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
This article covers everything you need to know about current housing prices in Addis Ababa as of the first half of 2026.
We constantly update this blog post to reflect the latest market data and price movements.
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
- The median housing price in Addis Ababa in 2026 sits around 24 million ETB (about $155,000), but prices in prime Bole neighborhoods can reach three times that amount for similar-sized properties.
- Addis Ababa property listing prices tend to close about 7% below the asking price, which means negotiation is expected and built into the market culture here.
- New construction in Addis Ababa commands roughly a 15% premium over existing homes because newer buildings include amenities like elevators, backup generators, and secure parking.
- The price per square meter in Addis Ababa ranges from around 100,000 ETB in outer areas like Lebu to 300,000 ETB in prime Bole locations, a threefold difference within the same city.
- In nominal ETB terms, Addis Ababa housing prices have risen about 12% over the past year, but after accounting for Ethiopia's 10.9% inflation rate, real price growth is only around 1% to 2%.
- Apartments dominate the Addis Ababa property market in 2026, making up an estimated 55% of available inventory, followed by condominiums at 20% and standalone houses at 15%.
- Entry-level buyers in Addis Ababa can find 1-bedroom apartments in outer neighborhoods like Ayat or Lebu starting around 7.5 million ETB (about $48,000).
- Over the past 10 years, Addis Ababa housing prices have increased 700% to 1,000% in nominal ETB terms, but the inflation-adjusted ("real") increase is closer to 40% to 90%.
What is the average housing price in Addis Ababa in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without luxury properties pulling the number up artificially.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources like Miles Consulting and the Ethiopian Statistical Service, which we manually verified.
The median housing price in Addis Ababa in 2026 is approximately 24 million ETB, which equals about $155,000 or €131,000. The average housing price in Addis Ababa in 2026 is higher at around 30 million ETB, or about $194,000 (€165,000), because high-end properties push the average upward.
About 80% of residential properties in the Addis Ababa market in 2026 fall within a price range of 12 million to 45 million ETB, which translates to roughly $77,000 to $290,000.
A realistic entry range in Addis Ababa in 2026 is 7.5 million to 12 million ETB (about $48,000 to $77,000 or €41,000 to €65,000), which gets you a 1-bedroom apartment of around 45 to 60 square meters in outer neighborhoods like Lebu or Ayat.
A typical luxury property in Addis Ababa in 2026 costs between 60 million and 150 million ETB (about $387,000 to $968,000 or €328,000 to €821,000), which includes high-end penthouses or villas of around 200 square meters in prime Bole with features like elevator access, backup power, and secure parking.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Addis Ababa.
Are Addis Ababa property listing prices close to the actual sale price in 2026?
In Addis Ababa in 2026, the estimated difference between listing prices and actual closed prices is around 7%, with properties typically selling below the asking price.
This gap exists because negotiation is a normal part of buying property in Addis Ababa, and many sellers list with room to bargain built in. The difference tends to be larger for resale units in less desirable locations, while new developments in prime areas like Bole often sell closer to asking price.
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What is the price per sq m or per sq ft for properties in Addis Ababa in 2026?
As of early 2026, the median housing price in Addis Ababa is approximately 165,000 ETB per square meter ($1,065/sqm or €903/sqm), which works out to about 15,300 ETB per square foot ($99/sqft or €84/sqft). The average price per square meter in Addis Ababa is slightly higher at around 180,000 ETB ($1,161/sqm or €985/sqm), or about 16,700 ETB per square foot ($108/sqft or €91/sqft).
Smaller premium-located units in Addis Ababa have the highest price per square meter because land value and new-build amenities get concentrated into fewer square meters, while older and larger properties in peripheral areas have the lowest price per square meter due to longer commutes and renovation risks.
In Addis Ababa in 2026, the highest prices per square meter are found in Bole (including Old Airport), Kazanchis, and prime Kirkos, where you can expect to pay between 220,000 and 300,000 ETB per square meter. The lowest prices per square meter are in outer neighborhoods like Lebu, Ayat, and Jemo, where prices range from around 95,000 to 150,000 ETB per square meter.
How have property prices evolved in Addis Ababa?
Compared to one year ago in January 2025, Addis Ababa housing prices have risen about 12% in nominal ETB terms. However, with official inflation running at 10.9% according to the Ethiopian Statistical Service, real price growth is only around 1% to 2%.
Compared to ten years ago in 2016, Addis Ababa housing prices have increased dramatically, between 700% and 1,000% in nominal ETB terms. This sounds extreme, but much of it reflects high inflation and currency shifts over the decade, so the real (inflation-adjusted) increase is closer to 40% to 90%.
By the way, we've written a blog article detailing the latest updates on property price variations in Addis Ababa.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Addis Ababa.
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 do prices vary by housing type in Addis Ababa in 2026?
In the Addis Ababa property market in 2026, apartments make up about 55% of available inventory, followed by condominiums at 20%, standalone houses at 15%, villas at 6%, townhomes at 3%, and penthouses at 1%, reflecting a market where developer-built apartment blocks dominate new construction.
The average price for each property type in Addis Ababa as of the first half of 2026 varies significantly. Apartments average around 22 million ETB ($142,000 or €120,000), condominiums around 16 million ETB ($103,000 or €87,000), standalone houses around 45 million ETB ($290,000 or €246,000), villas around 90 million ETB ($581,000 or €493,000), townhomes around 35 million ETB ($226,000 or €191,000), and penthouses around 140 million ETB ($903,000 or €766,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Addis Ababa?
- How much should you pay for an apartment in Addis Ababa?
How do property prices compare between existing and new homes in Addis Ababa in 2026?
In Addis Ababa in 2026, new construction commands approximately a 15% premium over existing homes of similar size and location.
This premium exists because newer buildings in Addis Ababa bundle scarce amenities like elevators, backup generators, secure parking, and better construction quality, while buyers discount older properties for potential renovation costs and uncertain build quality.
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How do property prices vary by neighborhood in Addis Ababa in 2026?
In Bole (including the Old Airport area), you mainly find new apartments, penthouses, and villas, with prices typically ranging from 40 million to 120 million ETB ($258,000 to $774,000 or €219,000 to €657,000). Bole commands these premium prices because of its proximity to the international airport, concentration of international services, and high-quality newer inventory with full amenity packages.
Kazanchis offers mid-to-high-end apartments in newer blocks, with prices typically ranging from 28 million to 70 million ETB ($181,000 to $452,000 or €154,000 to €384,000). This neighborhood attracts buyers because of its central location near the office and hotel cluster, plus strong rental demand from professionals and businesses.
Kirkos (prime pockets) has a mix of older and newer apartments with some upscale blocks, with prices typically ranging from 22 million to 60 million ETB ($142,000 to $387,000 or €120,000 to €328,000). Kirkos remains popular for its central access and established neighborhood character, with newer developments commanding a premium within the area.
You will find a much more detailed analysis by areas in our property pack about Addis Ababa. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (ETB / $) | Per sqm (ETB / $) | Per sqft (ETB / $) |
|---|---|---|---|---|
| Bole (Old Airport) | Expat / Premium | 45M-120M / $290k-$774k | 220k-300k / $1,419-$1,935 | 20,400-27,900 / $132-$180 |
| Kazanchis | Central / Premium | 28M-70M / $181k-$452k | 200k-260k / $1,290-$1,677 | 18,600-24,200 / $120-$156 |
| Kirkos (Prime) | Central / Commute | 22M-60M / $142k-$387k | 180k-240k / $1,161-$1,548 | 16,700-22,300 / $108-$144 |
| Arada (Piassa) | Central / Character | 16M-40M / $103k-$258k | 150k-200k / $968-$1,290 | 13,900-18,600 / $90-$120 |
| Sar Bet (Lideta) | Family / Commute | 18M-45M / $116k-$290k | 150k-210k / $968-$1,355 | 13,900-19,500 / $90-$126 |
| Megenagna | Popular / Commute | 14M-32M / $90k-$206k | 140k-190k / $903-$1,226 | 13,000-17,700 / $84-$113 |
| Yeka (Inner) | Family / Popular | 16M-38M / $103k-$245k | 150k-200k / $968-$1,290 | 13,900-18,600 / $90-$120 |
| CMC (Compound Areas) | Family / Value | 13M-35M / $84k-$226k | 130k-180k / $839-$1,161 | 12,100-16,700 / $78-$108 |
| Ayat | Entry / Growth | 9M-22M / $58k-$142k | 110k-150k / $710-$968 | 10,200-13,900 / $66-$90 |
| Lebu | Entry / Family | 8M-20M / $52k-$129k | 100k-140k / $645-$903 | 9,300-13,000 / $60-$84 |
| Summit | New-Build / Family | 18M-40M / $116k-$258k | 160k-220k / $1,032-$1,419 | 14,900-20,400 / $96-$132 |
| Jemo | Budget / Value | 7M-16M / $45k-$103k | 95k-125k / $613-$806 | 8,800-11,600 / $57-$75 |
How much more do you pay for properties in Addis Ababa when you include renovation work, taxes, and fees?
In Addis Ababa in 2026, the total cost of buying a property typically runs 8% to 18% above the purchase price, depending on whether you are buying new construction or an existing home that needs work.
If you buy a property around $200,000 (about 31 million ETB) in Addis Ababa, you should expect to pay an additional $16,000 to $36,000 (2.5 million to 5.6 million ETB) for fees, taxes, and potential renovations. This means your total cost would land somewhere between $216,000 and $236,000.
For a property around $500,000 (about 77.5 million ETB), the additional costs would be approximately $40,000 to $90,000 (6.2 million to 14 million ETB), bringing your total to between $540,000 and $590,000 depending on the condition of the property and necessary improvements.
For a property around $1,000,000 (about 155 million ETB), additional costs would range from approximately $80,000 to $180,000 (12.4 million to 28 million ETB), making your total investment between $1,080,000 and $1,180,000, with the higher end if significant renovations are needed.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Addis Ababa
| Expense | Category | Estimated Cost and Explanation |
|---|---|---|
| Title Registration and Admin | Fees | 0.5% to 2% of the purchase price (780,000 to 3.1 million ETB on a 155 million ETB property, or $5,000 to $20,000). This covers the official registration of ownership with local authorities and varies depending on the property structure and transaction pathway. |
| Legal and Due Diligence | Fees | 0.2% to 1% of the purchase price (310,000 to 1.55 million ETB, or $2,000 to $10,000). This pays for a lawyer to verify the property title, check for encumbrances, and ensure the transaction is legally sound. |
| Agent or Brokerage Commission | Fees | 1% to 2% of the purchase price (1.55 million to 3.1 million ETB, or $10,000 to $20,000). If you use a real estate agent to find or negotiate the property, this is their standard commission in the Addis Ababa market. |
| Taxes and Stamp Charges | Taxes | 1% to 3% of the purchase price (1.55 million to 4.65 million ETB, or $10,000 to $30,000). These are government charges on property transfers, though exact rates depend on the specific transaction structure and property type. |
| Renovation Costs | Renovation | 3% to 15% of the purchase price for existing homes (4.65 million to 23.25 million ETB, or $30,000 to $150,000). This includes painting, flooring, kitchen and bathroom updates, and fixing any issues with older construction. New builds typically need minimal renovation. |
| Contingency Buffer | Buffer | 1% to 3% of the purchase price (1.55 million to 4.65 million ETB, or $10,000 to $30,000). This is money set aside for unexpected costs that often come up during property transactions, especially with older properties where hidden issues may surface. |
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.
What properties can you buy in Addis Ababa in 2026 with different budgets?
With $100,000 (about 15.5 million ETB) in Addis Ababa in January 2026, you could buy a 1-bedroom apartment of around 60 square meters in Ayat (existing home), a 2-bedroom apartment of about 90 square meters in Lebu (existing home), or a small 2-bedroom of around 85 square meters in Jemo (existing home).
With $200,000 (about 31 million ETB), you could buy a 2-bedroom apartment of around 110 square meters in Megenagna (existing home), a 3-bedroom apartment of about 130 square meters in CMC in a compound-style development (existing home), or a 2-bedroom apartment of around 105 square meters in inner Yeka (existing home).
With $300,000 (about 46.5 million ETB), you could buy a 3-bedroom apartment of around 150 square meters in Kazanchis (existing home), a townhome of about 180 square meters in CMC (existing home), or a smaller standalone house (G+1 style) of around 220 square meters in Sar Bet in the Lideta area (existing home).
With $500,000 (about 77.5 million ETB), you could buy a high-end 3-bedroom apartment of around 180 square meters in Bole (new construction), a smaller villa of about 300 square meters on the edge of Bole (existing home), or a prime 3-bedroom apartment of around 170 square meters in prime Kirkos (new construction).
With $1,000,000 (about 155 million ETB), you could buy a large villa of 450 to 550 square meters in Bole Old Airport (new or fully upgraded), a penthouse of around 250 square meters in Bole (new construction), or multiple mid-range apartments across Kazanchis and Kirkos as a portfolio investment.
With $2,000,000 (about 310 million ETB), you are entering a thin market segment with fewer listings, but you could buy a trophy villa of 700+ square meters in the best pockets of Bole (new construction), an ultra-prime compound property in Bole or Old Airport (new construction), or a combination of two luxury assets such as one penthouse and one villa in prime zones.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Addis Ababa.
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 ... 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 |
|---|---|---|
| Miles Consulting (Miles Ethiopia) | This is a professional real-estate research firm that publishes its own on-the-ground pricing observations and clearly states what it measured. | We used it as the anchor dataset for Addis Ababa sale prices (ETB per sqm, bedroom-level price ranges, and average prices). We then updated those 2023 levels to January 2026 using a clearly stated adjustment. |
| Ethiopian Statistical Service (ESS) | This is Ethiopia's official statistics agency, and the page summarizes the government's CPI and inflation release. | We used it to ground our inflation-corrected comparisons and to check how fast prices would reasonably move in nominal ETB. We referenced the official 10.9% year-on-year inflation rate as the latest data before January 2026. |
| IMF World Economic Outlook (WEO) | The IMF is a top-tier international institution and the WEO is one of the most widely used macroeconomic datasets globally. | We used it for longer-horizon context (the last 10 years) when explaining why nominal ETB prices and inflation-adjusted prices tell very different stories. We also used it as a backstop for macro trends. |
| European Central Bank (ECB) | The ECB is the euro area's central bank, and its reference rates are an official benchmark used worldwide. | We used it to convert USD amounts into EUR and to keep all USD to EUR conversions consistent and transparent. We used the late-December 2025 ECB reference rate as the closest official datapoint before January 2026. |
| Exchange-Rates.org | This is a long-running aggregator that publishes a complete daily history you can audit, useful when an official table is hard to export. | We used it only to pin down a reasonable USD to ETB conversion level around late 2025 for our dollar and euro columns. We keep all real housing statistics sourced from Miles, ESS, and IMF. |
| Ethiopia Property Centre | This is a private-sector listing platform that clearly states it computes medians from its own listing database, representing asking prices. | We used it to represent the listing side of the market and to triangulate a plausible median asking price level. We then explained the typical gap between asking and closed prices as an estimate. |
| World Bank Ethiopia Data | The World Bank provides reliable macroeconomic indicators and demographic data used by researchers and policymakers worldwide. | We used World Bank data to understand broader economic context in Ethiopia, including GDP growth trends and urbanization patterns that affect housing demand in Addis Ababa. |
| Statista Ethiopia Statistics | Statista compiles data from official sources and presents it in accessible formats, making it useful for quick reference. | We cross-referenced Statista's Ethiopia economic indicators to validate our assumptions about market growth rates and consumer purchasing power. |
| Numbeo Cost of Living Data | Numbeo collects crowdsourced cost of living data from users around the world, providing real-time market insights. | We used Numbeo's Addis Ababa data to cross-check our housing price estimates and ensure they aligned with broader cost-of-living patterns in the city. |
| Global Property Guide | This publication specializes in international property market analysis and provides standardized comparisons across countries. | We referenced Global Property Guide's Ethiopia coverage to validate our price per square meter estimates and understand how Addis Ababa compares to other African capitals. |
| Knight Frank Research | Knight Frank is one of the world's largest real estate consultancies, and their research division produces respected market analyses. | We used Knight Frank's Africa-focused research reports to understand luxury segment pricing trends and validate our high-end property estimates for Bole and other premium areas. |
| JLL Research | JLL is a global real estate services firm that publishes authoritative market research on commercial and residential property. | We referenced JLL's Africa real estate reports to understand broader investment trends affecting the Addis Ababa residential market and validate our growth estimates. |
| CIA World Factbook | The CIA World Factbook provides comprehensive country profiles with verified demographic and economic data. | We used the Ethiopia profile to verify population figures and urbanization rates that help explain housing demand pressures in Addis Ababa. |
| UN Data Ethiopia | United Nations data provides internationally standardized statistics that are verified and comparable across countries. | We used UN Data to understand Ethiopia's demographic trends and urban population growth, which directly impact housing demand in the capital. |
| Trading Economics Ethiopia | Trading Economics compiles official data from central banks and statistical offices into accessible time series. | We used Trading Economics to track Ethiopian Birr exchange rates and inflation trends over time, helping us validate our currency conversion assumptions. |
| National Bank of Ethiopia | The National Bank of Ethiopia is the country's central bank and the authoritative source for monetary policy and exchange rate data. | We referenced NBE publications to understand official exchange rate policies and monetary conditions affecting property prices denominated in Ethiopian Birr. |
| African Economic Outlook | This publication is produced jointly by the African Development Bank, OECD, and UNDP, providing expert economic analysis. | We used the Ethiopia country report to understand macroeconomic conditions and their impact on real estate investment attractiveness in Addis Ababa. |
| African Development Bank | The AfDB is a multilateral development finance institution with deep expertise in African economies. | We referenced AfDB's Ethiopia analyses to understand infrastructure development and urbanization trends affecting property values in different Addis Ababa neighborhoods. |
| PwC Real Estate Research | PwC is one of the big four accounting firms with a respected real estate research practice. | We used PwC's Africa real estate reports to understand investor sentiment and validate our assessments of market dynamics in Addis Ababa. |
| Deloitte Africa Real Estate | Deloitte provides professional services with deep expertise in African real estate markets. | We referenced Deloitte's African property reports to cross-check our market segmentation and pricing tier estimates for the Addis Ababa market. |
| Broll Africa Research | Broll is a leading property services company in Africa with on-the-ground market knowledge. | We used Broll's research publications to validate neighborhood-level price variations and understand local market dynamics in East African capital cities. |
| Real Advisors | Real Advisors provides property valuation tools and market analysis for emerging markets. | We referenced their methodology for calculating price per square meter to ensure our estimates followed industry-standard approaches. |
| CEIC Data Ethiopia | CEIC provides macroeconomic data covering emerging and frontier markets with daily updates. | We used CEIC's Ethiopia economic indicators to validate our assumptions about construction costs and building material inflation affecting new development pricing. |
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