Authored by the expert who managed and guided the team behind the Ivory Coast Property Pack
Everything you need to know before buying real estate is included in our Ivory Coast Property Pack
Property prices in Ivory Coast vary significantly based on location and property type, with Abidjan commanding the highest rates across West Africa. Villas in premium areas like Cocody can cost over XOF 257 million, while apartments average XOF 1,604,395 per square meter in the capital.
As of September 2025, the Ivory Coast real estate market presents compelling opportunities for both investors and residents, with rental yields reaching 6-8% in prime locations and property values showing consistent growth of 3-7% annually. Understanding these price dynamics is crucial whether you're considering relocation or investment in this emerging West African market.
If you want to go deeper, you can check our pack of documents related to the real estate market in Ivory Coast, based on reliable facts and data, not opinions or rumors.
Property prices in Ivory Coast range from XOF 1.6 million per square meter for standard Abidjan apartments to over XOF 3.5 million per square meter for luxury villas in premium districts.
Total buying costs including fees typically add 12-15% to the purchase price, while mortgage rates currently range from 6.61% to 7.99% for qualified buyers.
| Property Type | Location | Price Range (XOF/m²) | USD Equivalent |
|---|---|---|---|
| Standard Apartment | Abidjan Average | 1,604,395 | $2,092 |
| Prime Apartment | Cocody/Riviera | 1,925,274 - 2,085,713 | $2,510 - $2,720 |
| Small Studio | City Center | 2,500,000 - 2,680,000 | $3,260 - $3,495 |
| Townhouse | Prime Areas | 3,430,000 - 3,570,000 | $4,470 - $4,653 |
| Luxury Villa | Cocody | 3,500,000+ | $4,560+ |
| Budget Housing | Abobo/Rural | 1,198,000 - 1,233,000 | $1,562 - $1,608 |
Are property prices higher for apartments, houses, or villas, and how much do they typically cost in each category across Ivory Coast?
Villas command the highest total prices in Ivory Coast, while prime apartments have the highest per-square-meter rates.
Standard apartments in Abidjan average XOF 1,604,395 per square meter ($2,092), making them the most accessible option for most buyers. Small studios in the city center range from XOF 2.5 million to 2.68 million per square meter, reflecting premium location pricing.
Townhouses typically cost between XOF 3.43 million and 3.57 million per square meter for a 150-square-meter property, positioning them in the mid-to-high price range. These properties offer more space and privacy compared to apartments while remaining more affordable than luxury villas.
Luxury villas in premium areas like Cocody can exceed XOF 257 million for properties ranging from 600 to 1,000 square meters. These represent the pinnacle of the Ivorian property market, with some high-end villas reaching over XOF 3.5 million per square meter.
Traditional houses outside prime districts tend to be the most affordable option, particularly in emerging areas like Abobo where properties under XOF 100 million are still available.
How do prices vary between Abidjan, other urban centers, coastal towns, and rural areas, and what are the average rates per square meter?
Abidjan dominates the Ivory Coast property market with the highest prices across all categories.
The capital city averages XOF 1,604,395 per square meter for standard properties, with prime districts like Cocody, Riviera, and Plateau commanding premiums of 20-30% above the city average. These premium areas range from XOF 1,925,274 to 2,085,713 per square meter ($2,510-$2,720).
Other urban centers typically offer significant discounts compared to Abidjan, though specific data varies by city. Bouaké, Yamoussoukro, and other regional capitals generally price at 30-50% below Abidjan rates for comparable properties.
Coastal towns like San-PĂ©dro and Grand-Bassam often carry price premiums due to their tourist appeal and beachfront locations, but still remain below Abidjan's peak pricing. These areas can command 10-20% premiums over inland urban centers.
Rural areas offer the most affordable options, with prices ranging from $1,198 to $1,233 per square meter, representing substantial discounts of 40-60% compared to Abidjan pricing.
What is the typical price per square meter for properties of different sizes—small (under 50 m²), medium (50–150 m²), and large (over 150 m²)?
Property size significantly impacts per-square-meter pricing in Ivory Coast, with smaller properties commanding premium rates.
| Property Size | Typical Use | Price Range (XOF/m²) | USD Equivalent | Example Properties |
|---|---|---|---|---|
| Small (Under 50m²) | Studios, Small Apartments | 2,500,000 - 2,680,000 | $3,260 - $3,495 | 30m² studio in Abidjan center |
| Medium (50-150m²) | Standard Apartments | 2,500,000 - 3,570,000 | $3,260 - $4,653 | 60m² apartment, 150m² townhouse |
| Large (Over 150m²) | Townhouses, Villas | 3,430,000+ | $4,470+ | Premium villas in Cocody |
| Luxury Large | High-end Villas | 3,500,000+ | $4,560+ | 600-1000m² luxury properties |
| Budget Options | Emerging Areas | 1,198,000 - 1,233,000 | $1,562 - $1,608 | Abobo, rural properties |
What is the total cost of buying a property today, including purchase price, notary fees, taxes, and registration—or typical closing and holding costs?
Buying property in Ivory Coast involves significant additional costs beyond the purchase price, typically adding 12-15% to your total investment.
Notary fees range from 1-3% of the purchase price, covering legal documentation and property transfer processes. Registration fees average 10% and include administrative and government charges necessary for legal ownership transfer.
Annual property taxes range from 0.5% to 1.5% of the property value, representing ongoing holding costs that buyers must factor into their calculations. Real estate agent commissions, when used, typically add 3-5% to the transaction cost.
Additional expenses include mortgage processing fees, lawyer costs, property valuation, and possible translation or travel expenses for international buyers. These miscellaneous costs can add another 2-3% to the total.
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What mortgage rates and financing options are currently available in Ivory Coast, and how do they affect monthly payments?
Mortgage financing in Ivory Coast has become more expensive in 2025, with rates ranging from 6.61% to 7.99% for qualified borrowers.
The Central Bank of West African States (BCEAO) maintains a policy rate of 5.50%, but actual mortgage rates offered by commercial banks typically run 1-3 percentage points higher. Most banks currently offer mortgages in the 7-8% range as of September 2025.
Typical mortgage terms extend 15-20 years, with most lenders requiring down payments of at least 10% of the property value. Access remains limited primarily to middle and upper-income buyers who can demonstrate stable income and creditworthiness.
Recent rate increases have significantly impacted monthly payments, with a XOF 100 million mortgage at 7.5% over 20 years resulting in monthly payments of approximately XOF 805,000. This represents a substantial increase from previous years when rates were lower.
Foreign buyers may face additional requirements and higher rates, making cash purchases more common among international investors in the Ivorian market.
If your goal is to live in the property, would it be better to rent or buy, based on current costs and long-term expense projections?
Buying becomes financially favorable if you plan to stay more than three years, given current market conditions in Ivory Coast.
The price-to-rent ratio in Abidjan city center ranges from 12-14, indicating a relatively balanced market between buying and renting. This ratio suggests that annual rent equals approximately 7-8% of the property's purchase price.
Property values in Ivory Coast have shown consistent appreciation of 3-7% annually, providing an inflation hedge that rental payments cannot match. Combined with rental yield potential, ownership offers financial advantages for medium to long-term residents.
Renting provides greater flexibility for short-term stays or those without sufficient down payment capital. The rental market offers good availability across price ranges, from budget options in emerging areas to luxury properties in prime districts.
Rising property values and rental rates favor ownership for those planning to remain in Ivory Coast beyond the short term, particularly given the country's economic growth trajectory and urbanization trends.
If you're renting out the property, what's the average short-term vs long-term rental yield, and which strategy gives better returns?
Long-term rental yields in Ivory Coast city centers average 7.05% gross, with slightly lower returns outside prime areas.
Traditional long-term rentals provide stable, predictable income with gross yields ranging from 6-8% in prime locations like Cocody, Riviera, and Plateau. These yields compare favorably to many other West African markets and offer consistent cash flow.
Short-term vacation rentals can potentially outperform long-term yields in tourist-focused coastal areas and premium Abidjan neighborhoods, particularly during peak business and tourist seasons. However, these come with higher vacancy risks and management costs.
Long-term rentals are generally preferred for risk-averse investors due to their stability and lower management requirements. The Ivorian market shows strong demand for quality rental properties from both local professionals and expatriate workers.
It's something we develop in our Ivory Coast property pack.
For buy-to-resell purposes, which neighborhoods or regions currently give the best prospects for resale profits, and why?
Cocody, Plateau, and Riviera districts offer the strongest resale profit potential in the Ivory Coast market.
1. **Cocody**: Premium residential area with established infrastructure, international schools, and embassy district status driving consistent demand2. **Plateau**: Central business district with commercial and residential mixed development, benefiting from ongoing urban renewal projects3. **Riviera**: Upscale residential area with modern amenities and growing expatriate community presence4. **Marcory**: Industrial and business hub attracting professional residents and offering good value appreciation potential5. **Bingerville**: Emerging area benefiting from government infrastructure investments and new development projectsThese areas benefit from the strongest infrastructure, highest business activity levels, and consistent expatriate demand. Recent public investments and private development projects in these districts drive sustained resale value growth.
Abobo represents an emerging opportunity with lower entry costs but higher growth potential due to infrastructure improvements and affordable housing initiatives supported by international development organizations.
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.
Can you provide recent examples of actual purchase prices in premium, mid-range, and budget friendly areas to illustrate?
Recent sale data from September 2025 illustrates the clear price differentiation across Ivory Coast's property market segments.
| Area Category | Property Type | Price (XOF) | Size | Price per m² |
|---|---|---|---|---|
| Premium (Cocody) | Luxury Villa | 257M+ | 600-1,000m² | 3.5M+ |
| Premium (City Center) | Studio Apartment | 75M - 80.25M | 30m² | 2.5M - 2.68M |
| Mid-range (Abidjan) | Standard Apartment | 154.5M - 160.5M | 60m² | 2.58M - 2.68M |
| Mid-range (Prime Areas) | Townhouse | 515M - 535M | 150m² | 3.43M - 3.57M |
| Budget (Abobo) | Apartment | Under 100M | 80-100m² | 1.0M - 1.25M |
Which areas are considered most expensive, emerging/up-and-coming, or more affordable, and what defines them as such today?
Ivory Coast's property market clearly segments into distinct price categories based on infrastructure, population growth, and development activity.
Most expensive areas include Cocody, Riviera, Plateau, and Marcory in Abidjan, defined by established infrastructure, proximity to business centers, international schools, embassies, and consistent expatriate demand. These areas benefit from mature urban development and premium amenities.
Emerging areas showing strong growth potential include Bingerville, Yopougon, outer Riviera sections, and Abobo. These districts benefit from government infrastructure investments, IFC housing projects, and expanding transportation networks that improve accessibility to central Abidjan.
Affordable areas encompass Abobo's residential sections, suburban developments, and rural properties outside major urban centers. These areas offer entry-level pricing but may lack some infrastructure and amenities found in premium districts.
The classification depends on factors including transportation links, utility infrastructure, proximity to employment centers, presence of international businesses, security levels, and ongoing public or private development projects that drive future value appreciation.
How have average property prices changed compared to five years ago, and what about compared to one year ago?
Ivory Coast property prices have shown consistent upward momentum over both short and long-term timeframes.
Over the past 12 months (2024-2025), residential property prices in Abidjan have increased 3-7% year-over-year, with luxury and infrastructure-linked segments achieving the higher end of this range. This growth reflects continued economic development and urbanization pressure.
Looking back five years, Abidjan property prices have risen 25-35% overall, with some luxury and prime location markets showing even stronger performance. This represents average annual appreciation of 5-7%, significantly outpacing inflation and providing strong returns for property owners.
Since the early 2000s, property values have increased over 400%, demonstrating the long-term urbanization and economic growth trends that continue to drive the Ivorian real estate market. This substantial appreciation reflects the country's economic development and increasing integration into global markets.
It's something we develop in our Ivory Coast property pack.
What are the price forecasts over the next 1 year, 5 years, and 10 years, and how does Ivory Coast compare to other similar major cities in West Africa?
Ivory Coast property price forecasts indicate continued growth across all timeframes, positioning the market favorably within West Africa.
Next year (2026) expectations show continued increases of 3-7% in Abidjan and metropolitan areas, driven by ongoing infrastructure development and economic growth. This growth rate reflects sustainable expansion rather than speculative bubbles.
Five-year projections suggest yearly average appreciation of 4-8% across prime zones, assuming continued political stability and economic development. Infrastructure investments and urbanization trends support this sustained growth trajectory.
Ten-year horizons indicate continued price appreciation, though potentially at slower rates as the market matures. Long-term growth remains positive unless significant macroeconomic shocks occur, with the market expected to maintain its upward trajectory.
Compared to regional cities, Abidjan offers competitive pricing versus Lagos and Accra while providing superior rental yields of 6-8%. The CFA franc's Euro peg provides currency stability advantages over markets with more volatile currencies, making Ivory Coast attractive for international investors seeking West African exposure.
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.
The Ivory Coast property market offers compelling opportunities for both residents and investors, with clear price differentiation across locations and property types.
Whether seeking affordable entry points in emerging areas like Abobo or premium investments in established districts like Cocody, understanding these price dynamics and market trends is essential for making informed property decisions in this growing West African market.
Sources
- Abidjan Price Forecasts - TheAfricanVestor
- The Luxury Real Estate Market in West Africa - Infomineo
- Ivory Coast Real Estate for Foreigners - TheAfricanVestor
- Ivory Coast Mortgage Interest Rates - The Global Economy
- Housing Finance Africa - CĂ´te d'Ivoire
- Abidjan Property Market - TheAfricanVestor
- Property Investment in Ivory Coast - Numbeo
- Best Areas in Ivory Coast - TheAfricanVestor