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
Abidjan is West Africa's economic powerhouse, and its rental market reflects that energy with yields that can surprise foreign investors used to European or North American returns.
But getting from "gross yield on paper" to "actual money in your pocket" requires understanding what Abidjan's unique market conditions will cost you along the way.
We constantly update this blog post to keep the numbers fresh and the advice relevant.
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.
What rental yields can I realistically get from an apartment in Abidjan?
What's the average gross rental yield for apartments in Abidjan as of 2026?
As of early 2026, the average gross rental yield for apartments in Abidjan sits around 6% to 8%, which is notably higher than what you would find in most European capitals.
That said, the realistic range for most apartment investments in Abidjan stretches from about 4.5% in the most expensive expat neighborhoods up to 12% in more affordable, high-demand communes like Yopougon or Koumassi.
The main factor that causes gross yields to vary so much in Abidjan is whether you are buying in an area that caters to the corporate and expat rental market (where purchase prices are high but rents are capped by what companies will pay) versus local middle-income neighborhoods (where entry prices are lower and tenant demand is strong but rents are more modest).
Compared to other major cities in West Africa, Abidjan offers gross yields that are competitive with Lagos and Accra, though Abidjan's stability and the CFA franc's peg to the euro make the returns feel more predictable for foreign investors.
What's the average net rental yield for apartments in Abidjan as of 2026?
As of early 2026, the average net rental yield for apartments in Abidjan typically falls between 3% and 5%, once you account for all the costs that come with owning and renting out a property.
Most apartment investors in Abidjan can realistically expect net yields ranging from about 2.5% in prime expat zones like Cocody Riviera up to around 6% or 7% in well-located but more affordable areas with strong tenant demand.
The single biggest expense that eats into your gross yield in Abidjan is the combination of building service charges and backup infrastructure costs, because tenants expect reliable power (generator backup), water reserves, and security, and these services are not cheap to maintain in a city where public utilities can be inconsistent.
By the way, you will find much more detailed data in our property pack covering the real estate market in Abidjan.
What's the typical rent-to-price ratio for apartments in Abidjan in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Abidjan ranges from about 0.06 to 0.09, which means annual rent equals roughly 6% to 9% of the purchase price.
Most apartment transactions in Abidjan fall within a rent-to-price ratio of 0.05 to 0.10, with the lower end in premium expat neighborhoods and the higher end in working-class communes with strong local demand.
Apartments in neighborhoods like Yopougon, Abobo, and Koumassi tend to have the highest rent-to-price ratios in Abidjan because purchase prices are significantly lower while rents remain solid due to the large population of local tenants looking for affordable housing near employment centers.
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How much rent can I charge for an apartment in Abidjan?
What's the typical tenant budget range for apartments in Abidjan right now?
The typical monthly tenant budget for renting an apartment in Abidjan ranges from about 120,000 XOF to 900,000 XOF (roughly 200 USD to 1,500 USD, or 185 EUR to 1,375 EUR), depending heavily on whether you are targeting local tenants or the expat and corporate market.
Tenants looking for mid-range apartments in Abidjan typically budget between 250,000 XOF and 450,000 XOF per month (about 415 USD to 750 USD, or 380 EUR to 690 EUR), which gets them a decent unit in neighborhoods like Marcory, Treichville, or parts of Cocody outside the premium zones.
For high-end or luxury apartments in Abidjan, tenant budgets jump to 600,000 XOF to over 2,000,000 XOF per month (roughly 1,000 USD to 3,300 USD, or 920 EUR to 3,050 EUR), and these tenants are usually corporate renters, diplomats, or well-paid expats who want furnished units with security, backup power, and prime Cocody or Zone 4 locations.
We have a blog article where we update the latest data about rents in Abidjan here.
What's the average monthly rent for a 1-bed apartment in Abidjan as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Abidjan is around 280,000 XOF to 350,000 XOF (roughly 465 USD to 580 USD, or 430 EUR to 535 EUR), though this varies significantly by neighborhood and building quality.
Entry-level monthly rent for a decent 1-bed apartment in Abidjan starts around 150,000 XOF to 220,000 XOF (about 250 USD to 365 USD, or 230 EUR to 335 EUR), and at this price point you are looking at unfurnished units in communes like Yopougon or the outer parts of Cocody, typically in older buildings without premium amenities.
Mid-range 1-bed apartments in Abidjan rent for about 280,000 XOF to 400,000 XOF per month (roughly 465 USD to 665 USD, or 430 EUR to 610 EUR), which gets you a clean, secure unit in neighborhoods like Marcory, Treichville, or Cocody Angré, often with basic furnishing and a building guard.
High-end 1-bed apartments in Abidjan command 450,000 XOF to 650,000 XOF per month (about 750 USD to 1,080 USD, or 690 EUR to 990 EUR), and these are typically fully furnished units in Cocody Riviera, Deux-Plateaux, or Zone 4, with generator backup, security, parking, and the kind of finish that corporate tenants expect.
What's the average monthly rent for a 2-bed apartment in Abidjan as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Abidjan is around 450,000 XOF to 600,000 XOF (roughly 750 USD to 1,000 USD, or 690 EUR to 915 EUR), making it a popular choice for small families and professional couples.
Entry-level monthly rent for a decent 2-bed apartment in Abidjan starts around 250,000 XOF to 350,000 XOF (about 415 USD to 580 USD, or 380 EUR to 535 EUR), and these units are typically found in more affordable communes like Koumassi, Port-Bouët, or parts of Yopougon, often unfurnished and in standard residential buildings.
Mid-range 2-bed apartments in Abidjan rent for about 450,000 XOF to 700,000 XOF per month (roughly 750 USD to 1,165 USD, or 690 EUR to 1,070 EUR), which gets you a well-maintained unit in Marcory, Cocody Angré, or Deux-Plateaux, usually with security and possibly some furnishing.
High-end 2-bed apartments in Abidjan command 800,000 XOF to 1,200,000 XOF per month (about 1,330 USD to 2,000 USD, or 1,220 EUR to 1,830 EUR), and these are fully furnished, serviced units in prime Cocody Riviera, Zone 4, or Plateau, often rented by corporations for their expatriate staff.
What's the average monthly rent for a 3-bed apartment in Abidjan as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Abidjan is around 750,000 XOF to 1,100,000 XOF (roughly 1,250 USD to 1,830 USD, or 1,145 EUR to 1,680 EUR), with significant variation depending on location and whether the unit is furnished for the corporate market.
Entry-level monthly rent for a decent 3-bed apartment in Abidjan starts around 350,000 XOF to 550,000 XOF (about 580 USD to 915 USD, or 535 EUR to 840 EUR), and these units are typically found in family-oriented communes like Yopougon, Abobo, or the outer edges of Cocody, usually unfurnished and in buildings without premium services.
Mid-range 3-bed apartments in Abidjan rent for about 700,000 XOF to 1,000,000 XOF per month (roughly 1,165 USD to 1,665 USD, or 1,070 EUR to 1,525 EUR), which gets you a spacious family unit in neighborhoods like Cocody Angré, Marcory, or Deux-Plateaux, often with parking, security, and decent building maintenance.
High-end 3-bed apartments in Abidjan command 1,200,000 XOF to 2,100,000 XOF per month (about 2,000 USD to 3,500 USD, or 1,830 EUR to 3,205 EUR), and these are premium units in Cocody Riviera Golf, Riviera Palmeraie, Zone 4, or Plateau, fully furnished with generator backup, high-end finishes, and often leased directly to embassies or multinational companies.
How fast do well-priced apartments get rented in Abidjan?
A well-priced apartment in a desirable Abidjan neighborhood typically gets rented within 1 to 4 weeks, though premium units in Cocody or Zone 4 can find tenants even faster when corporate relocation season peaks.
The typical vacancy rate for apartments in Abidjan hovers around 5% to 10% in high-demand areas, though poorly priced or poorly located units can sit empty for 2 to 4 months or longer.
The main factors that cause some apartments to rent faster than others in Abidjan are backup power availability (tenants will pay more and decide faster for buildings with reliable generators), proximity to major employers and international schools, and whether the unit comes furnished and move-in ready, which matters a lot to the expat and corporate tenant pool that drives the premium rental market.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Abidjan?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Abidjan as of 2026?
As of early 2026, studios and 1-bed apartments in Abidjan typically offer the best rental yields, often outperforming larger units by 1 to 2 percentage points on a gross basis.
Studios and 1-beds in Abidjan tend to achieve gross yields of 7% to 10%, while 2-beds typically deliver 6% to 8%, and 3-beds often come in at 5% to 7%, though all these figures depend heavily on location and building quality.
The main reason smaller units outperform in Abidjan is that the corporate and expat tenant pool, which pays premium rents, often consists of single professionals or couples without children, and these tenants prioritize turnkey convenience and prime location over extra space, which means landlords can charge higher rent per square meter for well-located 1-beds than for larger family apartments.
Which features are best if you want a good yield for your apartment in Abidjan?
The features that most positively impact rental yield for apartments in Abidjan are backup power (a building with a generator and fuel plan), water reserve tanks, 24-hour security with controlled access, and fiber internet readiness, because tenants in Abidjan will pay a clear premium for reliability in a city where public utilities can be unpredictable.
In Abidjan, middle and upper floors tend to rent faster and command slightly higher rents because they offer better security, less street noise, and improved ventilation, though this advantage disappears quickly if the building lacks a working elevator.
Apartments with balconies or terraces do rent faster in Abidjan and can justify rents 5% to 10% higher, especially in the humid climate where outdoor space for drying laundry or enjoying evening air is genuinely valued by tenants.
Building features like elevators, concierge services, and dedicated parking in Abidjan typically do raise rents enough to justify the higher service charges, particularly in congested areas like Cocody and Marcory where parking is scarce and traffic makes a secure, well-managed building feel like a sanctuary.
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Which neighborhoods give the best rental demand for apartments in Abidjan?
Which neighborhoods have the highest rental demand for apartments in Abidjan as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Abidjan are Cocody (especially Riviera Golf, Riviera Palmeraie, Deux-Plateaux, and Angré), Marcory Zone 4, Plateau, and Treichville, all of which benefit from proximity to jobs, international schools, and expat services.
The main demand driver that makes these neighborhoods attractive in Abidjan is traffic, because the city's congestion is so severe that tenants, especially well-paid professionals and expats, will pay significantly more to live close to their workplace or their children's school rather than endure multi-hour commutes.
In these high-demand Abidjan neighborhoods, well-priced apartments typically rent within 1 to 3 weeks, and vacancy rates stay around 3% to 6%, which is notably tighter than the city-wide average.
One emerging neighborhood gaining rental demand momentum in Abidjan is Bingerville, which offers newer construction and more space at lower prices, attracting young families and remote workers who can tolerate being slightly outside the traditional expat zones.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Abidjan.
Which neighborhoods have the highest yields for apartments in Abidjan as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Abidjan are Yopougon, Abobo, Koumassi, and parts of Port-Bouët, all of which offer lower purchase prices while still benefiting from strong local tenant demand.
Gross rental yields in these top-yielding Abidjan neighborhoods typically range from 8% to 12%, compared to 4.5% to 6.5% in the more expensive expat-focused areas like Cocody Riviera or Zone 4.
The main reason these neighborhoods offer higher yields than others in Abidjan is simply that purchase prices are much lower relative to achievable rents, because the large working-class population in these communes creates consistent demand for affordable housing even though individual rents are modest, and this favorable rent-to-price math translates directly into higher percentage yields for investors willing to accept more tenant turnover and hands-on management.
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.
Should I do long-term rental or short-term rental in Abidjan?
Is short-term rental legal for apartments in Abidjan as of 2026?
As of early 2026, short-term rental is legal for apartments in Abidjan, but it falls under the "meublé de tourisme" (furnished tourist accommodation) category, which means you are operating within the tourism accommodation framework rather than standard residential tenancy.
The main legal requirements for operating a short-term rental apartment in Abidjan include registering your activity as a tourist accommodation, complying with the tourism code's definitions for furnished rentals, and being aware that a new "taxe de nuitée" (night tax) now applies to hotels and furnished residences under the 2026 fiscal annex, which will affect your pricing and net revenue.
Registration and licensing for Airbnb-style rentals in Abidjan is handled through the tourism ecosystem, and while enforcement has historically been lighter than in European cities, the new 2026 night tax signals that authorities are paying more attention to this sector.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Abidjan.
What's the gross yield difference short-term vs long-term in Abidjan in 2026?
As of early 2026, short-term rentals in Abidjan can generate gross yields of 8% to 14%, compared to 6% to 9% for long-term rentals, giving short-term operators a potential advantage of 2 to 5 percentage points on the top line.
Long-term rentals in Abidjan typically produce gross yields of 6% to 9%, while short-term rentals can reach 8% to 14% gross, though these higher figures assume strong occupancy and active management.
The main additional costs that reduce the net yield advantage of short-term rentals in Abidjan include cleaning and turnover expenses, higher utility consumption, platform fees (typically 3% to 15% depending on the booking channel), more intensive property management (15% to 25% of revenue for full-service operators), and now the 2026 night tax that gets passed to guests but still affects your competitive pricing.
To outperform a long-term rental in Abidjan, a short-term rental typically needs to achieve at least 45% to 55% occupancy, which is achievable in well-located units but requires consistent effort on pricing, guest communication, and property upkeep.
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What costs will eat into my net yield for an apartment in Abidjan?
What are building service charges as a % of rent in Abidjan as of 2026?
As of early 2026, building service charges for apartments in Abidjan typically run about 10% to 15% of monthly rent, which translates to roughly 25,000 XOF to 60,000 XOF per month (about 40 USD to 100 USD, or 38 EUR to 92 EUR) for a mid-range unit.
The realistic range of building service charges in Abidjan stretches from about 8% of rent for basic buildings up to 20% to 25% for high-standing residences with full services, meaning you could pay anywhere from 20,000 XOF to over 150,000 XOF monthly (roughly 33 USD to 250 USD, or 30 EUR to 230 EUR) depending on your building.
The services that typically justify higher-than-average charges in Abidjan are generator fuel and maintenance (because power outages are common and tenants expect backup), 24-hour security guards, water tank and pump systems, and regular common-area cleaning, all of which are considered essential rather than luxury amenities in a city where infrastructure reliability cannot be taken for granted.
What annual maintenance budget should I assume for an apartment in Abidjan right now?
Apartment owners in Abidjan should assume an annual maintenance budget of roughly 1% to 1.5% of property value, which works out to about 500,000 XOF to 1,500,000 XOF per year (roughly 830 USD to 2,500 USD, or 765 EUR to 2,290 EUR) for a typical investment-grade unit.
The realistic range of annual maintenance costs in Abidjan stretches from about 300,000 XOF (500 USD / 460 EUR) for newer buildings in good condition up to 2,000,000 XOF or more (3,300 USD / 3,050 EUR) for older properties or fully furnished units that need regular refreshing.
The most common maintenance expenses apartment owners face annually in Abidjan are air conditioning servicing and repairs (the humid climate is hard on AC units), plumbing issues related to water pressure and tank systems, generator maintenance contributions, and repainting or touch-ups needed due to humidity damage, all of which add up faster than in drier or more temperate climates.
What property taxes should I expect for an apartment in Abidjan as of 2026?
As of early 2026, the typical annual property tax for a rental apartment in Abidjan runs about 7% to 10% of your annual rent, which could mean 150,000 XOF to 500,000 XOF per year (roughly 250 USD to 830 USD, or 230 EUR to 765 EUR) depending on your rental income level.
The realistic range of property taxes in Abidjan depends on the declared "valeur locative" (rental value) of your property, with smaller units in modest areas paying as little as 100,000 XOF annually (165 USD / 150 EUR) while larger units in prime zones could face 600,000 XOF or more (1,000 USD / 915 EUR).
Property taxes for rental apartments in Abidjan are calculated based on the "valeur locative" (essentially the annual rental value), with the official rate set at 9% for individuals owning built properties that produce rental income.
There are some exemptions available for apartment owners in Abidjan, particularly for newly constructed properties which may qualify for temporary relief, though the specifics depend on the property type and your declaration status with the tax authority.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Abidjan.
How much does landlord insurance cost for an apartment in Abidjan in 2026?
As of early 2026, landlord insurance for an apartment in Abidjan typically costs around 60,000 XOF to 150,000 XOF per year (roughly 100 USD to 250 USD, or 92 EUR to 230 EUR) for a standard 1 to 2-bed unit with basic coverage.
The realistic range of annual landlord insurance costs in Abidjan stretches from about 50,000 XOF (83 USD / 76 EUR) for minimal coverage on a modest property up to 250,000 XOF or more (415 USD / 380 EUR) for comprehensive "multirisque habitation" policies that cover contents, liability, and higher property values, especially if you are renting furnished or doing short-term rentals.
What's the typical property management fee for apartments in Abidjan as of 2026?
As of early 2026, the typical property management fee for long-term rental apartments in Abidjan is around 8% to 12% of collected rent, which means if you collect 400,000 XOF monthly (665 USD / 610 EUR), you would pay roughly 32,000 XOF to 48,000 XOF (53 USD to 80 USD / 49 EUR to 73 EUR) to your manager.
The realistic range of property management fees in Abidjan stretches from about 8% for basic tenant-finding and rent collection up to 20% to 25% of revenue for full-service short-term rental management that includes guest communication, cleaning coordination, and turnover handling.
Standard property management fees in Abidjan typically include tenant sourcing, lease administration, rent collection, routine maintenance coordination, and periodic property inspections, though you should confirm exactly what is covered before signing because some managers charge extra for tenant placement or major repair oversight.
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 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 | Widely used global benchmark for city-level rent and price data. | We used it to anchor rent and price levels for Abidjan apartments. We then stress-tested implied yields against other sources to keep estimates realistic. |
| Properstar | International portal with transparent price-per-square-meter index. | We used it as a second check on apartment purchase prices. We validated that Numbeo figures were not understating what properties actually cost. |
| Keur-Immo | Major West Africa property portal with large rental inventory. | We used it to validate which neighborhoods are active for rentals. We checked typical stock types and rent dispersion across communes. |
| Service Public Côte d'Ivoire | Government service portal explaining official tax rates to citizens. | We used it to anchor the property tax rate for rental apartments. We sized the annual tax drag in our net yield calculations. |
| Direction Générale des Impôts | Published by the tax authority itself for property tax procedure. | We used it to ground practical tax steps and timing. We ensured our tax drag figures were based on official guidance, not forum speculation. |
| Code du Tourisme | Official ministry-hosted legal code for tourism accommodation. | We used it to confirm that short-term rental is a defined tourism category. We justified the compliance logic for furnished rentals. |
| UN-Habitat | Primary international reference for urbanization and housing data. | We used it to explain why Abidjan rental demand is structurally strong. We grounded neighborhood demand patterns with urbanization trends. |
| AirDNA | Recognized short-term rental data provider tracking platform data. | We used it to estimate realistic short-term rental revenue for Abidjan. We compared STR yields versus long-term yields on a like-for-like basis. |
| Abidjan.net | Major national news outlet covering official fiscal changes. | We used it to flag the 2026 night tax affecting short-term rentals. We ensured STR compliance advice reflects the latest fiscal rules. |
| Government Portal (gouv.ci) | Official government communications confirming decrees in force. | We used it to confirm agency fee regulations exist and are enforced. We grounded transaction cost estimates in official policy. |
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