What are the rental yields for apartments in Abidjan? (2026)

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Apartment rental yields in Abidjan in 2026

This table compares apartment rental yields in Abidjan by neighborhood and apartment type.

For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.

Finally, please note you'll find much more detailed data in our real estate pack about Abidjan.

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 offer the best net yield among areas people actually want to live in Abidjan?

The best net-yield neighborhoods among areas people actually want to live in Abidjan are Zone 4, Biétry, Marcory Résidentiel, Riviera Bonoumin / Palmeraie, and Deux-Plateaux / Vallon.

Zone 4 is the clear income leader in the dataset. It shows about 6.4% net yield for studios, 6.9% for 1-bedroom apartments, and 6.7% for 2-bedroom apartments.

Biétry is slightly lower but still very strong. A 1-bedroom apartment is estimated at 76,000,000 XOF with 560,000 XOF monthly rent, producing about 6.2% net yield.

Marcory Résidentiel is a practical compromise for a beginner buyer. Its 1-bedroom apartments are estimated at 56,000,000 XOF and 390,000 XOF monthly rent, giving about 6.0% net yield.

Palmeraie and Deux-Plateaux / Vallon are not as aggressive as Zone 4, but they are easier to understand as normal residential markets. They combine schools, services, daily amenities, and broad professional tenant demand.

The honest interpretation is that the best Abidjan apartment rental yields are not only in the cheapest areas. They are in places where rent is high, tenant demand is deep, and resale demand is still credible.

Where can I find apartments with above-average yields and below-average entry prices in Abidjan?

The best places for above-average yields and below-average entry prices in Abidjan are Marcory Résidentiel, Riviera Bonoumin / Palmeraie, Zone 3, Treichville, Angré, and selected Yopougon Locodjro / Maroc units.

The modeled 1-bedroom purchase price across the dataset is around the high 50 million XOF range. Marcory Résidentiel is slightly below that at 56,000,000 XOF, while still producing about 6.0% net yield.

Riviera Bonoumin / Palmeraie is close to the average entry price at 59,000,000 XOF for a 1-bedroom apartment. The net yield is about 5.9%, which makes it one of the strongest balanced Cocody options.

Zone 3 is cheaper, with a 1-bedroom estimate of 40,000,000 XOF and 285,000 XOF monthly rent. The resulting 5.6% net yield is attractive, but the area is more mixed and less liquid than Marcory or Zone 4.

Treichville also has a low entry ticket. A 1-bedroom apartment is estimated at 38,000,000 XOF and 260,000 XOF monthly rent, but older stock, noise, and maintenance quality matter a lot.

For a foreign individual buyer, Marcory Résidentiel and Palmeraie are the cleaner value choices. Zone 3, Treichville, and Yopougon can work only when the building, street, paperwork, and price are clearly better than average.

Where does the rent level justify the purchase price most clearly in Abidjan?

The rent level most clearly justifies the purchase price in Zone 4, Biétry, Marcory Résidentiel, and Riviera Bonoumin / Palmeraie.

Zone 4 has the strongest rent-to-price relationship in the table. A 1-bedroom apartment is estimated at 88,000,000 XOF and rents for about 720,000 XOF per month, producing 9.8% gross yield and 6.9% net yield.

Biétry also looks rational for rental income. A 1-bedroom apartment at 76,000,000 XOF with 560,000 XOF monthly rent gives about 8.8% gross yield and 6.2% net yield.

Marcory Résidentiel gives a lower entry point without losing too much rent. Its 1-bedroom estimate of 56,000,000 XOF and 390,000 XOF monthly rent produces about 8.4% gross yield.

Plateau is the warning example. Its rents are high, but a 1-bedroom apartment is estimated at 98,000,000 XOF, so the net yield lands at about 5.6%, which is acceptable but not exceptional.

We have actually built the our real estate pack about Abidjan to make sure you won’t buy in the wrong area. Check it out.

Where is the best place to buy if I want stable rental income rather than maximum yield in Abidjan?

The best places to buy for stable rental income rather than maximum yield in Abidjan are Deux-Plateaux / Vallon, Riviera Golf / M’Badon, Riviera Bonoumin / Palmeraie, Biétry, and Marcory Résidentiel.

Deux-Plateaux / Vallon is not the highest-yield area, but it is one of the more stable rental markets. Net yields range from about 5.4% for studios to 5.8% for 1-bedroom apartments.

Riviera Golf / M’Badon is similar. It produces about 5.4% to 5.7% net yield, which is below Zone 4 but supported by security image, prestige, greenery, and higher-income tenants.

Palmeraie is a useful middle ground. It gives about 5.8% net yield for studios, 5.9% for 1-bedroom apartments, and 5.5% for 2-bedroom apartments.

Biétry and Marcory Résidentiel offer a more income-driven version of stability. Both have strong south-Abidjan location logic, airport access, lifestyle demand, and rents that are high enough to support the purchase price.

For a beginner buyer, the practical takeaway is that slightly lower yield can be acceptable if vacancy risk is lower. A stable 5.6% net yield in a deep tenant market may be better than a fragile 5.8% in a weak building.

Which apartment type gives the best return for the lowest total investment in Abidjan?

The apartment type that gives the best return for the lowest total investment in Abidjan is usually the 1-bedroom apartment.

Across the dataset, 1-bedroom apartments often produce the strongest or joint-strongest net yield. Examples include Zone 4 at 6.9%, Biétry at 6.2%, Marcory Résidentiel at 6.0%, and Palmeraie at 5.9%.

Studios can be very efficient, but their success is more location-sensitive. They work best in Zone 4, Biétry, Plateau, Treichville, and Angré, where single tenants, young professionals, consultants, and short-stay renters are more likely.

Two-bedroom apartments earn higher monthly rent, but the purchase price rises quickly. In Riviera Golf / M’Badon, a 2-bedroom apartment rents for about 870,000 XOF per month but costs about 138,000,000 XOF, giving about 5.5% net yield.

A 1-bedroom apartment usually fits more tenant profiles. It can serve a single professional, a couple, an expatriate, a consultant, or a small household without requiring the capital of a large unit.

We give you more details in the our real estate pack about Abidjan.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Abidjan?

The neighborhoods that offer strong rental income with the lowest vacancy risk in Abidjan are Biétry, Zone 4, Marcory Résidentiel, Deux-Plateaux / Vallon, and Riviera Bonoumin / Palmeraie.

Zone 4 produces the highest rent levels in the dataset. Estimated monthly rents reach 410,000 XOF for studios, 720,000 XOF for 1-bedroom apartments, and 1,150,000 XOF for 2-bedroom apartments.

Biétry is slightly less intense than Zone 4 but still has strong income depth. A 2-bedroom apartment is estimated at 900,000 XOF monthly rent, while the 1-bedroom net yield is about 6.2%.

Marcory Résidentiel has lower rents than Zone 4, but it is more accessible for ordinary long-term tenants. A 1-bedroom apartment at 390,000 XOF monthly rent can appeal to a wider pool than a more expensive Zone 4 unit.

Deux-Plateaux / Vallon and Palmeraie are lower-risk because they are normal residential destinations, not only furnished-rental or investor markets. That matters when the market slows or tenants become more price-sensitive.

The real signal is not only high rent. The safest Abidjan rental income comes from areas where rent, location, services, security, and tenant budgets all line up.

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.

Which areas look overpriced relative to their rental income in Abidjan?

The areas that look most expensive relative to rental income in Abidjan are Plateau, Riviera Golf / M’Badon, and some top-end Deux-Plateaux / Vallon or Biétry buildings.

Plateau is the clearest example. A 1-bedroom apartment is estimated at 98,000,000 XOF and 620,000 XOF monthly rent, which produces about 5.6% net yield.

That yield is not bad, but the entry ticket is high. The buyer is paying for central business district access, scarce residential stock, and proximity to offices, banks, institutions, and corporate tenants.

Riviera Golf / M’Badon is also expensive for a yield-focused buyer. A 1-bedroom apartment is estimated at 85,000,000 XOF and 550,000 XOF monthly rent, giving about 5.7% net yield.

Some Deux-Plateaux / Vallon and Biétry units can also become overpriced when older buildings are priced like modern stock. Generator backup, parking, elevator quality, security, and service charges can change the real net return quickly.

The important distinction is that overpriced for yield does not mean bad neighborhood. It means the investment case depends more on lifestyle, tenant quality, and capital preservation than on maximum rental income.

Which neighborhoods should I avoid even if the rental yield looks attractive in Abidjan?

Beginner investors should be careful with Yopougon Locodjro / Maroc, Port-Bouët, Zone 3, Treichville, and some Bingerville apartment projects, even when the rental yield looks attractive.

Yopougon Locodjro / Maroc has the lowest entry prices in the dataset. A 1-bedroom apartment is estimated at 29,000,000 XOF and 195,000 XOF monthly rent, but the net yield is only about 5.2% after risk adjustment.

Port-Bouët has airport and coastal access, but the rental case is uneven. Its 2-bedroom apartment estimate shows 58,000,000 XOF purchase price, 330,000 XOF monthly rent, and only 4.4% net yield.

Zone 3 can look strong on gross yield, with studios at about 8.5% and 1-bedroom apartments at about 8.6%. The risk is resale liquidity, building quality, street quality, and tenant profile.

Treichville is central, but older buildings can turn a good spreadsheet yield into a difficult ownership experience. Repairs, noise, parking, and weak maintenance can all reduce the return.

Bingerville is not a blanket avoid. It is a growth corridor, but beginners should avoid projects where the price already assumes future infrastructure benefits while current rents remain thin.

Which neighborhoods look risky even though the rental yield is high in Abidjan?

The neighborhoods that look risky even though rental yield is high in Abidjan are Zone 3, Treichville, Yopougon Locodjro / Maroc, and selected Port-Bouët pockets.

Zone 3 has one of the best gross-yield profiles in the dataset. Studios are estimated at 8.5% gross yield and 5.6% net yield, while 1-bedroom apartments show 8.6% gross and 5.6% net.

The risk is that the headline yield can come from lower purchase prices, not exceptional tenant demand. A cheaper building with weaker management may still underperform in real life.

Treichville shows useful yields, with 5.5% net yield for studios and 5.6% for 1-bedroom apartments. But old building stock makes inspection and renovation budgeting more important than in newer areas.

Yopougon Locodjro / Maroc has affordable entry prices, but the tenant base is more local and price-sensitive. For a foreign buyer, resale demand may be slower outside the best-connected pockets.

A safer alternative is to accept slightly lower headline yield in Marcory Résidentiel, Palmeraie, Biétry, or Deux-Plateaux / Vallon. Those areas give a cleaner mix of income and tenant depth.

What neighborhoods should I avoid when buying a rental apartment in Abidjan?

When buying a rental apartment in Abidjan, beginner investors should avoid weak versions of Yopougon Locodjro / Maroc, Port-Bouët, Zone 3, Treichville, and speculative Bingerville projects.

Yopougon should be avoided unless the apartment is in a strong micro-location, close to transport, and priced with a clear discount. Low entry price alone is not enough.

Port-Bouët should be avoided for expensive 2-bedroom apartments unless the tenant target is very clear. The modeled 2-bedroom net yield is about 4.4%, which is weaker than most areas in the table.

Zone 3 should be avoided when the building has poor management, unclear paperwork, weak parking, or difficult access roads. It can work for yield, but it is less forgiving than Marcory Résidentiel.

Treichville should be avoided for old apartments requiring heavy repairs. A central location does not protect the buyer if elevators, plumbing, security, and common areas are weak.

Bingerville should be avoided when the purchase price already assumes future infrastructure upside. The rental market can be thinner than central Abidjan, so the buyer needs current rent evidence, not only a growth story.

Which neighborhoods are seeing rental demand weaken, and why, in Abidjan?

The neighborhoods where rental demand looks more fragile in Abidjan are older Treichville stock, weaker Port-Bouët pockets, some Yopougon micro-markets, and overpriced premium Cocody units.

In Treichville, demand is still supported by centrality, but tenants compare older buildings with newer options in Marcory, Palmeraie, and Cocody. Weak parking, poor finishing, or unreliable maintenance can force a rent discount.

In Port-Bouët, airport proximity helps some locations, but not every apartment pocket is liquid. Larger apartments are especially exposed because the tenant pool is narrower.

In Yopougon, demand is large but price-sensitive. A unit can look cheap to buy and still be hard to rent at the target price if the tenant base cannot afford it.

In premium Cocody pockets, the issue is not desirability. The issue is affordability, because purchase prices can rise faster than rents and compress the investment return.

The practical conclusion is that demand is weakening most for old, overpriced, poorly managed, or poorly located apartments. It is not weakening equally across the whole Abidjan apartment market.

Which neighborhoods are seeing new developments that could create stronger rental demand in Abidjan?

The neighborhoods where new development and infrastructure could create stronger rental demand in Abidjan are Port-Bouët, Marcory, Treichville, Plateau, Bingerville, Yopougon-linked corridors, and Palmeraie / Bonoumin.

The Abidjan Metro Line 1 supports the rental logic for several central and southern areas. The corridor is designed to link Anyama, Abobo, Adjamé, Plateau, Treichville, Marcory, and Port-Bouët.

Marcory and Zone 4 benefit most clearly because they already have offices, restaurants, airport access, and furnished-rental demand. Better transport can deepen a tenant pool that is already active.

Bingerville is more speculative. Infrastructure can increase demand, but a buyer must check whether the current rent already supports the purchase price.

Port-Bouët is a watchlist area because airport access and future transport can help. Still, the dataset shows weaker results for larger apartments, so small affordable units are safer than expensive 2-bedroom units.

The key rule is to favor development that creates tenants, not just development that creates more apartments. More supply without stronger renter demand can reduce pricing power.

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.

Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Abidjan?

The neighborhoods becoming more attractive to renters because of infrastructure and transport changes in Abidjan are Marcory, Treichville, Plateau, Port-Bouët, Bingerville-linked corridors, and selected Yopougon access points.

Marcory has the strongest immediate rental case because it already sits in a practical south-Abidjan employment and lifestyle zone. In the dataset, Marcory Résidentiel 1-bedroom apartments reach about 6.0% net yield.

Treichville could improve because better transport would strengthen an already central location. But the upside depends on building quality, since transport does not fix old elevators, weak parking, or tired common areas.

Plateau benefits from transport because it is the employment core. The issue is that much of the benefit may already be priced into high purchase prices.

Port-Bouët has more upside than the current yield table suggests, especially for smaller units near the right access points. But expensive large apartments still need caution because current 2-bedroom net yield is only about 4.4%.

Bingerville and Yopougon corridors may improve over time as commute access improves. For a beginner buyer, these are price-sensitive bets, not automatic income plays.

Which neighborhoods have become less attractive for apartment investors over the last 12 months in Abidjan?

The neighborhoods that have become less attractive for apartment investors over the last 12 months in Abidjan are the most expensive Plateau units, some Riviera Golf / M’Badon apartments, overpriced Zone 4 furnished units, and weak-quality Treichville or Zone 3 stock.

Plateau remains excellent for business access, but it is less compelling for pure rental yield. A 1-bedroom apartment at 98,000,000 XOF and 620,000 XOF monthly rent produces about 5.6% net yield.

Riviera Golf / M’Badon is still desirable, but expensive family-oriented apartments do not always deliver the strongest return. Its 1-bedroom net yield is about 5.7%, below Zone 4, Biétry, and Marcory Résidentiel.

Zone 4 is still the best income market in the dataset, but overpricing can appear in furnished units. High rents are real, but service charges, furnishing costs, tenant expectations, and competition are also real.

Treichville and Zone 3 become less attractive when old or average stock is priced too aggressively. Their yields work only if renovation, vacancy, and management risks are controlled.

The practical conclusion is that Abidjan remains supported by housing pressure and urban growth, but price discipline matters more in 2026. A good neighborhood can still be a poor investment if the entry price is wrong.

Which apartment types are becoming harder to rent in Abidjan, and in which neighborhoods?

The apartment types becoming harder to rent in Abidjan are overpriced 2-bedroom apartments in weaker locations, poorly furnished studios outside core demand zones, and large older apartments with high service costs.

Two-bedroom apartments are becoming harder to rent in Port-Bouët, Bingerville, some Yopougon pockets, and weaker Zone 3 buildings. Port-Bouët 2-bedroom apartments show about 4.4% net yield, while Bingerville 2-bedroom apartments show about 4.5%.

Studios remain liquid in Zone 4, Biétry, Plateau, Treichville, and Angré. In those locations, single renters, young workers, consultants, and short-stay users can support small-unit demand.

Studios become weaker in family-driven neighborhoods unless they are affordable, well located, and easy to maintain. A small unit without a clear tenant profile can sit even if the purchase price looks low.

Large older apartments can be difficult in Treichville, Plateau, and older Cocody buildings. Tenants paying high rents increasingly expect security, generator backup, water reliability, parking, and responsive maintenance.

The safest beginner rule is to buy a 1-bedroom apartment in a deep tenant market. Buy a studio only in a strong micro-location, and buy a 2-bedroom apartment only where family or executive demand is proven.

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Abidjan. If you’d like to learn more about us, you can check our presentation page.