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
This guide breaks down exactly what you can buy in Abidjan at every budget level, from $100,000 to the luxury segment, with real neighborhood names and current prices in early 2026.
We constantly update this blog post to reflect the latest housing prices in Abidjan and the shifting dynamics of the local market.
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 can I realistically buy with $100k in Abidjan right now?
Are there any decent properties for $100k in Abidjan, or is it all scams?
For $100,000 (roughly 55 to 57 million FCFA at January 2026 exchange rates), you can realistically find a basic 2-bedroom apartment in emerging neighborhoods like Yopougon or Angre, or a modest house in outer areas like Bingerville, though you should budget about 10% of that amount for closing costs and urgent fixes.
The best value and most legitimate options for a $100,000 budget in Abidjan are found in neighborhoods like Yopougon (particularly Niangon Nord, Sideci, and Maroc), Bingerville for modest houses, and Cocody Angre 8th and 9th tranches, where prices range from 150,000 to 450,000 FCFA per square meter.
Buying in popular or upscale areas of Abidjan like Cocody Riviera, Deux-Plateaux, or Marcory Zone 4 for $100,000 is technically possible, but you would be limited to very small studios, older buildings, or units with compromised features like no backup generator or poor maintenance, since these prime areas typically command 480,000 to 800,000 FCFA per square meter.
What property types can I afford for $100k in Abidjan (studio, land, old house)?
For $100,000 in Abidjan (about 55 million FCFA net after costs), you can realistically choose between a basic 2-bedroom apartment in Angre or Yopougon, a modest finished house in Bingerville, or a serviced plot in developing corridors like Songon or outer Bingerville if you plan to build later.
At this price point in Abidjan, you should expect older stock, buildings without reliable backup systems like generators or water tanks, and interiors that typically need 5 to 15 million FCFA in renovation for electrics, plumbing, paint, and air conditioning to reach a comfortable standard.
For long-term value at the $100,000 level in Abidjan, clean-title apartments in Angre tend to offer the best balance of liquidity and appreciation potential, since they attract both local professionals and diaspora buyers, while land purchases can yield higher returns but carry significantly more title and infrastructure risk.
What's a realistic budget to get a comfortable property in Abidjan as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Abidjan is around 100 to 140 million FCFA ($180,000 to $250,000 or approximately 165,000 to 230,000 EUR), which gets you a solid 2-bedroom apartment in good-but-not-top areas like parts of Angre or non-peak Cocody-adjacent neighborhoods.
Most buyers who want a comfortable standard in Abidjan typically need to budget between 140 and 200 million FCFA ($250,000 to $350,000 or roughly 230,000 to 320,000 EUR) to consistently access better-maintained buildings in stronger demand zones like Marcory or the more desirable parts of Cocody.
In Abidjan, "comfortable" specifically means a property with reliable water and electricity backup systems, good building maintenance, secure parking, dependable road access, and often an elevator in taller buildings, since the gap between "livable" and "pleasant" in this city often comes down to generator and water infrastructure rather than just interior finishes.
The required budget in Abidjan can vary dramatically depending on the neighborhood, with outer areas like Yopougon or Bingerville offering comfortable options from 80 million FCFA, while prime Cocody sub-areas or Marcory Zone 4 typically require 150 million FCFA or more for equivalent comfort levels.
What can I get with a $200k budget in Abidjan as of 2026?
What "normal" homes become available at $200k in Abidjan as of 2026?
As of early 2026, $200,000 (approximately 110 to 115 million FCFA) gets you a solid 2-bedroom apartment in Angre or similar middle-upper growth zones, or a decent apartment in Marcory, though often not on the most premium micro-streets unless you accept older stock.
For that budget in Abidjan, you can typically expect around 130 to 200 square meters in Marcory (where prices run 500,000 to 750,000 FCFA per square meter) or 180 to 220 square meters in Angre (at 380,000 to 450,000 FCFA per square meter), though actual transaction sizes depend heavily on building quality and exact location.
By the way, we have much more granular data about housing prices in our property pack about Abidjan.
What places are the smartest $200k buys in Abidjan as of 2026?
As of early 2026, the smartest neighborhoods for a $200,000 budget in Abidjan are Angre 8th and 9th tranches in Cocody for its balance of demand and price, Bingerville select corridors if you want more space for the money, and specific improving pockets of Yopougon where infrastructure upgrades are underway.
These areas are smarter buys compared to other $200,000 options in Abidjan because they combine solid current demand from students, clinics, and working households (in Angre) with prices that have not yet peaked, offering better future liquidity and appreciation potential than similarly priced units in already-saturated zones.
The main growth factor driving value in these smart-buy areas of Abidjan is infrastructure improvement, particularly better road connections, expanding utilities, and in Bingerville's case, planned transport links that are positioning these neighborhoods as the next wave of middle-class residential development.
What can I buy with $300k in Abidjan in 2026?
What quality upgrade do I get at $300k in Abidjan in 2026?
As of early 2026, moving from $200,000 to $300,000 (approximately 165 to 172 million FCFA) in Abidjan typically upgrades you from basic buildings to properties with reliable backup systems like generators and water tanks, better building maintenance, elevator reliability, proper security, and dedicated parking.
Yes, $300,000 can buy a property in a newer building in Abidjan right now, especially in Angre and some Cocody extensions, and occasionally in Marcory if you accept smaller size in exchange for better building quality and modern amenities.
At this budget in Abidjan, you typically gain access to features like modern kitchens, quality air conditioning throughout, newer electrical systems, well-maintained common areas, professional security services, and sometimes building amenities like gyms or rooftop terraces in the more premium developments.
Can $300k buy a 2-bedroom in Abidjan in 2026 in good areas?
As of early 2026, $300,000 is typically enough to buy a good-area 2-bedroom in Abidjan with high confidence, giving you access to well-regarded neighborhoods like parts of Cocody (including some Deux-Plateaux and Riviera pockets) and Marcory Zone 4 or Bietry.
Specific good areas in Abidjan that offer solid 2-bedroom options at the $300,000 budget include Cocody Deux-Plateaux, Riviera 2 and 3, and Marcory Zone 4, where you can find well-maintained apartments in buildings with proper amenities, though exact availability depends on micro-location and building quality.
A $300,000 2-bedroom in these good areas of Abidjan typically offers between 100 and 160 square meters in Cocody (at 480,000 to 800,000 FCFA per square meter) or 130 to 200 square meters in Marcory (at 500,000 to 750,000 FCFA per square meter), depending on the specific street and building vintage.
Which places become "accessible" at $300k in Abidjan as of 2026?
At the $300,000 price point in Abidjan, neighborhoods that become newly accessible include more of Cocody's core sub-markets like Riviera and Deux-Plateaux without major compromises, Marcory's higher-demand streets, and potentially smaller options near Plateau, the business district.
These newly accessible areas in Abidjan are desirable compared to lower-budget options because they offer stronger expat and institutional demand, better building standards as a norm rather than an exception, more reliable infrastructure, and significantly better resale liquidity when you eventually want to exit.
In these newly accessible areas for $300,000 in Abidjan, buyers can typically expect a well-maintained 2-bedroom apartment in a quality building with functioning backup systems, or occasionally a smaller but high-quality 3-bedroom in slightly less prime micro-locations within these sought-after neighborhoods.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Abidjan.
What does a $500k budget unlock in Abidjan in 2026?
What's the typical size and location for $500k in Abidjan in 2026?
As of early 2026, $500,000 (approximately 275 to 287 million FCFA) in Abidjan typically buys a property of 200 to 350 square meters in prime locations like Cocody Riviera Golf, Bonoumin, or Marcory Zone 4, positioning you firmly in the prime-apartment or good-villa territory.
Yes, $500,000 can often buy a family home with outdoor space in Abidjan, though in central prime zones you are more likely to get terrace or balcony space rather than a large garden, while in Bingerville or further-out Cocody extensions this budget can more plausibly secure a villa with a proper yard.
At the $500,000 level in Abidjan, you typically access strong 3-bedroom apartments or large 2-bedrooms in high-quality buildings within prime neighborhoods, often with 2 to 3 bathrooms, dedicated parking, and full building amenities including generator backup and security services.
Finally, please note that we cover all the housing price data in Abidjan here.
Which "premium" neighborhoods open up at $500k in Abidjan in 2026?
At the $500,000 price point in Abidjan, premium neighborhoods that fully open up to buyers include Cocody Riviera Golf, Riviera 2 and 3, Deux-Plateaux Vallon, Bonoumin, Danga, Marcory Zone 4, Bietry, and select residential stock in Plateau, the business district.
These neighborhoods are considered premium in Abidjan because they consistently feature professional building management, reliable infrastructure including backup power and water, strong security, excellent road access, proximity to international schools and diplomatic compounds, and the highest concentration of expat-ready housing stock.
For $500,000 in these premium neighborhoods of Abidjan, buyers can realistically expect a spacious 3-bedroom apartment in a modern, well-managed building with full amenities, or a well-located 2-bedroom in the most sought-after micro-streets, both with the building quality and infrastructure that meets international standards.
What counts as "luxury" in Abidjan in 2026?
At what amount does "luxury" start in Abidjan right now?
In Abidjan as of early 2026, the luxury property threshold typically starts around 250 to 350 million FCFA ($450,000 to $600,000 or approximately 415,000 to 550,000 EUR) for a true luxury apartment in a high-quality building with a strong location and reliable systems.
Entry-level luxury in Abidjan specifically means a property with professional concierge services, swimming pool access, high-end finishes throughout, premium backup systems that ensure uninterrupted power and water, gated compound security, underground parking, and often views or prime positioning within the most desirable neighborhoods.
Compared to other major African cities like Lagos or Nairobi, Abidjan's luxury threshold is somewhat lower in absolute dollar terms, though the gap has been narrowing as the city's economy grows, while compared to European capitals these prices remain significantly more accessible for equivalent quality levels.
For mid-tier luxury in Abidjan, expect to pay 350 to 550 million FCFA ($600,000 to $1 million or roughly 550,000 to 920,000 EUR), while top-tier luxury properties like large villas in Riviera Golf or penthouse apartments can reach 700 million FCFA and beyond ($1.2 million or more).
Which areas are truly high-end in Abidjan right now?
The truly high-end neighborhoods in Abidjan right now are Cocody Riviera Golf, Deux-Plateaux Vallon, Riviera 4 (select pockets), Bonoumin, Danga within the Cocody area, Marcory Zone 4 and Bietry for expat-style premium apartments, and rare residential offerings in Plateau.
These areas are considered truly high-end in Abidjan because they combine the best building stock in the city with proximity to international schools, embassies, and corporate headquarters, along with established infrastructure, mature landscaping, and the social prestige that comes from being the traditional home of the city's elite and diplomatic community.
The typical buyer profile for these high-end areas in Abidjan includes senior executives at multinational corporations, diplomats and embassy staff, successful Ivorian business owners, diaspora members returning with international earnings, and foreign investors seeking trophy assets in West Africa's fastest-growing major economy.
How much does it really cost to buy, beyond the price, in Abidjan in 2026?
What are the total closing costs in Abidjan in 2026 as a percentage?
As of early 2026, total closing costs in Abidjan typically run between 8% and 13% of the purchase price all-in, though a solid planning estimate to use is around 10% to account for both standard fees and the common situation of needing to fix paperwork issues.
The realistic low-to-high percentage range that covers most standard transactions in Abidjan runs from 7% (for clean transactions with minimal complications) to 13% (when title chain cleanup, additional legal verification, or other complexities are involved), with the World Bank benchmark of 7.1% serving as a baseline for straightforward deals.
The fee categories that most commonly make up this total percentage in Abidjan include registration and transfer taxes (typically 4% to 7%), notary fees (1% to 2% plus disbursements), and additional legal checks or title verification work, with the registration component usually being the largest single expense.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Abidjan.
How much are notary, registration, and legal fees in Abidjan in 2026?
As of early 2026, notary fees in Abidjan typically cost between 1% and 2% of the property value (roughly 550,000 to 2 million FCFA on a 55 million FCFA property, or $1,000 to $3,600 / 920 to 3,300 EUR), registration and transfer taxes run 4% to 7%, and independent legal verification adds a few hundred thousand to a couple million FCFA depending on complexity.
Combined, these fees typically represent 6% to 10% of the property price in Abidjan, with the exact percentage depending on the transaction structure, whether the title chain is clean, and the property value since some fees are tiered.
Of the three fee types in Abidjan, registration and transfer taxes are usually the most expensive, often accounting for more than half of the total closing costs, while notary fees follow as the second-largest component and independent legal fees (though optional, highly recommended for foreigners) are the smallest but most variable.
What annual property taxes should I expect in Abidjan in 2026?
As of early 2026, annual property taxes for a typical property in Abidjan run approximately 0.3% to 0.8% of market value per year, which translates to roughly 165,000 to 440,000 FCFA annually ($300 to $800 or 275 to 735 EUR) on a 55 million FCFA property.
This percentage comes from applying the Direction Generale des Impots tax formulas, which calculate tax based on assessed rental value rather than market price, using conservative rental-value-to-market-value ratios that typically result in an effective rate in that 0.3% to 0.8% range.
Property taxes in Abidjan vary based on property type and location, with commercial properties generally facing higher rates than residential ones, and properties in prime communes potentially having different assessment values, though the variation is typically modest compared to the difference in property prices across neighborhoods.
Certain exemptions and reductions may be available in Abidjan for new construction (temporary exemptions in the early years), owner-occupied properties, and specific categories like affordable housing, though foreigners should verify current eligibility criteria with a local tax professional.
You can find the list of all property taxes, costs and fees when buying in Abidjan here.
Is mortgage a viable option for foreigners in Abidjan right now?
Obtaining a mortgage as a foreigner in Abidjan is possible but challenging, with most foreign buyers choosing to pay cash (60% to 70% of foreign purchases) because the mortgage market remains small, banks impose strict requirements, and the process can be slow and uncertain.
When mortgages are available to foreign buyers in Abidjan, typical loan-to-value ratios range from 70% to 90% (meaning 10% to 30% down payment), and interest rates currently run between 6.6% and 8% for qualified borrowers, though foreigners often face rates toward the higher end of this range or above.
Foreign buyers seeking a mortgage in Abidjan typically need to provide strong proof of stable income (preferably local or regional), a significant down payment, established local banking relationships, comprehensive identification and source-of-funds documentation, and often benefit from buying through more formal development channels that have pre-arranged financing partnerships.
You can also read our latest update about mortgage and interest rates in Ivory Coast.
What should I predict for resale and growth in Abidjan in 2026?
What property types resell fastest in Abidjan in 2026?
As of early 2026, the property types that resell fastest in Abidjan are clean-title apartments in high-demand communes, particularly move-in ready 2-bedroom units in neighborhoods like Cocody Angre, Deux-Plateaux, and Marcory Zone 4, because they appeal to the widest buyer pool of local professionals and diaspora investors.
The typical time on market to sell a property in Abidjan ranges from 1 to 3 months for well-priced apartments with clean paperwork in good locations, stretching to 4 to 9 months or more for properties with title issues, overpricing, or in less liquid sub-markets.
What makes certain properties sell faster than others in Abidjan specifically is the combination of clear title documentation and reliable building infrastructure, since buyers in this market are acutely aware of both legal risks and the practical challenges of unreliable power and water, so properties that solve both problems command premium liquidity.
The slowest properties to resell in Abidjan are typically land plots with any title ambiguity, houses in areas with unresolved ACD (concession definitive) paperwork, and apartments in buildings with deferred maintenance or failed backup systems, as these create negotiation friction and limit the buyer pool to those willing to take on risk.
If you're interested, we cover all the best exit strategies 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 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) | It's the official central bank source for WAEMU currency and reference exchange rates. | We converted all USD budgets into FCFA using BCEAO reference rates. We also kept all examples consistent in local currency terms throughout. |
| World Bank Doing Business 2020 | It's a standardized, audited dataset on administrative procedures and costs including property transfer. | We used its registering property cost (7.1% of property value) as a baseline for closing costs. We then sanity-checked it against notary and registry fee practice on the ground. |
| Keur-Immo | It's a major local real estate platform publishing neighborhood-level price ranges verifiable against listings. | We used its neighborhood price-per-square-meter ranges to build size and area scenarios for each budget. We then stress-tested those ranges with real listing examples from established agencies. |
| Knight Frank | It's a major global real estate consultancy with established research standards. | We used it to contextualize demand drivers and quality segmentation between expat-prime and mass market. We used it as a market structure cross-check rather than a price list. |
| CAHF (Centre for Affordable Housing Finance in Africa) | It's a respected pan-African housing finance research institution that cites primary sources. | We used it to assess mortgage availability, typical rates, and affordability thresholds. We also used it to anchor how realistic financing is for foreigners. |
| Direction Generale des Impots (DGI) | It's the tax authority explaining how property taxes are computed and paid. | We used it to estimate annual property tax exposure for owners. We translated the tax base into a practical percentage of market value range using conservative assumptions. |
| Notary Tariff Decree (Journal Officiel) | It reproduces the official decree text that sets notary tariffs, which is the legal basis practitioners follow. | We used it to frame the notary fee component in closing costs. We kept it as a legal anchor alongside the World Bank total cost benchmark. |
| eRegulations Côte d'Ivoire | It's a government-backed portal used to standardize procedures and contacts. | We used it to point buyers to the official notary channel rather than informal intermediaries. We used it as part of the anti-scam checklist. |
| Tresor Public (Treasury) | It's an official government page describing documents and procedure around urban land tenure. | We used it to explain what documents should exist in a clean transaction. We also used it to reinforce that paperwork is the product in Abidjan real estate. |
| MD Immobilier | It's an established local agency with live, inspectable listings useful for reality checks. | We used it to sanity-check what good areas cost in practice, especially Zone 4, Plateau, and Cocody sub-areas. We used it mainly for rent-to-price intuition and quality cues. |
| Côte d'Ivoire Investment Portal | It's an official portal summarizing the legal and regulatory framework for land governance. | We used it to triangulate which texts and procedures matter for secure urban land transactions. We used it to keep the titles that matter section grounded in official framing. |
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