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Abidjan's property market is experiencing rapid growth as West Africa's financial capital continues to attract international investment and urban development.
The average price per square meter in Abidjan ranges from XOF 700,000 ($910) in developing districts to XOF 2,085,000 ($2,720) in prime central locations like Cocody and Plateau. This significant price variation reflects the city's diverse neighborhoods and ongoing infrastructure developments that are reshaping the real estate landscape.
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Abidjan's property prices per square meter vary dramatically by location, with central districts commanding XOF 1,925,000-2,085,000/m² while developing areas offer opportunities at XOF 700,000-1,000,000/m².
The city's real estate market shows strong growth potential with 3-7% annual appreciation and emerging districts like Bingerville and Anyama presenting the best value propositions for both investors and residents.
| District Type | Price Range (XOF/m²) | Price Range (USD/m²) | Examples |
|---|---|---|---|
| Prime Central | 1,925,000-2,085,000 | $2,510-$2,720 | Cocody, Plateau, Riviera |
| Beachfront Areas | 1,800,000-2,100,000 | $2,350-$2,750 | Marcory, Zone 4, Treichville |
| Suburban Areas | 1,100,000-1,200,000 | $1,430-$1,560 | Bingerville, Songon |
| Developing Districts | 700,000-1,000,000 | $910-$1,300 | Abobo, Yopougon, Koumassi |
| Commercial (Office) | 2,500,000-3,000,000 | $3,270-$3,930 | Plateau business district |
What's the average price per square meter in Abidjan for apartments, houses, villas, and commercial properties today?
As of September 2025, Abidjan's residential property market shows clear price segmentation across different property types.
Apartments in Abidjan average between XOF 1,600,000 and XOF 1,720,000 per square meter ($2,090-$2,250), with significant variation based on location and quality. Prime districts like Cocody, Plateau, and Riviera command premium prices of XOF 1,925,000-2,085,000/m² ($2,510-$2,720), representing a 20-30% premium over the citywide average.
Houses and villas show a broader price range from XOF 1,200,000 to XOF 2,400,000 per square meter ($1,570-$3,140), depending on location, amenities, and property age. Luxury villas in prestigious neighborhoods like Cocody can reach the upper end of this range, while family homes in suburban areas like Bingerville typically fall in the XOF 1,200,000-1,500,000/m² range.
Commercial properties command higher prices, with office space in the Plateau business district ranging from XOF 2,500,000 to XOF 3,000,000 per square meter ($3,270-$3,930). Industrial properties in outlying areas are more affordable at XOF 800,000-1,100,000/m² ($1,050-$1,430).
These prices reflect Abidjan's position as West Africa's economic hub and the ongoing infrastructure development driving demand across all property segments.
How does the price per sqm vary across central neighborhoods, beachfront areas, suburbs, and developing districts?
Abidjan's property prices vary dramatically based on location, with central neighborhoods commanding the highest premiums.
Central and prime districts including Cocody, Plateau, and Riviera represent the most expensive areas at XOF 1,925,000-2,085,000/m² ($2,510-$2,720). These areas benefit from proximity to business centers, established infrastructure, and high-end amenities that justify the premium pricing.
Beachfront areas like Marcory, Zone 4, and Treichville command similar premium prices ranging from XOF 1,800,000 to XOF 2,100,000/m² ($2,350-$2,750). The coastal location and lifestyle appeal drive strong demand from both local affluent buyers and international investors.
Suburban areas such as Bingerville and Songon offer better value at XOF 1,100,000-1,200,000/m² ($1,430-$1,560). These areas are experiencing rapid development with new infrastructure projects making them increasingly attractive for families and young professionals.
Developing districts including Abobo, Yopougon, and Koumassi present the most affordable options at XOF 700,000-1,000,000/m² ($910-$1,300). These areas offer significant potential for appreciation as urban development continues to expand outward from the city center.
How does the average price per sqm change depending on the total size of the property—small, medium, and large?
Property size significantly impacts the price per square meter in Abidjan's real estate market.
Small properties under 50 square meters typically command a 5-15% premium above the area average per square meter. This premium reflects the high demand for compact, accessible homes particularly popular among young professionals and as investment properties for rental income.
Medium-sized properties between 50-150 square meters generally trade near the city average price per square meter. These properties represent the market norm and offer the best benchmark for comparing different neighborhoods and property types.
Large properties over 150 square meters often sell at a 10-20% discount to the average price per square meter, especially outside the city center. This discount reflects the smaller pool of buyers who can afford larger properties and the increased total investment required.
The size premium is most pronounced in central districts where space is at a premium, while suburban and developing areas show less variation in price per square meter across different property sizes.
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What's the typical total purchase price—including closing fees, notary, taxes, and other costs—for a property in Abidjan?
Total acquisition costs in Abidjan extend significantly beyond the property purchase price, requiring careful budget planning.
| Property Type | Transaction Costs | Example on XOF 100M Property | Key Components |
|---|---|---|---|
| Resale Properties | 7-9% of purchase price | XOF 7-9 million | Notary fees, registration, transfer taxes |
| New Construction | 2-3% of purchase price | XOF 2-3 million | Reduced registration fees, VAT included |
| Commercial Properties | 8-10% of purchase price | XOF 8-10 million | Higher registration fees, legal costs |
| Land Only | 5-7% of purchase price | XOF 5-7 million | Survey costs, title verification |
Notary fees represent the largest component of transaction costs, typically ranging from 3-5% of the property value for resale transactions. New construction benefits from reduced fees as developers often handle initial registration and documentation.
Additional costs include legal representation (1-2% of purchase price), property surveys and inspections (XOF 500,000-1,500,000), and potential financing arrangement fees if using mortgage financing.
Foreign buyers should budget an additional 1-2% for specialized legal advice to navigate Ivory Coast property ownership regulations and ensure proper title transfer.
What are the average costs of financing—interest rates, monthly mortgage payments, and overall cost—for buying property in Abidjan right now?
Mortgage financing in Abidjan comes with specific terms and costs that vary significantly based on borrower profile and property type.
Current mortgage interest rates in Ivory Coast typically range from 5.5% to 13%, with the average around 5.5-6% for local buyers in 2025. Foreign buyers often face higher rates, potentially reaching 8-10% depending on their financial profile and local banking relationships.
Banks typically require a down payment of 20-30% of the property value, with loan-to-value ratios rarely exceeding 80% for residential properties. Commercial property financing often requires higher down payments of 30-40%.
For a typical XOF 100 million property loan over 20 years at 6% interest, monthly payments would be approximately XOF 716,000 ($930). The total cost of borrowing over the loan term would be approximately XOF 172 million in interest payments.
Loan terms typically range from 10-25 years for residential properties, with commercial properties often limited to shorter terms of 10-15 years. Processing fees typically add 1-2% to the total loan amount.
Income requirements typically mandate that monthly mortgage payments not exceed 30-35% of the borrower's verified monthly income, with banks requiring extensive documentation of income sources and employment stability.
If I'm planning to live in a property versus rent it out short-term or long-term, how do the price per sqm and cost-benefit compare?
The optimal price per square meter strategy varies significantly depending on your intended property use in Abidjan.
For personal residence, suburban areas like Bingerville and outer Cocody offer the best value per square meter while providing modern amenities and growing infrastructure. These areas typically cost XOF 1,100,000-1,400,000/m² ($1,430-$1,820) and offer superior living quality compared to central districts at similar price points.
Short-term rental properties (Airbnb) perform best in central locations like Plateau, Marcory, and Riviera despite higher acquisition costs of XOF 1,800,000-2,100,000/m² ($2,350-$2,750). These areas generate rental yields of 8%+ annually, with prime locations achieving nightly rates of XOF 35,000-75,000 ($45-$98).
Long-term rental investments show strong performance across multiple price segments. Prime areas deliver 6-8% annual rental yields, while suburban areas typically generate 5-6% yields. The lower acquisition cost in suburban areas often results in better cash-on-cash returns despite lower absolute rental income.
Developing districts like Abobo offer the highest potential returns for long-term buy-and-hold strategies, with acquisition costs of XOF 700,000-1,000,000/m² ($910-$1,300) and rapid appreciation potential as infrastructure development continues.
What kinds of properties offer the best opportunity for buying now and reselling later at a higher price?
Several property segments in Abidjan present compelling opportunities for capital appreciation over the next 3-7 years.
Up-and-coming neighborhoods like Bingerville, Anyama, and Songon offer the strongest resale potential due to ongoing infrastructure projects including new transport links and commercial developments. Properties in these areas currently cost XOF 1,100,000-1,200,000/m² ($1,430-$1,560) but could appreciate 25-40% over five years as development continues.
The affordable housing segment in areas like Abobo presents significant opportunity as large-scale new developments and social housing projects drive rapid growth. Current prices of XOF 700,000-1,000,000/m² ($910-$1,300) could see substantial appreciation as these areas become more connected to central Abidjan.
Luxury properties in established areas like Plateau, Cocody, and Riviera maintain strong liquidity and steady appreciation driven by demand from upper middle-class locals and expatriates. While offering lower percentage returns, these properties provide more predictable appreciation and easier resale.
Commercial properties near new infrastructure projects, particularly office space in expanding business districts, offer strong potential as Abidjan continues to attract international businesses and regional headquarters.
Properties near planned metro extensions and new highway connections represent particularly strong opportunities, as transportation infrastructure typically drives significant property value increases in West African cities.
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Can you give example purchase prices per sqm and total cost in Abidjan—for a budget-friendly property, a mid-range option, and a luxury property?
| Property Segment | Size & Location | Price per m² (XOF) | Total Purchase Price | Including All Costs |
|---|---|---|---|---|
| Budget-Friendly | 50m² in Abobo | 800,000-1,000,000 | XOF 40-50 million | XOF 43-54 million |
| Mid-Range | 80m² in Bingerville | 1,200,000-1,400,000 | XOF 95-110 million | XOF 102-119 million |
| Luxury | 150m² in Cocody | 2,000,000-2,200,000 | XOF 300-330 million | XOF 321-356 million |
| Ultra-Luxury | 200m² in Riviera | 2,400,000-2,600,000 | XOF 480-520 million | XOF 514-559 million |
Budget-friendly properties in developing districts like Abobo or Yopougon typically feature basic finishes but solid construction, often in new residential complexes with shared amenities. These properties offer the best entry point for first-time buyers and investors seeking high appreciation potential.
Mid-range properties in suburban areas like Bingerville provide modern amenities, better construction quality, and often include parking and small gardens. These properties appeal to growing families and young professionals seeking value without sacrificing quality.
Luxury properties in prime locations feature high-end finishes, security systems, swimming pools, and prime locations near international schools and business centers. These properties target affluent locals and expatriate executives.
Total costs include the 7-9% transaction fees for resale properties, covering notary fees, registration, legal costs, and property inspections required for purchase completion.
Which areas are currently the most expensive, which are rising quickly, and which are the most budget-friendly in terms of price per sqm?
Abidjan's property market shows distinct price tiers that reflect the city's economic geography and development patterns.
The most expensive areas command premium prices above XOF 1,900,000/m² ($2,480/m²) and include Cocody (particularly Golf and Riviera sections), central Plateau, and select beachfront areas in Marcory. These areas benefit from established infrastructure, proximity to business centers, and prestige locations favored by affluent locals and international residents.
Rapidly rising areas showing 8-12% annual appreciation include Bingerville, Anyama, and parts of Songon. These districts benefit from new infrastructure investments, planned transport links, and growing commercial development. Current prices of XOF 1,100,000-1,300,000/m² ($1,430-$1,690/m²) represent strong value before further appreciation.
Budget-friendly areas offering the best entry points include Abobo, Yopougon, and Koumassi, with prices ranging from XOF 700,000-1,000,000/m² ($910-$1,300/m²). These areas are experiencing rapid population growth and infrastructure development that should drive future appreciation.
Emerging value areas include parts of Treichville and Port-Bouët, where urban renewal projects and improved transport connections are beginning to drive increased demand and gradual price appreciation.
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As of today, what seem like the smartest choices if you want the best value per sqm for different goals—living, renting out, or resale?
The optimal property choice in Abidjan depends entirely on your specific investment or living objectives as of September 2025.
For personal residence, Bingerville and outer Cocody areas offer exceptional value per square meter for families and professionals. At XOF 1,100,000-1,400,000/m² ($1,430-$1,820), these areas provide modern homes, growing amenities, and strong community development while remaining accessible to central business districts.
For short-term rental income, central locations in Plateau, Marcory, and Riviera deliver the highest returns despite premium acquisition costs. Properties in these areas at XOF 1,800,000-2,100,000/m² ($2,350-$2,750) generate nightly rates of XOF 35,000-75,000 ($45-$98) with occupancy rates of 60-75% annually.
For long-term resale appreciation, emerging districts near major infrastructure projects offer the best risk-adjusted returns. Areas like Bingerville, Anyama, and select parts of Abobo provide current acquisition opportunities at discounted prices before infrastructure completion drives significant appreciation.
For rental yield optimization, suburban areas like Songon and outer Bingerville offer strong cash flow returns of 6-8% annually with lower acquisition costs and growing rental demand from young professionals and families.
Mixed-use properties near planned commercial developments represent emerging opportunities for investors seeking both rental income and appreciation potential as Abidjan's business districts continue expanding outward.
How has the average price per sqm changed over the past year and over the past five years?
Abidjan's property market has shown consistent appreciation over both short and long-term periods, reflecting the city's economic growth and development.
Over the past year, property prices citywide have increased by 3-7%, with central and luxury areas at the top of this range. Prime districts like Cocody and Plateau have seen appreciation closer to 7%, while developing areas have experienced more modest 3-4% increases.
The five-year trend shows more dramatic growth, with cumulative price increases of 30-40% for prime locations since 2020. Some segments, particularly luxury waterfront properties and commercial real estate in business districts, have seen even higher appreciation rates approaching 50% over this period.
Since the early 2000s, certain segments have experienced appreciation exceeding 400%, reflecting Abidjan's transformation into West Africa's financial center and the broader economic development of Ivory Coast following political stabilization.
Market fundamentals supporting this appreciation include rapid urbanization, growing middle class population, limited supply of quality housing, and substantial infrastructure investments including new highways, port expansions, and planned metro system.
The appreciation has been most pronounced in areas benefiting directly from infrastructure development, with properties near new transport links and commercial centers showing the strongest price performance over all time periods measured.
What are projections or forecasts for average price per sqm in one year, five years, and ten years in Abidjan—and how does Abidjan compare to other similar major cities?
Abidjan's property market outlook remains positive across all forecast periods, supported by continued economic growth and urban development.
One-year projections for 2026 suggest continued appreciation of 3-7% across most market segments. Prime areas may see stronger growth of 5-8% as international investment continues and infrastructure projects near completion. Developing areas could see 4-6% appreciation as urban expansion continues.
Five-year forecasts through 2030 project cumulative appreciation of 20-30%, particularly in up-and-coming areas benefiting from infrastructure development. Areas like Bingerville and Anyama could see higher appreciation rates of 35-45% as they transition from suburban to integrated urban districts.
Ten-year projections to 2035 suggest continued strong growth with potential for prices to double in segments tied to major developments like the planned metro system and expanded port facilities. Areas currently considered developing could mature into mid-range markets with corresponding price appreciation.
| City | Current Avg Price (USD/m²) | 5-Year Growth Rate | Market Characteristics |
|---|---|---|---|
| Abidjan | $2,090-$2,720 | 30-40% | Rapid growth, infrastructure development |
| Dakar | $2,650-$2,900 | 25-35% | Established market, steady growth |
| Lagos | $2,900-$3,500 | 20-30% | Mature market, selective opportunities |
| Nairobi | $1,840-$2,200 | 15-25% | Stable growth, established infrastructure |
Compared to regional peers, Abidjan represents one of Africa's fastest-rising markets outside Lagos and Dakar, positioning it as an attractive opportunity for investors seeking growth exposure in West African real estate markets.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Abidjan's property market offers compelling opportunities across all price segments, from budget-friendly investments in developing districts to luxury properties in established neighborhoods.
The key to success lies in matching your investment strategy to the right location and property type, whether seeking rental income, capital appreciation, or personal residence in West Africa's dynamic financial capital.
Sources
- The AfricanVestor - Abidjan Price Forecasts
- HikersBay - Cost of Living in Abidjan
- The AfricanVestor - Which Area in Ivory Coast
- The AfricanVestor - Abidjan Property Market
- PropertyWheel - Africa Real Estate Report 2024
- Learning Gate - Real Estate Market Analysis
- The AfricanVestor - Abidjan Area Guide
- Global Property Guide - Africa Square Meter Prices
-Complete Guide to the Abidjan Property Buying Process
-How to Invest in Property in Abidjan: A Step-by-Step Guide
-Should You Buy Property in Abidjan? Market Analysis 2025
-How to Buy a House in Abidjan: Complete Buyer's Guide
-Average Rental Yields in Abidjan: Investment Returns Analysis