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 considering investing in Abidjan's rental market in 2026, understanding how yields really work here is the first step to making a smart decision.
We constantly update this blog post to reflect the latest data and market conditions in Abidjan, so you always get current information.
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 citywide gross rental yield sits around 9% in early 2026, which is roughly double what you'd find in most European capitals and makes it attractive for income-focused investors.
- The gap between gross and net yields in Abidjan is typically around 3 percentage points, mainly eaten by the 9% property tax on rental income and higher-than-average maintenance costs due to humidity and AC needs.
- Yopougon and Koumassi deliver some of the highest yields in Abidjan (often above 10% gross) because purchase prices remain grounded while rental demand from working households stays strong.
- Premium areas like Cocody's Riviera Golf and Deux-Plateaux Vallon often yield below 7% gross because buyers pay a premium for prestige, pushing prices ahead of what rents can support.
- Studios and one-bedroom apartments in Abidjan typically outperform larger units on yield because rent per square meter is highest for compact units and the tenant pool is deepest.
- The Yopougon-Bingerville BRT corridor project is expected to compress commute times and could lift rents by 10% to 15% in connected neighborhoods once completed.
- Abidjan's vacancy rate averages around 6% citywide, but drops to 3% to 5% in high-demand pockets like Zone 4 where expat and corporate tenants dominate.
- Property management in Abidjan typically costs 7% to 10% of collected rent, plus a leasing fee of half to one month's rent when placing a new tenant.
What are the rental yields in Abidjan as of 2026?
What's the average gross rental yield in Abidjan as of 2026?
As of early 2026, the average gross rental yield in Abidjan sits at around 9% per year when you look at all residential property types combined.
That said, yields vary quite a bit across the city, with most typical residential properties in Abidjan falling within a realistic range of 7% to 12% gross depending on location and property type.
Compared to regional benchmarks, Abidjan's gross yields are notably higher than what you'd find in more mature African markets like Johannesburg or Casablanca, largely because property prices in Abidjan haven't yet caught up with the strong rental demand.
The single biggest factor pushing Abidjan's gross yields higher right now is the city's rapid urbanization and economic growth, which keeps rental demand strong even as new supply comes online.
What's the average net rental yield in Abidjan as of 2026?
As of early 2026, the average net rental yield in Abidjan lands at around 6% per year after accounting for typical landlord expenses.
This means landlords in Abidjan typically see about 3 percentage points disappear between gross and net yield, which is a fairly significant haircut compared to some other markets.
The expense that eats the most into your gross yield in Abidjan is the property tax on rental income, which runs at 9% of the assessed rental value for individual landlords according to Côte d'Ivoire's tax authority.
Most standard investment properties in Abidjan deliver net yields in the 4.5% to 8% range, with the wide spread reflecting differences in neighborhood, property condition, and whether you self-manage or hire a property manager.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Abidjan.
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 yield is considered "good" in Abidjan in 2026?
In Abidjan's rental market in 2026, a gross yield of 10% or higher is generally considered "good" by local investors who understand the market's risk profile.
The threshold that separates average properties from high performers in Abidjan typically falls around that 10% gross mark, with anything above delivering strong enough returns to justify the extra work of managing a rental in an emerging market.
How much do yields vary by neighborhood in Abidjan as of 2026?
As of early 2026, the spread in gross rental yields between Abidjan's highest-yield and lowest-yield neighborhoods can be as wide as 4 to 6 percentage points.
Neighborhoods that typically deliver the highest yields in Abidjan are working-class areas like Yopougon, Koumassi, Treichville, parts of Adjamé, and parts of Port-Bouët, where purchase prices stay relatively low but rental demand from local households remains constant.
On the flip side, the lowest yields in Abidjan show up in premium zones like Cocody (especially Riviera Golf, Deux-Plateaux Vallon, and some Angré pockets), Plateau, and Zone 4 in Marcory, where buyers pay for prestige and security.
The main reason yields vary so much across Abidjan neighborhoods is that purchase prices in upscale areas tend to run ahead of what rents can support, while prices in more affordable communes stay closer to the income levels of actual renters.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Abidjan.
How much do yields vary by property type in Abidjan as of 2026?
As of early 2026, gross rental yields in Abidjan range from roughly 6% for larger villas up to 12% or more for well-located studios and one-bedroom apartments.
Studios and compact one-bedroom apartments currently deliver the highest average gross yields in Abidjan because they attract the largest pool of tenants and command the highest rent per square meter.
Villas, larger houses, and duplexes typically deliver the lowest yields in Abidjan unless purchased at a significant discount, since their capital values rise faster than the rents they can realistically command.
The key reason yields differ between property types in Abidjan is that smaller units benefit from deeper demand and lower per-unit costs, while larger properties carry higher maintenance, security, and sometimes generator expenses that eat into returns.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Abidjan?
- What rental yields can you expect for a villa in Abidjan?
What's the typical vacancy rate in Abidjan as of 2026?
As of early 2026, the average residential vacancy rate in Abidjan sits at around 6% when you look across all property types and neighborhoods.
That said, vacancy rates across Abidjan neighborhoods range from as low as 3% to 5% in the most sought-after pockets to as high as 8% to 12% in oversupplied or poorly priced areas.
The main factor driving vacancy rates in Abidjan right now is pricing discipline, meaning properties that are priced correctly for their location and condition fill quickly while overpriced units sit empty.
Compared to regional averages, Abidjan's vacancy rate remains relatively low because the city's strong urbanization trend and economic growth keep demand pressure high across most residential segments.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Abidjan.
What's the rent-to-price ratio in Abidjan as of 2026?
As of early 2026, the average rent-to-price ratio in Abidjan falls between 0.7% and 0.9% per month, which translates to roughly 8.5% to 11% on an annual basis.
For buy-to-let investors in Abidjan, a monthly rent-to-price ratio above 0.8% (or a price-to-rent ratio below 10) is generally considered favorable because it directly translates into a double-digit gross yield.
Abidjan's rent-to-price ratio compares favorably to many similar emerging market cities, where price appreciation often outpaces rental growth, because Abidjan's property prices haven't yet inflated as much relative to the strong rental demand.
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.
Which neighborhoods and micro-areas in Abidjan give the best yields as of 2026?
Where are the highest-yield areas in Abidjan as of 2026?
As of early 2026, the highest-yield neighborhoods in Abidjan are Yopougon, Koumassi, and Treichville, with parts of Adjamé and Port-Bouët also delivering strong returns.
In these top-performing areas like Yopougon and Koumassi, gross rental yields typically range from 10% to 12% or even higher for well-bought properties.
The main characteristic these high-yield areas in Abidjan share is that purchase prices remain relatively grounded compared to the steady rental demand from working households and young professionals.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Abidjan.
Where are the lowest-yield areas in Abidjan as of 2026?
As of early 2026, the lowest-yield neighborhoods in Abidjan are Cocody (particularly Riviera Golf, Deux-Plateaux Vallon, and parts of Angré), Plateau, and Zone 4 in Marcory.
In these premium areas like Cocody's Riviera Golf and Plateau, gross rental yields typically fall in the 5% to 7% range because property prices are elevated.
The main reason yields are compressed in these upscale Abidjan neighborhoods is that buyers pay a premium for prestige, security, and long-term capital appreciation, which pushes purchase prices well ahead of what rents can support.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Abidjan.
Which areas have the lowest vacancy in Abidjan as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Abidjan are Zone 4 in Marcory, parts of Cocody (Riviera, Deux-Plateaux, Angré near services), and Plateau.
In these low-vacancy areas like Zone 4 and central Cocody, vacancy rates typically stay in the 3% to 5% range because demand from quality tenants is consistently strong.
The main demand driver keeping vacancy low in these Abidjan neighborhoods is the concentration of expatriates, corporate tenants, and high-income professionals who prioritize location, security, and access to services.
The trade-off investors face when targeting these low-vacancy areas in Abidjan is that the same demand pressure that keeps units rented also inflates purchase prices, which compresses your yield.
Which areas have the most renter demand in Abidjan right now?
The three neighborhoods currently experiencing the strongest renter demand in Abidjan are Cocody (Riviera, Deux-Plateaux, Angré), Zone 4 in Marcory, and Yopougon.
In Cocody and Zone 4, the demand is driven primarily by professionals, families, expatriates, and corporate tenants who value quality housing near business districts and international schools.
In these high-demand Abidjan neighborhoods like Zone 4 and well-located parts of Cocody, rental listings for correctly priced properties typically get filled within two to four weeks.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Abidjan.
Which upcoming projects could boost rents and rental yields in Abidjan as of 2026?
As of early 2026, the three infrastructure projects most likely to boost rents in Abidjan are the Yopougon-Bingerville BRT corridor, the Abidjan Metro Line 1, and the ongoing Port of Abidjan modernization.
The neighborhoods most likely to benefit from these projects include Yopougon and Adjamé (from the BRT corridor), areas along the metro's north-south route near Plateau, and Zone 4 and Treichville (from port-related job growth).
Once these major projects are completed, investors in well-positioned Abidjan neighborhoods might realistically expect rent increases of 10% to 20% as commute times shrink and accessibility improves.
You'll find our latest property market analysis about Abidjan here.
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What property type should I buy for renting in Abidjan as of 2026?
Between studios and larger units in Abidjan, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments generally outperform larger units in Abidjan when it comes to rental yield and occupancy because they attract the deepest tenant pool.
Studios in Abidjan typically deliver gross yields in the 10% to 12% range (around 600,000 to 720,000 CFA francs, or roughly 900 to 1,100 USD, or 850 to 1,000 EUR per year on a 6 million CFA investment), while larger two to three bedroom units often fall in the 7% to 9% range.
The main factor explaining why studios outperform in Abidjan is that rent per square meter is highest for compact units, while purchase prices don't rise proportionally with size.
That said, larger two-bedroom apartments can be the better investment in Abidjan if you prioritize tenant stability, since families and professionals tend to stay longer and reduce your turnover costs.
What property types are in most demand in Abidjan as of 2026?
As of early 2026, the most in-demand property type in Abidjan is the one to two bedroom apartment, which appeals to the largest segment of renters in the city.
The top three property types ranked by current tenant demand in Abidjan are one to two bedroom apartments (young professionals and couples), two to three bedroom apartments (families and long-stay professionals), and well-located duplexes or villas (higher-ticket tenants in premium areas).
The primary trend driving this demand pattern in Abidjan is the city's rapid urbanization and the growth of its middle class, which creates a large pool of renters who need functional, affordable housing near job centers.
One property type that is currently underperforming in demand and likely to remain so in Abidjan is the oversized luxury villa in peripheral locations, which faces a shallow tenant pool and high carrying costs.
What unit size has the best yield per m² in Abidjan as of 2026?
As of early 2026, the unit size that delivers the best gross rental yield per square meter in Abidjan is typically studios and compact one-bedroom apartments in the 20 to 45 square meter range.
For that optimal unit size in Abidjan, the typical gross rental yield per square meter works out to roughly 10,000 to 14,000 CFA francs per month (about 15 to 21 USD, or 14 to 20 EUR), compared to 7,000 to 10,000 CFA francs for larger units.
The main reason larger units in Abidjan have lower yield per square meter is that tenants won't pay proportionally more rent for extra space, while smaller units command a premium because of the high demand from single renters and young professionals.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Abidjan as of 2026?
What are typical property taxes and recurring local fees in Abidjan as of 2026?
As of early 2026, the annual property tax for a typical rental apartment in Abidjan runs at 9% of the assessed rental value for individual landlords, which on a property generating 6 million CFA francs in annual rent would mean roughly 540,000 CFA francs (about 820 USD, or 770 EUR) per year.
Beyond the main property tax, landlords in Abidjan should also budget for local sanitation or building charges that can add another 50,000 to 150,000 CFA francs (75 to 230 USD, or 70 to 215 EUR) annually depending on the property and commune.
All together, these taxes and recurring fees typically represent around 10% to 12% of gross rental income for landlords in Abidjan, which is a meaningful chunk of your returns.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Abidjan.
What insurance, maintenance, and annual repair costs should landlords budget in Abidjan right now?
For a typical rental property in Abidjan, annual landlord insurance costs range from 0.15% to 0.30% of property value, which for a 60 million CFA franc property works out to roughly 90,000 to 180,000 CFA francs (135 to 275 USD, or 125 to 255 EUR) per year.
Landlords in Abidjan should budget roughly 1% to 2% of property value annually for maintenance and repairs, or about 10% to 20% of annual rent, which provides a realistic cushion for ongoing upkeep.
The type of repair expense that most commonly catches landlords off guard in Abidjan is air conditioning maintenance and replacement, since the humid climate puts heavy stress on cooling systems and they need regular servicing or replacement.
When you add it all up, landlords in Abidjan should realistically budget a combined 1.5% to 2.5% of property value (or roughly 900,000 to 1,500,000 CFA francs, 1,350 to 2,300 USD, or 1,250 to 2,100 EUR) annually for insurance, maintenance, and repairs.
Which utilities do landlords typically pay, and what do they cost in Abidjan right now?
For most unfurnished rentals in Abidjan, tenants pay their own utilities, but in furnished or expat-oriented rentals (common in Zone 4 and parts of Cocody), landlords sometimes cover electricity and water as part of a "charges comprises" arrangement.
When landlords do cover utilities in Abidjan, the monthly cost for a typical apartment runs roughly 30,000 to 80,000 CFA francs (45 to 120 USD, or 42 to 110 EUR), with electricity being the main expense and including the Abidjan-specific TREOM waste tax of 2.5 CFA francs per kWh.
What does full-service property management cost, including leasing, in Abidjan as of 2026?
As of early 2026, full-service property management in Abidjan typically costs 7% to 10% of collected rent monthly, which on a property generating 500,000 CFA francs per month would mean roughly 35,000 to 50,000 CFA francs (53 to 76 USD, or 49 to 70 EUR) in management fees.
On top of ongoing management, the typical leasing or tenant-placement fee in Abidjan runs from half a month to one full month of rent, which for that same property would add 250,000 to 500,000 CFA francs (380 to 760 USD, or 350 to 700 EUR) each time you need to find a new tenant.
What's a realistic vacancy buffer in Abidjan as of 2026?
As of early 2026, landlords in Abidjan should set aside roughly 8% of annual rental income (about one month of rent) as a vacancy buffer for conservative planning.
In practice, landlords in Abidjan typically experience two to four weeks of vacancy per year in strong locations, though this can stretch to six weeks or more in less desirable areas or for overpriced units.
Buying real estate in Abidjan can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 |
|---|---|---|
| Numbeo Property Investment (Abidjan) | It's one of the few sources that publishes consistent, comparable price-to-rent and gross yield snapshots for specific cities worldwide. | We used it as the main quantitative anchor for Abidjan's 2026 gross yields, price-to-rent ratios, and typical rents and prices. We then applied a slight haircut to reflect negotiation gaps and real-world costs. |
| Direction Générale des Impôts (DGI) - Côte d'Ivoire | It's the official government tax authority publication summarizing the country's tax system with rates and legal references. | We used it to quantify the recurring property tax on income-producing properties based on "valeur locative." We also used it to separate owner-occupied versus rented rules for accurate net yield calculations. |
| CIE (Compagnie Ivoirienne d'Électricité) | It's the national electricity operator's official tariff page showing what households actually get billed. | We used it to price the electricity component landlords sometimes cover in furnished rentals. We also used the Abidjan-specific TREOM waste tax line item to avoid underestimating running costs. |
| ANARE-CI (Electricity Regulator) | It's the sector regulator hosting the underlying tariff legal instrument for electricity pricing. | We used it as a regulatory cross-check that the tariff framework is rule-based. We validated that CIE's published tariffs are grounded in an official pricing decision. |
| World Bank - Côte d'Ivoire Macro Snapshot | It's a flagship World Bank country product widely used by investors and policymakers for economic analysis. | We used it to anchor the demand story behind rents, including growth and urban pressure. We explained why vacancy can remain tight even when prices rise. |
| World Bank - Urban Population Share | It's an official World Bank indicator series updated regularly and comparable across countries. | We used it to support the structural demand point that Abidjan benefits from national urbanization trends. We justified why small, rentable units stay in demand. |
| IMF - Côte d'Ivoire Country Profile | It's the IMF's official data portal for World Economic Outlook linked macro indicators. | We used it to frame 2026 as a normalizing year when discussing what yield is considered good. We cross-checked that our yield expectations align with growth and inflation reality. |
| BCEAO - Main Indicators and Interest Rates | It's the regional central bank's official rate and indicator page for the West African Economic and Monetary Union. | We used it to contextualize financing and the opportunity-cost benchmark against property yields. We explained why good yield in Abidjan needs a cushion over funding and currency risks. |
| World Bank - Abidjan Urban Mobility Project | It's an official project implementation report from a top multilateral lender with detailed infrastructure data. | We used it to identify where transport upgrades are structurally targeted along the Yopougon-Bingerville corridor. We supported which neighborhoods can see rent uplift via commute-time compression. |
| PMUA - BRT Project Updates | It's the Abidjan mobility project's own official communications channel with progress updates. | We used it to confirm the BRT corridor and verify it's an active, monitored program. We grounded the upcoming projects section in named corridors and realistic timelines. |
| Le Métro d'Abidjan | It's the dedicated official portal for the metro project with construction and progress updates. | We used it to justify why certain north-south connected areas can reprice in rents over time. We avoided relying on rumor-based completion dates by using official sources. |
| African Development Bank - Abidjan Transport Story | It's a top-tier development finance institution and major infrastructure funder providing independent validation. | We used it to validate that Abidjan's travel-time reductions are real and already happening. We provided a second independent confirmation alongside World Bank documents. |
| Port Autonome d'Abidjan | It's the port authority's own publication with the closest view of the investment pipeline. | We used it to support the thesis that port modernization sustains job clusters and rental demand. We identified where demand is sticky near Plateau, Zone 4, and port-facing areas. |
| U.S. International Trade Administration - Port of Abidjan | It's a government market-intelligence note with a strong fact-checking culture for trade information. | We used it as external validation of the scale of port modernization. We reinforced the jobs plus connectivity equals rents mechanism without relying on local press alone. |
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