from Côte d'Ivoire's tax authority. | We used it to explain how property tax is calculated and typical rates. We translated the technical tax language into simple budgeting rules for foreign buyers. |
| DGID Land Registry Fee Schedule | Official fee tariff document from the tax authority. | We used it to anchor the publicité foncière component of buyer closing costs. We incorporated its percentage fees into our total closing cost budget range. |
| Ministry of Construction, Housing and Urbanism (MCLU) | The official ministry responsible for housing and urban policy. | We used it as the authoritative reference for who oversees housing policy. We framed buyer risks specific to Abidjan around titles, permitting, and compliance based on this context. |
| Le Metro d'Abidjan (Official Project Site) | The official government portal for the metro project. | We used it to identify which communes the Line 1 corridor crosses. We treated it as context for transit-related demand rather than a direct price source. |
| CIE (Compagnie Ivoirienne d'Électricité) | The national electricity utility with official tariff publication. | We used it to build realistic electricity cost ranges for houses. We incorporated their per-kWh brackets and fixed charges into monthly budget estimates. |
| SODECI (National Water Utility) | The national water utility and primary source for water billing. | We used it to establish who bills water and the existence of social tariff programs. We applied conservative budget bands because tariffs vary by connection type. |
| AEFE - Lycée Français Blaise-Pascal | French government network for overseas schools. | We used it to name and locate a top verified school in Cocody/Riviera. We anchored "near top schools" neighborhood examples using this reference. |
| U.S. State Department - ICSA Fact Sheet | U.S. government source describing the international school community. | We used it to verify ICSA as a key expat and diplomatic school. We anchored expat-friendly area identification and pricing around this school's location. |
| NSIA Banque - Home Insurance | A major established financial group and insurer in the region. | We used it to confirm home insurance products are standard and what they cover. We justified budgeting for insurance based on their product descriptions. |
| Le Monde (Housing Pressure Article) | Major international newspaper with official quotes and ground reporting. | We used it only for market sentiment and demand pressure context. We supported our analysis of time-to-sell patterns and buyer sentiment using this source. |
| Économie Ivoirienne | Government-aligned portal reflecting official sector priorities. | We used it to support the structural housing demand context in Abidjan. We justified why location and secure land title matter so much for buyers. |
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