Get all the data you need about the real estate market in Abidjan
We update this blog post regularly so the data you see here always reflects the latest market conditions in Abidjan.
Abidjan is a city with a serious housing shortage, and that shortage keeps rental demand strong across almost every neighborhood.
Whether you are looking at a small studio in Angré or a large apartment in Zone 4, this guide walks you through what you can realistically expect to earn as a landlord in the city right now.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Abidjan.
A quick summary table
| Metric | Value |
|---|---|
| Abidjan neighborhood with best rental yield | Angré 8e-9e Tranche (studio, 14.8% gross) |
| Abidjan neighborhood with weakest rental yield | Plateau (3-bed apartment, 7.1% gross) |
| Average gross rental yield across Abidjan | 8.7% |
| Average net rental yield across Abidjan | 6.4% |
| Median purchase price in Abidjan | XOF 75,000,000 |
| Average monthly rent in Abidjan | XOF 622,000 |
| Average occupancy rate across Abidjan | 91% |
| Fastest leasing market in Abidjan | Yopougon Millionnaire / Sideci (studios, ~8 days) |
| Slowest leasing market in Abidjan | Bingerville (4-bed villas, ~28 days) |
| Highest occupancy market in Abidjan | Yopougon Millionnaire / Sideci (95%) |
| Best value high-yield segment in Abidjan | Angré and Yopougon small apartments |
| Yield spread across Abidjan (gross) | 7.1% to 14.8% (a 7.7 point spread) |
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Abidjan neighborhoods and property types in 2026 ranked by rental yield
This table ranks the top neighborhoods and property types in Abidjan by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Abidjan.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Angré 8e-9e Tranche | Studio | 14.8% | 11.8% | XOF 13,000,000 | XOF 160,000 | XOF 350,000 | 94% | 9 days | Students and junior clinicians | New supply pressure | Top Pick |
| 2 | Yopougon Millionnaire / Sideci | Studio | 12.0% | 9.8% | XOF 5,500,000 | XOF 55,000 | XOF 220,000 | 95% | 8 days | Informal-sector singles | Rent arrears risk | Top Pick |
| 3 | Zone 4 | Two-bedroom apartment | 11.1% | 8.4% | XOF 130,000,000 | XOF 1,200,000 | XOF 2,600,000 | 94% | 12 days | NGO and oil managers | High service charges | Top Pick |
| 4 | Yopougon Millionnaire / Sideci | One-bedroom apartment | 10.7% | 8.5% | XOF 9,000,000 | XOF 80,000 | XOF 280,000 | 95% | 10 days | Young working couples | Tenant arrears risk | Top Pick |
| 5 | Bingerville | Two-bedroom apartment | 10.6% | 8.0% | XOF 25,000,000 | XOF 220,000 | XOF 450,000 | 89% | 18 days | Budget-conscious young families | Slower exit liquidity | Strong Potential |
| 6 | Zone 4 | One-bedroom apartment | 10.4% | 7.7% | XOF 75,000,000 | XOF 650,000 | XOF 1,800,000 | 94% | 11 days | Young expatriate professionals | High service charges | Strong Potential |
| 7 | Zone 4 | Three-bedroom apartment | 10.2% | 7.5% | XOF 200,000,000 | XOF 1,700,000 | XOF 3,600,000 | 93% | 14 days | Senior expat households | Premium resale sensitivity | Strong Potential |
| 8 | Riviera Bonoumin | Four-bedroom apartment | 9.6% | 7.4% | XOF 100,000,000 | XOF 800,000 | XOF 1,800,000 | 90% | 16 days | Affluent mall-area families | New tower competition | Strong Potential |
| 9 | Angré 8e-9e Tranche | Two-bedroom apartment | 9.4% | 7.6% | XOF 32,000,000 | XOF 250,000 | XOF 500,000 | 93% | 12 days | Young salaried couples | Quality varies by building | Strong Potential |
| 10 | Deux-Plateaux Vallon | One-bedroom apartment | 8.6% | 6.8% | XOF 35,000,000 | XOF 250,000 | XOF 600,000 | 91% | 16 days | Single executives | Price-sensitive leasing | Good Potential |
| 11 | Riviera Golf / M'Badon | Three-bedroom apartment | 8.4% | 6.4% | XOF 150,000,000 | XOF 1,050,000 | XOF 2,400,000 | 90% | 18 days | Diplomats and executives | Luxury fee burden | Good Potential |
| 12 | Biétry | Two-bedroom apartment | 8.3% | 6.3% | XOF 115,000,000 | XOF 800,000 | XOF 2,200,000 | 92% | 13 days | Airline and NGO managers | Furnished-supply competition | Good Potential |
| 13 | Biétry | One-bedroom apartment | 8.3% | 6.4% | XOF 65,000,000 | XOF 450,000 | XOF 1,500,000 | 91% | 15 days | Airport-linked professionals | High service charges | Good Potential |
| 14 | Angré 8e-9e Tranche | Three-bedroom villa | 8.3% | 6.3% | XOF 55,000,000 | XOF 380,000 | XOF 850,000 | 91% | 17 days | Mid-income local families | Service-quality unevenness | Good Potential |
| 15 | Riviera 2-3 | Two-bedroom apartment | 8.2% | 6.4% | XOF 50,000,000 | XOF 340,000 | XOF 800,000 | 90% | 18 days | Family-oriented couples | Traffic congestion | Good Potential |
| 16 | Biétry | Three-bedroom apartment | 8.1% | 6.0% | XOF 170,000,000 | XOF 1,150,000 | XOF 3,000,000 | 91% | 15 days | Aviation and oil managers | Premium demand cyclicality | Good Potential |
| 17 | Riviera 2-3 | Three-bedroom apartment | 8.1% | 6.1% | XOF 70,000,000 | XOF 470,000 | XOF 1,000,000 | 89% | 20 days | Upper-middle-income families | Older stock competition | Good Potential |
| 18 | Deux-Plateaux Vallon | Two-bedroom apartment | 8.0% | 6.0% | XOF 60,000,000 | XOF 400,000 | XOF 900,000 | 90% | 18 days | Corporate staff | New-build competition | Good Potential |
| 19 | Deux-Plateaux Vallon | Three-bedroom apartment | 8.0% | 5.9% | XOF 90,000,000 | XOF 600,000 | XOF 1,200,000 | 89% | 21 days | Expat families | Renovation-cost creep | Moderate Appeal |
| 20 | Bingerville | Three-bedroom house | 7.9% | 5.6% | XOF 55,000,000 | XOF 360,000 | XOF 800,000 | 87% | 24 days | First-time family renters | Peripheral commute risk | Moderate Appeal |
| 21 | Riviera Bonoumin | Three-bedroom apartment | 7.8% | 5.9% | XOF 85,000,000 | XOF 550,000 | XOF 1,200,000 | 90% | 17 days | Upper-middle-income families | New tower competition | Good Potential |
| 22 | Riviera 2-3 | Four-bedroom villa | 7.8% | 5.7% | XOF 120,000,000 | XOF 780,000 | XOF 1,500,000 | 88% | 22 days | Family expatriates | Garden and generator upkeep | Moderate Appeal |
| 23 | Plateau | One-bedroom apartment | 7.8% | 5.3% | XOF 85,000,000 | XOF 550,000 | XOF 1,800,000 | 88% | 19 days | Corporate expatriates | Weekend vacancy pockets | Moderate Appeal |
| 24 | Riviera Bonoumin | Two-bedroom apartment | 7.6% | 5.8% | XOF 60,000,000 | XOF 380,000 | XOF 900,000 | 91% | 14 days | Mall-area young families | Pipeline oversupply risk | Good Potential |
| 25 | Riviera Golf / M'Badon | Two-bedroom apartment | 7.6% | 5.6% | XOF 110,000,000 | XOF 700,000 | XOF 1,800,000 | 90% | 17 days | Diplomats and executives | Luxury service-charge load | Moderate Appeal |
| 26 | Riviera Golf / M'Badon | Four-bedroom villa | 7.5% | 5.1% | XOF 240,000,000 | XOF 1,500,000 | XOF 3,000,000 | 88% | 24 days | Embassy families | Narrow luxury tenant pool | Moderate Appeal |
| 27 | Bingerville | Four-bedroom villa | 7.3% | 4.8% | XOF 90,000,000 | XOF 550,000 | XOF 1,200,000 | 86% | 28 days | Diaspora-return families | Infrastructure execution delays | Moderate Appeal |
| 28 | Plateau | Two-bedroom apartment | 7.3% | 4.8% | XOF 140,000,000 | XOF 850,000 | XOF 2,600,000 | 87% | 22 days | Senior executives | High co-ownership charges | Moderate Appeal |
| 29 | Yopougon Millionnaire / Sideci | Three-bedroom apartment | 6.6% | 4.8% | XOF 20,000,000 | XOF 110,000 | XOF 420,000 | 93% | 14 days | Larger local families | Maintenance quality slippage | Moderate Appeal |
| 30 | Plateau | Three-bedroom apartment | 7.1% | 4.4% | XOF 220,000,000 | XOF 1,300,000 | XOF 4,200,000 | 86% | 26 days | Multinational executives | Narrow tenant pool | Limited Appeal |
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Key insights about rental yields in Abidjan
Insights
- An Angré studio costs as little as XOF 13 million to buy but yields 14.8% gross, making it the single strongest entry point in Abidjan for a first-time landlord with a limited budget.
- Yopougon studios rent in just 8 days on average and carry a 95% occupancy rate, which is the highest in the entire dataset, even though the rents are the lowest in the city.
- Zone 4 two-bedroom apartments generate over XOF 1.2 million per month in rent, but annual service charges alone eat up XOF 2.6 million, so the gap between gross yield (11.1%) and net yield (8.4%) is one of the widest in Abidjan.
- Across all 30 property types in this dataset, studios and one-bedroom apartments consistently rent faster and generate higher yields than larger units, regardless of which neighborhood they sit in.
- Riviera Bonoumin four-bedroom apartments deliver a 9.6% gross yield at a mid-range price of XOF 100 million, which is meaningfully better than comparable large units in Riviera Golf, where yields drop to 7.5% to 8.4% for a far higher price tag.
- The three large Plateau apartments in this table (one-bed, two-bed, three-bed) take between 19 and 26 days to rent and produce net yields of 4.4% to 5.3%, which makes them the weakest yield performers relative to their capital cost in Abidjan.
- Bingerville two-bedroom apartments yield 10.6% gross, which is close to the top of the table, but their four-bedroom villas in the same area take 28 days to rent on average, revealing a sharp drop-off in liquidity as you move up in size.
- The yield spread across Abidjan neighborhoods is wide, from 7.1% to 14.8% gross, which means choosing the wrong property type or neighborhood in this city has a real cost that is hard to recover from.
- Deux-Plateaux Vallon sits in the middle of the table with yields between 8.0% and 8.6% gross, decent occupancy between 89% and 91%, and a broad tenant base of executives and corporate staff, making it one of the most balanced and liquid markets in Abidjan.
- Villas take longer to rent than apartments in every single neighborhood in this dataset, and they tend to come with higher maintenance costs too, which means apartments dominate both on yield and on practical ease of ownership in Abidjan.
- Angré two-bedroom apartments at XOF 32 million with a 9.4% gross yield are arguably the best value mid-size investment in Abidjan right now, combining a low entry price, solid yield, and an occupancy rate of 93%.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Abidjan.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Abidjan neighborhood and property type, we then aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same price range. This mattered particularly in Abidjan because the market does not publish an official neighborhood-level rent register, so triangulation across sources is essential.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses can vary significantly by neighborhood in Abidjan. That is why two areas with similar rents can still produce very different net returns.
For example, premium buildings in Zone 4 and Biétry often carry heavy service charges linked to security, pools, and concierge services, while older buildings in Yopougon or Angré carry lower fees but may need more hands-on maintenance management.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. This includes items such as property taxes, co-ownership charges where relevant, insurance, and a maintenance allowance.
These estimates were not applied as one flat number across Abidjan. They were adjusted by neighborhood and property type to better reflect local ownership conditions, because the gap between a Yopougon studio and a Plateau three-bedroom in terms of running costs is very real.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Abidjan, we rely on verifiable sources and a transparent methodology.
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 matters | How we used it |
|---|---|---|
| Ministry of Construction, Housing and Urbanism (MCLU) | It is the official government body overseeing housing and urbanism policy in Côte d'Ivoire. | We used it to anchor the article in the official land-administration and housing-policy context. We did not rely on it for neighborhood prices because it does not publish a live rent register. |
| ONU-Habitat Côte d'Ivoire Report 2023 | UN-Habitat is a leading international institution on urban housing data and city-level population analysis. | We used it to confirm Abidjan's population scale at around 5.62 million residents and to explain the structural demand pressure on the rental market. We also used it to understand why occupancy rates remain high across Abidjan submarkets. |
| CAHF Côte d'Ivoire Country Profile | CAHF is a well-regarded African housing finance research organization that tracks housing markets across the continent. | We used it for the national housing-finance context and to support the point that renting is a major but still under-measured part of the Abidjan market. We also used it to frame the cautious methodology applied to neighborhood-level estimates. |
| CAHF Côte d'Ivoire HEVC Report | This specialized housing value chain study focuses specifically on Côte d'Ivoire and highlights the need for better housing data instruments. | We used it as a methodological reminder not to overstate the precision of neighborhood-level estimates in a market where micro-data is still developing. We also used it to validate our triangulated approach rather than relying on a single source. |
| Habitat for Humanity Côte d'Ivoire Country Profile 2025 | Habitat for Humanity is a well-established housing NGO that publishes country-level housing profiles with reliable demand figures. | We used it for the housing deficit figures, including the estimate that Abidjan's shortage grows by around 40,000 homes per year. We also used it to explain why occupancy assumptions remain high in entry-level and mid-market segments. |
| Keur-Immo: Price Per Square Meter by Abidjan Neighborhood | Keur-Immo is one of the largest property portals in Côte d'Ivoire and publishes neighborhood price bands based on active listings. | We used it as the main price-per-square-meter anchor for neighborhoods including Plateau, Deux-Plateaux, Riviera, Zone 4, Yopougon, and Angré. We cross-checked its price bands against individual listings to avoid relying on any single data point. |
| Keur-Immo: Apartments to Rent in Abidjan | This live rental portal page shows current rental inventory across Abidjan with asking rents and unit descriptions. | We used it to observe active rent levels and which apartment formats dominate long-stay supply. We also used it to calibrate time-to-rent estimates by looking at how fast high-demand formats recycle in each submarket. |
| Abidjan Accueil: Quartiers | This is a long-running practical reference used by residents and expatriates to navigate Abidjan's neighborhoods. | We used it to identify which neighborhoods are consistently described as the most sought-after in practice. We also used it to keep our neighborhood naming close to how the Abidjan market actually speaks. |
| Abidjan4You: Neighbourhoods | This is a practical relocation guide with detailed sub-neighborhood descriptions for people moving to or within Abidjan. | We used it to understand the tenant mix and housing style of submarkets like Deux-Plateaux, Riviera, Plateau, Zone 4, and Marcory. We also used it to cross-check which areas are apartment-heavy versus villa-heavy. |
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