Authored by the expert who managed and guided the team behind the Ethiopia Property Pack
Yes, the analysis of Addis Ababa's property market is included in our pack
Thinking about turning an apartment or house in Addis Ababa into an Airbnb rental in 2026?
This guide covers legality, earnings potential, and market competition with real numbers we update regularly.
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 Addis Ababa.
Insights
- Typical Addis Ababa Airbnb listings earn $500 to $650 monthly in gross revenue, but top hosts achieve nearly double the median occupancy rate.
- About 37% of hosts set one-night minimums, while 21% target 30+ night stays, reflecting strong NGO and consultant demand.
- Two-bedroom apartments dominate at 30% of listings, matching business traveler and small family needs.
- Top hosts reach 80% occupancy versus 34% for median hosts, making operational quality more decisive here than in mature markets.
- The February 2026 AU Summit is a major demand spike, filling accommodations across Bole, Kazanchis, and nearby areas.
- Most listings price at $25 to $55 per night (crowded segment), while premium units above $70 remain underserved.
- Apartments make up 79% of supply, being easier to manage and better located near business corridors.
- January is the highest-revenue month; December is weakest, opposite to tourist-driven cities.
- Operating expenses run $180 to $380 monthly for apartments, covering cleaning, utilities, and backup power.
- No 90-day cap or primary residence requirement exists, but year-round operation may require business licensing.
Can I legally run an Airbnb in Addis Ababa in 2026?
Is short-term renting allowed in Addis Ababa in 2026?
As of early 2026, short-term renting in Addis Ababa exists in a legal gray zone where Airbnb-style hosting is widely practiced but lacks a dedicated regulatory framework.
The main applicable laws are Ethiopia's rent control proclamation and tourist facility classification system, neither written for Airbnb but both shaping what hosts can do.
If you operate year-round with frequent turnover and active marketing, authorities may treat you as a lodging business rather than a private landlord, triggering different compliance requirements.
Operating without proper registration could expose you to business licensing enforcement, tax penalties, or building-level restrictions.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Ethiopia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Ethiopia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Addis Ababa as of 2026?
As of early 2026, Addis Ababa has no citywide minimum-stay requirement or nights-per-year cap like many European cities, so hosts can rent as often as they want.
These rules don't differ by property type or residency status, and there's no formal tracking system, though keeping records for tax purposes is advisable.
Do I have to live there, or can I Airbnb a secondary home in Addis Ababa right now?
There's no primary residence requirement for Airbnb hosts in Addis Ababa, and most listings are entire-home rentals where owners aren't present.
No additional permits target non-primary residence rentals, though operating a dedicated unit year-round may push you toward business registration requirements.
The difference between renting your primary home versus a secondary property is operational, not legal: dedicated rentals look more like businesses and may require formal registration.
Don't buy the wrong property, in the wrong area of Addis Ababa
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Addis Ababa right now?
Running multiple Airbnb listings under one name is allowed in Addis Ababa, with no official cap on properties one person can list.
However, operating multiple units makes it harder to claim casual landlord status, so expect to register as a business and maintain proper tax records.
Do I need a short-term rental license or a business registration to host in Addis Ababa as of 2026?
As of early 2026, there's no single "Airbnb license," but hosts operating like lodging businesses should register under Ethiopia's commercial licensing framework and comply with tourist facility regulations.
The process involves registering with local trade offices, obtaining a business license if operating commercially, and declaring rental income for taxes.
Required documents typically include identification, proof of ownership or lease rights, and potentially a business plan and tax ID depending on scale.
Are there neighborhood bans or restricted zones for Airbnb in Addis Ababa as of 2026?
As of early 2026, there are no official citywide neighborhood bans for Airbnb in Addis Ababa at the municipal level.
However, individual buildings and landlords often impose their own restrictions due to security, noise, or guest turnover concerns, so barriers tend to be building-specific.
We made this infographic to show you how property prices in Ethiopia 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.
How much can an Airbnb earn in Addis Ababa in 2026?
What's the average and median nightly price on Airbnb in Addis Ababa in 2026?
As of early 2026, the average nightly price for an Airbnb in Addis Ababa is around $47 (5,900 Birr, 45 EUR), with the median at $41 (5,100 Birr, 39 EUR).
Roughly 80% of listings fall between $25 and $75 per night (3,100 to 9,400 Birr, 24 to 72 EUR), clustering toward the lower end.
Location is the biggest pricing factor, specifically proximity to Bole Airport and business corridors around Kazanchis and Meskel Square.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Addis Ababa.
How much do nightly prices vary by neighborhood in Addis Ababa in 2026?
As of early 2026, prices range from $25 (3,100 Birr, 24 EUR) in areas like CMC and Gerji to over $90 (11,300 Birr, 86 EUR) in Bole Medhanealem and Kazanchis.
The highest-priced neighborhoods are Bole (Atlas/Medhanealem), Kazanchis near Meskel Square, and Old Airport, where business travelers drive rates to $70 to $90 per night.
The lowest-priced areas are CMC, Megenagna, and Gerji at $25 to $40 per night, still attracting budget travelers and longer-stay guests.
What's the typical occupancy rate in Addis Ababa in 2026?
As of early 2026, typical occupancy for Addis Ababa Airbnbs falls between 38% and 42%, meaning around 12 booked nights monthly.
The range spans 30% for below-average performers to 50% for well-optimized listings, moderate compared to other African capitals due to Addis's business-hub rather than leisure-destination profile.
Reliable Wi-Fi is the single biggest factor driving above-average occupancy, essential for business travelers and remote workers.
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What's the average monthly revenue per listing in Addis Ababa in 2026?
As of early 2026, average monthly revenue per Addis Ababa Airbnb is $550 to $600 (69,000 to 75,000 Birr, 525 to 575 EUR).
About 80% of listings earn $350 to $750 monthly (44,000 to 94,000 Birr, 335 to 720 EUR), varying by location and host quality.
Top performers can reach $900 to $1,200 monthly (113,000 to 150,000 Birr, 860 to 1,150 EUR). At $87/night and 80% occupancy, that's roughly 24 nights generating $2,100.
Finally, note that we give here all the information you need to buy and rent out a property in Addis Ababa.
What's the typical low-season vs high-season monthly revenue in Addis Ababa in 2026?
As of early 2026, high-season revenue reaches $650 to $900 (81,000 to 113,000 Birr, 620 to 860 EUR), while low season drops to $350 to $550 (44,000 to 69,000 Birr, 335 to 525 EUR).
High season centers on January and February (AU Summit period); December is weakest, opposite to tourist-focused cities.
What's a realistic Airbnb monthly expense range in Addis Ababa in 2026?
As of early 2026, monthly expenses run $180 to $380 (22,500 to 47,500 Birr, 172 to 365 EUR) for apartments and $250 to $550 (31,000 to 69,000 Birr, 240 to 525 EUR) for houses.
Cleaning and laundry is the largest expense category at $80 to $150 monthly (10,000 to 19,000 Birr), scaling with turnover.
Expect to spend 30% to 50% of gross revenue on operating expenses, higher for frequent turnovers, lower for extended stays.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Addis Ababa.
What's realistic monthly net profit and profit per available night for Airbnb in Addis Ababa in 2026?
As of early 2026, realistic monthly net profit for a typical apartment is $200 to $350 (25,000 to 44,000 Birr, 190 to 335 EUR), or $7 to $12 per available night.
The range spans break-even for poorly managed properties to $450 (56,000 Birr, 430 EUR) for optimized units in premium locations.
Net margins typically fall between 35% and 55% of gross revenue, with break-even occupancy around 25% to 30% (8 to 9 nights monthly).
In our property pack covering the real estate market in Addis Ababa, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ethiopia 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.
How competitive is Airbnb in Addis Ababa as of 2026?
How many active Airbnb listings are in Addis Ababa as of 2026?
As of early 2026, Addis Ababa has 300 to 400 consistently active Airbnb listings, though broader datasets including all platforms show around 1,300 properties.
Listings have grown modestly, tracking the city's rise as an aviation hub and conference destination, though slower than major tourist cities.
Which neighborhoods are most saturated in Addis Ababa as of 2026?
As of early 2026, the most saturated neighborhoods are Bole (Medhanealem/Atlas corridor), Kazanchis near Meskel Square, and Old Airport, where modern apartments and business center proximity attract the most hosts.
These areas are saturated because they combine airport access, AU/UN meeting locations, and newer apartment buildings suited to professional hosting.
Undersaturated neighborhoods with opportunity include CMC, Sarbet, and parts of Gerji, where residential supply exists but fewer hosts have professionalized.
What local events spike demand in Addis Ababa in 2026?
As of early 2026, major demand spikes come from the AU Summit (February), Africa Business Forum, and Great Ethiopian Run (late November).
During peak events, booking rates jump 30% to 50% and prices increase 20% to 40% for well-located properties.
Hosts should adjust pricing 4 to 6 weeks before major events and avoid long minimum stays to capture high-value short bookings.
What occupancy differences exist between top and average hosts in Addis Ababa in 2026?
As of early 2026, top Addis Ababa hosts achieve 70% to 80% occupancy (21 to 24 nights monthly), versus 38% to 42% for average and 34% for median hosts.
This gap is much wider than in mature markets. New hosts typically need 6 to 12 months to reach top-performer levels with professional photos, fast responses, and strong reviews.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Addis Ababa.
What amenities do nearly all competitors offer in Addis Ababa right now?
Reliable Wi-Fi is the essential amenity for competitive Addis Ababa listings, non-negotiable for business travelers and remote professionals.
Other competitive differentiators include free parking, functional kitchen, dedicated workspace, and backup power solutions given Addis's electricity reliability issues.
Which price points are most crowded, and where's the "white space" for new hosts in Addis Ababa right now?
The most crowded range is $25 to $55 per night (3,100 to 6,900 Birr, 24 to 53 EUR), where most apartments compete.
White space exists at premium business-ready units ($70 to $110 per night) with exceptional Wi-Fi and workspace, and extended-stay properties targeting 30+ nights.
To win in the premium segment, hosts need reliable Wi-Fi with backup, professional workspace, smooth late-night check-in, and Bole/AU corridor location.
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What property works best for Airbnb demand in Addis Ababa right now?
What bedroom count gets the most bookings in Addis Ababa as of 2026?
As of early 2026, two-bedroom properties get the most bookings, representing 30% of inventory and matching guest demand.
The breakdown shows two-bedrooms at 30%, one-bedrooms at 28%, studios at 12%, and 3+ bedrooms at 30% (though larger units have lower occupancy).
Two-bedrooms perform best because they suit both solo business travelers wanting space and small groups, while remaining easy to clean and maintain.
What property type performs best in Addis Ababa in 2026?
As of early 2026, apartments and condos are the best-performing type at 79% of supply, achieving the most consistent occupancy.
Apartments average 40% to 45% occupancy, houses 30% to 40%, with unique stays varying widely and generally underperforming.
Apartments win because they're easier to standardize, better located near Bole/Kazanchis business corridors, and suited to short-to-medium stay business guests.
What location traits boost bookings in Addis Ababa right now?
Key booking boosters are fast Bole Airport access, proximity to AU headquarters and UN offices along the Kazanchis to Meskel Square corridor, and reliable conference venue access.
Properties with easy late-night check-in, accommodating building security, and walkable cafes/supermarkets/ATMs outperform similar listings.
Addis is a hub and meetings city, so the key advantage is reducing friction for tired business travelers who need to work and reach meetings easily.
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 Addis Ababa, we always rely on the strongest methodology we can.
Below we've listed the authoritative sources we used, and explained how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Ethiopia Ministry of Justice - Rent Control Proclamation | Official federal publication of Ethiopia's rent control law. | We used it to understand residential rent definitions and exclusions, mapping to Airbnb scenarios. |
| Ethiopia Ministry of Justice - Business Licensing Proclamation | Official federal business registration framework. | We used it to explain when hosting crosses into business activity and registration requirements. |
| Ethiopia Ministry of Justice - Tourist Facilities Classification | Official Council of Ministers regulation classifying tourism accommodation. | We used it to connect short-stay hosting to Ethiopia's hospitality framework. |
| Airbnb Help Center | Airbnb's official guidance for hosts on local requirements. | We used it to frame compliance approaches and cross-check against Ethiopian regulations. |
| AirDNA | Widely used STR data provider with transparent analytics. | We used it for citywide occupancy, listing counts, and ADR as our market baseline. |
| AirROI | Structured STR analytics with clear metrics and distributions. | We used it for median prices, property-type mix, bedroom distribution, and performance tiers. |
| African Union | Official AU announcement about their February 2026 summit. | We used it to identify major demand spikes and explain seasonal pricing patterns. |
| UN Economic Commission for Africa | Official UN event listing for major Addis conference. | We used it to explain conference-driven business travel demand. |
| Ethiopian Statistical Service | Ethiopia's official statistics agency publishing CPI data. | We used it to anchor the cost environment for utilities and supplies. |
| National Bank of Ethiopia | Central bank's official economic publication portal. | We used it to ground macro risk factors affecting Airbnb cashflows. |
| Reuters - Ethiopia FX Shift | Global wire service with strong editorial standards. | We used it to explain currency dynamics and pricing strategy implications. |
| Reuters - Ethiopia Inflation Outlook | Reputable source with official attribution. | We used it to cross-check inflation direction into FY 2025/26. |
| Ethiopian Airlines Performance Reports | Flagship carrier's official reporting page. | We used it to support Addis as a regional hub with steady traveler flows. |
| Reuters - Ethiopian Airlines Growth | Verifiable summary tied to reported results. | We used it to validate strong air travel volumes into 2025/26. |
| Ethiopia Ministry of Tourism Newsletter | Government tourism publication channel. | We used it to frame tourism promotion and event-driven demand context. |
| Great Ethiopian Run | Official website for one of Africa's largest road races. | We used it to identify a predictable November demand spike. |
| Ethiopia Federal Income Tax Proclamation | Official federal tax law covering rental income. | We used it to confirm rental income taxability and ground compliance guidance. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ethiopia. 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.
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