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's property market in early 2026 is shaped by strong demand in well-connected neighborhoods, uneven new supply in select corridors, and significant paperwork risks that can matter more than location choice itself.
We constantly update this blog post to reflect the latest market conditions, infrastructure developments, and neighborhood trends across Abidjan's communes.
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's the Current Real Estate Market Situation by Area in Abidjan?
Which areas in Abidjan have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for property in Abidjan are Plateau Centre (the central business district), Cocody Riviera Golf and M'Badon, and Deux-Plateaux Vallon, all commanding premium prices due to their prestige, security, and proximity to business and diplomatic hubs.
In these top-tier Abidjan neighborhoods, typical property prices in 2026 range from around 700,000 XOF per square meter in Deux-Plateaux Vallon up to 1,400,000 XOF per square meter in prime Plateau Centre locations, with Cocody Riviera Golf sitting in the 800,000 to 1,300,000 XOF range.
Each of these expensive Abidjan neighborhoods commands high prices for distinct reasons:
- Plateau Centre: Abidjan's CBD with corporate headquarters, banks, and government offices within walking distance.
- Cocody Riviera Golf and M'Badon: prestigious residential enclaves with embassies, international schools, and lagoon views.
- Deux-Plateaux Vallon: established security infrastructure, quiet streets, and strong demand from diplomats and executives.
- Marcory Zone 4: expat-friendly restaurant strip, easy airport access, and furnished apartment demand.
Which areas in Abidjan have the most affordable property prices in 2026?
As of early 2026, the most affordable areas for property investment in Abidjan are Yopougon (particularly Niangon and Gesco), Abobo (especially Abobo Baoulé and Sogefiha), Koumassi (Grand Campement area), and parts of Port-Bouët away from premium zones.
In these more budget-friendly Abidjan neighborhoods, property prices in 2026 typically range from 150,000 XOF per square meter in Abobo up to around 350,000 XOF per square meter in better-located pockets of Yopougon and Koumassi.
However, buyers should understand the trade-offs in each of these affordable Abidjan areas: Yopougon offers strong rental demand but requires more hands-on tenant management, Abobo has excellent yields but lower resale liquidity to foreign buyers, Koumassi sits in a transitional zone with uneven infrastructure quality, and Port-Bouët's cheaper pockets often come with noise from airport proximity or logistics traffic.
You can also read our latest analysis regarding housing prices in Abidjan.
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 Areas in Abidjan Offer the Best Rental Yields?
Which neighborhoods in Abidjan have the highest gross rental yields in 2026?
As of early 2026, the Abidjan neighborhoods delivering the highest gross rental yields are Abobo (Abobo Baoulé and Sogefiha) at around 10% to 14%, Yopougon (Niangon and Gesco) at 9% to 13%, Koumassi (Grand Campement) at 9% to 13%, and accessible pockets of Bingerville at 8% to 11%.
Across Abidjan as a whole, typical gross rental yields in 2026 range from around 5% to 7% in premium areas like Cocody Riviera Golf, up to 10% or more in high-demand working-class communes where purchase prices remain relatively low.
Each of these top-yielding Abidjan neighborhoods delivers higher returns for specific reasons:
- Abobo Baoulé and Sogefiha: massive tenant demand from families and workers, combined with purchase prices under 300,000 XOF per square meter.
- Yopougon Niangon and Gesco: Abidjan's most populous commune with steady mid-income rental demand and low entry costs.
- Koumassi Grand Campement: strategic location between Marcory and Port-Bouët keeps occupancy high despite modest infrastructure.
- Bingerville accessible pockets: improving road connections are attracting commuters priced out of Cocody, pushing rents up faster than prices.
Finally, please note that we cover the rental yields in Abidjan here.
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Which Areas in Abidjan Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Abidjan perform best on Airbnb in 2026?
As of early 2026, the Abidjan neighborhoods performing best on Airbnb are Le Plateau (highest average daily rates), Cocody Riviera Palmeraie and Angré (largest active listing base with strong occupancy), and Marcory Zone 4 (popular with business travelers seeking restaurant and nightlife access).
In these top-performing Abidjan short-term rental neighborhoods, monthly revenues in 2026 typically range from around 400,000 XOF for well-managed studios up to 1,200,000 XOF or more for furnished two-bedroom apartments with reliable power, water reserves, and professional management.
Each neighborhood attracts short-term renters in Abidjan for distinct reasons:
- Le Plateau: business travelers prefer walking distance to corporate offices, banks, and government ministries.
- Cocody Riviera Palmeraie and Angré: furnished inventory is abundant, international schools are nearby, and the area feels safe.
- Marcory Zone 4: the Thomas Edison strip offers restaurants, bars, and easy taxi access to the airport.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Abidjan.
Which tourist areas in Abidjan are becoming oversaturated with short-term rentals?
The Abidjan areas showing signs of short-term rental oversaturation in early 2026 are parts of Marcory Zone 4, sections of Cocody Riviera Palmeraie, and portions of Angré where developers have added many similar furnished studios and one-bedroom apartments.
In these oversaturated Abidjan zones, active short-term rental listing counts have grown significantly, with Cocody alone hosting hundreds of active listings according to AirROI data, and Marcory showing substantial inventory competing for the same business traveler demographic.
The clearest sign of oversaturation in these Abidjan neighborhoods is declining revenue despite stable or growing listing counts: AirROI data shows Marcory experienced a notable negative year-over-year revenue change heading into 2026, indicating that supply growth is outpacing demand and forcing hosts to compete on price.
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 Areas in Abidjan Are Best for Long-Term Rentals?
Which neighborhoods in Abidjan have the strongest demand for long-term tenants?
The Abidjan neighborhoods with the strongest long-term rental demand in early 2026 are Cocody Angré (especially the 8th Tranche), Deux-Plateaux Vallon, Marcory Zone 4 and Biétry, and Yopougon Niangon, each serving different tenant segments but all experiencing consistently low vacancy.
In these high-demand Abidjan rental neighborhoods, well-maintained properties typically find tenants within two to four weeks, with premium furnished units in Zone 4 and Cocody often renting even faster due to corporate relocation demand.
Different tenant profiles drive demand in each of these Abidjan neighborhoods:
- Cocody Angré 8th Tranche: upper-middle-class Ivorian families and mid-level professionals seeking good schools and safety.
- Deux-Plateaux Vallon: diplomats, NGO staff, and senior executives who prioritize security and quiet residential streets.
- Marcory Zone 4 and Biétry: expats, corporate assignees, and consultants who want furnished units near restaurants and airport access.
- Yopougon Niangon: working-class families, traders, and civil servants seeking affordable housing in Abidjan's most populous commune.
What makes these Abidjan neighborhoods especially attractive to long-term tenants is their specific combination of amenities: Cocody Angré offers proximity to malls and clinics, Zone 4 provides walkable dining and nightlife, Deux-Plateaux Vallon delivers established security infrastructure, and Yopougon Niangon benefits from improving public transport connections including the future BRT line.
Finally, please note that we provide a very granular rental analysis in our property pack about Abidjan.
What are the average long-term monthly rents by neighborhood in Abidjan in 2026?
As of early 2026, average monthly rents in Abidjan vary significantly by neighborhood, ranging from around 200,000 XOF for a basic studio in Yopougon up to 1,800,000 XOF or more for a three-bedroom apartment in premium Deux-Plateaux Vallon or Cocody M'Badon.
In Abidjan's most affordable neighborhoods like Yopougon Niangon and Abobo, entry-level studios and one-bedrooms typically rent for 150,000 to 350,000 XOF per month, while basic two to three bedroom apartments range from 300,000 to 700,000 XOF.
In mid-range Abidjan neighborhoods such as Bingerville's accessible pockets and parts of Cocody Angré, studios and one-bedrooms typically rent for 350,000 to 750,000 XOF monthly, with two to three bedroom apartments commanding 700,000 to 1,200,000 XOF.
In Abidjan's most expensive neighborhoods including Marcory Zone 4, Deux-Plateaux Vallon, and Cocody Riviera Golf, studios and one-bedrooms range from 450,000 to 900,000 XOF, while furnished two to three bedroom apartments commonly rent for 900,000 to 1,800,000 XOF per month.
You may want to check our latest analysis about the rents in Abidjan here.
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Which Are the Up-and-Coming Areas to Invest in Abidjan?
Which neighborhoods in Abidjan are gentrifying and attracting new investors in 2026?
As of early 2026, the Abidjan neighborhoods attracting the most investor attention due to gentrification and infrastructure improvements are Bingerville (along the Boulevard Mitterrand extension axis), selected corridors in Yopougon tied to the future BRT line, and parts of Port-Bouët near the new Akwaba interchange.
These gentrifying Abidjan neighborhoods have experienced notable price appreciation in recent years, with accessible Bingerville pockets seeing estimated annual gains of 8% to 12% as new mid-rise developments arrive and road connections improve, though exact figures vary significantly street by street.
Which areas in Abidjan have major infrastructure projects planned that will boost prices?
The Abidjan areas most likely to see property price increases from major infrastructure projects are communes along the Abidjan Metro line (Anyama, Abobo, Adjamé, Plateau, Treichville, Marcory, and Port-Bouët), neighborhoods on the Yopougon to Bingerville BRT corridor, and areas benefiting from the Boulevard Mitterrand extension into Bingerville.
These specific infrastructure projects are now actively progressing: the Metro line is in development connecting seven communes, the BRT has reached the indemnisation (compensation) phase for affected residents which signals real execution, and the Boulevard Mitterrand extension in Bingerville has received official site visits confirming construction activity.
Historically in Abidjan, major infrastructure completions like the fifth bridge (Pont Alassane Ouattara connecting Cocody to Plateau, inaugurated in 2023) have been followed by price appreciation of 15% to 25% in directly affected micro-areas within two to three years, as commute times drop and the area becomes more desirable.
You'll find our latest property market analysis about Abidjan here.
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 in Abidjan Should I Avoid as a Property Investor?
Which neighborhoods in Abidjan with lots of problems I should avoid and why?
The Abidjan areas that property investors should generally approach with extreme caution or avoid entirely are Cocody village-periphery zones like Bessikoi (serious land title conflicts), low-lying informal settlements across several communes (flood and demolition risk), and any plot where the seller cannot produce a clean ACD (Arrêté de Concession Définitive) document.
Each of these problematic Abidjan areas presents specific risks:
- Cocody Bessikoi and similar village peripheries: multiple ownership claims on the same plots, documented corruption allegations, and ongoing legal disputes.
- Flood-prone informal zones (across Yopougon, Abobo, Koumassi): government clearance operations ("déguerpissements") have displaced residents, and more are planned.
- Plots along infrastructure right-of-ways: properties can be expropriated with minimal compensation when roads or transit lines are built.
- Any property with only "lettres d'attribution" or incomplete paperwork: these documents do not constitute real ownership under Ivorian law.
For any of these problematic Abidjan areas to become viable investments, buyers would need to see: complete digitization of land records through the SIGFU platform, resolution of outstanding customary land disputes, and clear government guidance on which zones are safe from future clearance operations.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Abidjan.
Which areas in Abidjan have stagnant or declining property prices as of 2026?
As of early 2026, the Abidjan areas showing signs of price stagnation or softening are oversupplied short-term rental corridors in Marcory Zone 4, some older residential blocks in Treichville, and isolated pockets of Cocody where new supply has outpaced demand.
While Abidjan lacks an official neighborhood price index, market proxies suggest these areas have experienced flat or slightly negative price movement over the past 12 to 24 months, with sellers in oversupplied micro-markets having to accept 5% to 10% discounts or extended time on market to close transactions.
The underlying causes of price stagnation vary by Abidjan neighborhood:
- Marcory Zone 4 furnished-studio micro-market: too many identical units chasing the same business traveler demographic, compressing returns and resale values.
- Older Treichville residential blocks: aging building stock without renovation, combined with shifting tenant preferences toward newer Cocody and Marcory developments.
- Some Cocody Riviera Palmeraie corridors: rapid delivery of similar "standing" apartment buildings has increased buyer choice and reduced urgency.
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Which Areas in Abidjan Have the Best Long-Term Appreciation Potential?
Which areas in Abidjan have historically appreciated the most recently?
The Abidjan areas that have historically appreciated the most over the past five to ten years are Cocody Riviera (particularly M'Badon, Riviera Golf, and Riviera 3 and 4), Deux-Plateaux Vallon, Plateau Centre, and parts of Marcory Biétry.
Each of these top-performing Abidjan areas has achieved notable appreciation:
- Cocody Riviera Golf and M'Badon: estimated cumulative appreciation of 50% to 80% over ten years, driven by embassy and executive demand.
- Deux-Plateaux Vallon: estimated 40% to 60% cumulative appreciation as security infrastructure matured and services expanded.
- Plateau Centre: estimated 35% to 55% appreciation tied to improved connectivity after the fifth bridge inauguration in 2023.
- Marcory Biétry: estimated 30% to 50% appreciation as the area solidified its position as an expat-friendly residential alternative to Cocody.
The main driver of above-average appreciation in these Abidjan areas has been the combination of limited supply of properly titled land, sustained international tenant and buyer demand, and tangible infrastructure improvements like the Pont Alassane Ouattara that reduced commute times between Cocody and Plateau.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Abidjan.
Which neighborhoods in Abidjan are expected to see price growth in coming years?
The Abidjan neighborhoods most likely to see strong price growth in the coming years are Bingerville along the Boulevard Mitterrand extension, selected nodes on the Yopougon to Bingerville BRT corridor, and commune pockets aligned with future Abidjan Metro stations.
Projected annual price growth for these high-potential Abidjan neighborhoods varies:
- Bingerville accessible pockets: projected 8% to 15% annual growth as road works complete and commute times to Cocody drop.
- Yopougon BRT corridor nodes: projected 6% to 12% annual growth once the line becomes operational and accessibility transforms.
- Metro-aligned areas in Abobo and Adjamé: projected 5% to 10% annual growth as station locations are confirmed and construction advances.
The single most important catalyst for future price growth in these Abidjan neighborhoods is the completion of major transit infrastructure, as better accessibility consistently re-rates residential land values in a city where traffic congestion is a defining quality-of-life factor.
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 Do Locals and Expats Really Think About Different Areas in Abidjan?
Which areas in Abidjan do local residents consider the most desirable to live?
The Abidjan areas that local residents consistently consider most desirable are Cocody Riviera (M'Badon, Riviera Golf, Riviera Palmeraie), Deux-Plateaux Vallon, and Marcory Biétry, all of which command premium prices precisely because local demand is so strong.
Each of these locally-preferred Abidjan neighborhoods offers specific qualities:
- Cocody Riviera Golf and M'Badon: lagoon proximity, prestigious addresses, and proximity to international schools and clinics.
- Deux-Plateaux Vallon: quiet tree-lined streets, established security presence, and a sense of exclusivity.
- Marcory Biétry: well-maintained residential enclave with good services, easier airport access than Cocody, and waterfront appeal.
These locally-desirable Abidjan neighborhoods attract upper-middle-class and wealthy Ivorian families, senior professionals, and business owners who prioritize safety, school quality, and lifestyle amenities over commute convenience.
Local preferences in Abidjan generally align well with foreign investor targets, though locals may place higher value on proximity to extended family and specific schools, while foreign investors often prioritize rental yield and furnished-unit demand.
Which neighborhoods in Abidjan have the best reputation among expat communities?
The Abidjan neighborhoods with the best reputation among expat communities are Marcory Zone 4, Cocody Riviera Palmeraie and Angré, and Deux-Plateaux Vallon, all offering the combination of safety, services, and social infrastructure that international residents prioritize.
Each of these expat-popular Abidjan neighborhoods appeals for specific reasons:
- Marcory Zone 4: walkable restaurant and bar scene along Rue Thomas Edison, easy taxi and rideshare access, and furnished apartments designed for corporate stays.
- Cocody Riviera Palmeraie and Angré: large housing stock, proximity to international schools, malls, and medical facilities, and an established expat community.
- Deux-Plateaux Vallon: quiet, secure residential environment preferred by diplomats, NGO staff, and families with children.
The expat profile in these popular Abidjan neighborhoods typically includes corporate assignees on two to three year postings, embassy and consulate staff, NGO and development organization employees, and international business owners, most of whom rent rather than buy.
Which areas in Abidjan do locals say are overhyped by foreign buyers?
The Abidjan areas that locals commonly say are overhyped by foreign buyers are parts of Cocody Riviera where new buildings lack proper services, some Marcory Zone 4 micro-streets with oversupplied furnished studios, and premium-priced plots in Bingerville that are not actually well-connected yet.
Locals consider these Abidjan areas overvalued for specific reasons:
- Parts of Cocody Riviera: foreign buyers pay prestige premiums for "Cocody" without checking if the specific building has reliable power, water reserves, or competent management.
- Marcory Zone 4 studio clusters: foreign investors see the restaurant strip and assume any unit nearby will rent, ignoring the oversupply of identical units already competing.
- Remote Bingerville plots: foreign buyers pay for "future potential" while locals know these plots may remain difficult to access for years.
Foreign buyers in Abidjan often value the international brand recognition of neighborhood names and the theoretical rental yield calculations, while locals place more weight on actual day-to-day livability factors like power reliability, water pressure, traffic patterns, and building management quality.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Abidjan.
Which areas in Abidjan are considered boring or undesirable by residents?
The Abidjan areas that residents commonly consider boring or undesirable are purely residential outer pockets of Yopougon far from commercial centers, isolated sections of Abobo with limited services, and older industrial-adjacent zones in Treichville and Koumassi that lack lifestyle amenities.
Residents find these Abidjan areas unappealing for specific reasons:
- Outer Yopougon residential pockets: long commute times to central Abidjan, limited restaurants or entertainment, and a "dormitory" feel.
- Isolated Abobo sections: poor road quality, limited retail and dining options, and distance from the amenities that make urban life convenient.
- Industrial-adjacent Treichville and Koumassi zones: noise, truck traffic, dated building stock, and lack of green space or leisure options.
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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 |
|---|---|---|
| Properstar | Transparent listing-based price index with clear timestamps. | We used it to anchor citywide Abidjan price levels going into 2026. We then triangulated neighborhood bands using other sources. |
| Keur-Immo | One of few sources attempting neighborhood-level pricing consistently. | We used it to build specific price bands by micro-area instead of vague statements. We cross-checked plausibility against citywide averages. |
| Caroline Immobilier | Established Abidjan agency with concrete, checkable asking rents. | We used it to sanity-check rent levels in expat-heavy areas like Marcory Zone 4. We converted those ranges into yield estimates. |
| AirDNA | Global reference for short-term rental analytics with clear metrics. | We used it for baseline Abidjan-wide STR performance in 2025. We combined it with neighborhood-level data to spot opportunities and risks. |
| AirROI | Provides commune-specific STR metrics including revenue trends. | We used it to compare Cocody, Plateau, and Marcory performance. We identified oversaturation signals from negative revenue growth. |
| World Bank Housing Report | Top-tier institution widely cited for Abidjan housing constraints. | We used it to ground the structural shortage reality explaining price behavior. We relied on it for demand-side context throughout. |
| Le Métro d'Abidjan | Official project site describing route and communes served. | We used it to identify which communes get structural accessibility upgrades. We flagged micro-areas likely to benefit around stations. |
| Ministry of Transport | Direct ministry publication on BRT project execution steps. | We used it to confirm the BRT is progressing beyond planning phase. We mapped up-and-coming logic to the Yopougon-Bingerville corridor. |
| AGEROUTE | Official road agency for what is actually being built and where. | We used it to support the Bingerville accessibility improvement story. We linked it to which neighborhoods are re-rating in value. |
| Service Public Côte d'Ivoire | Government portal explaining legal meaning of property documents. | We used it to define what real ownership (ACD) looks like for foreign buyers. We tied area advice to document risk levels. |
| Le Monde | Major international paper documenting specific land conflict cases. | We used it to justify why document verification is essential for foreign buyers. We reflected findings in our avoid guidance. |
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