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As of September 2025, Abidjan's rental market shows robust activity with apartments averaging XOF1,604,395 per square meter ($2,092/m²) and strong yields between 6-8% in prime districts.
Prime neighborhoods like Cocody and Riviera command monthly rents of $1,000-$3,000 for quality apartments, while emerging areas like Marcory offer attractive opportunities with yields reaching 8%. The city's housing deficit of 600,000 units keeps vacancy rates under 5% in premium locations, making Abidjan one of West Africa's most dynamic rental markets.
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Abidjan rental market maintains strong fundamentals with prime district yields of 6-8% and average apartment rents ranging from $400-$2,500 monthly depending on location and size.
Short-term rentals in business districts like Plateau achieve $65-$150 nightly rates with 35-40% occupancy, while long-term rentals provide stable income streams for property investors.
| Property Type | Average Monthly Rent | Prime Districts | Rental Yield |
|---|---|---|---|
| 1-Bedroom Apartment | $400-$800 | Cocody, Riviera | 6-7% |
| 2-Bedroom Apartment | $600-$1,200 | Plateau, Marcory | 7-8% |
| Family House/Villa | $1,000-$3,000+ | Cocody, Riviera | 6-8% |
| Studio (30m²) | $300-$500 | Yopougon, Bingerville | 5-6% |
| Luxury Penthouse | $2,000-$4,000+ | Plateau, Cocody | 6-7% |
| Short-term Rental | $65-$150/night | Plateau, Treichville | 8-12% |
| Suburban House | $400-$1,000 | Bingerville, Anyama | 5-7% |
What's the current average rent in Abidjan by property type?
As of September 2025, apartment rents in Abidjan average XOF1,604,395 per square meter, equivalent to approximately $2,092 per square meter.
One-bedroom apartments typically rent for $400-$800 monthly, while two-bedroom units range from $600-$1,200 depending on the specific neighborhood and property finishes. These figures represent significant value compared to other major West African cities.
Family houses and villas command premium rents starting from $1,000 monthly and extending up to $3,000 or more in prime locations like Cocody and Riviera. Suburban houses average around $1,200 per square meter for rental purposes.
Studio apartments of approximately 30 square meters rent for XOF2,500,000-2,675,000 per square meter, while luxury penthouses of 100 square meters can reach XOF4,120,000-4,280,000 per square meter. Standard 60-square-meter apartments fall in the XOF2,575,000-2,675,000 range per square meter.
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How does rent differ across Abidjan's main neighborhoods and districts?
Rental prices in Abidjan vary dramatically by neighborhood, with prime districts commanding 20-30% premiums over the city average.
Cocody remains the most prestigious area, with 2-3 bedroom apartments renting for $1,000-$2,500 monthly and achieving rental yields of 6-7%. This district attracts expatriates, diplomats, and wealthy Ivorians seeking luxury amenities and international schools.
Plateau, the business district, sees similar rent levels of $1,200-$2,700 for comparable properties, also yielding 6-7% annually. The area particularly appeals to business travelers and professionals requiring short-term accommodations.
Riviera has emerged as a premium residential zone with rents spanning $1,200-$3,000+ monthly and yields reaching 6-8%. Families and upper-middle-class expatriates favor this neighborhood for its modern infrastructure and security.
Marcory offers more affordable options at $700-$2,000 monthly while delivering attractive yields of 7-8%, making it popular among young professionals and entrepreneurs. Bingerville and Yopougon represent budget-friendly alternatives with rents of $400-$1,000 and $300-$700 respectively, though yields remain lower at 5-6%.
What's the rent breakdown per square meter for different property sizes?
Rental pricing per square meter in Abidjan follows a clear hierarchy based on property size and location premium.
City-wide apartment average stands at XOF1,604,395 per square meter, but prime districts like Cocody, Riviera, and Plateau command XOF1,925,274-2,085,713 per square meter due to superior amenities and locations.
Smaller properties typically carry higher per-square-meter rates, with 30-square-meter studios reaching XOF2,500,000-2,675,000 per square meter. Standard 60-square-meter apartments maintain rates of XOF2,575,000-2,675,000 per square meter.
Larger properties show economies of scale, with 75-square-meter modern apartments averaging XOF2,746,667-2,853,333 per square meter. However, luxury penthouses of 100 square meters break this pattern, commanding premium rates of XOF4,120,000-4,280,000 per square meter due to their exclusive features and locations.
Townhouses of 150 square meters typically rent for XOF3,433,333-3,566,667 per square meter, reflecting the premium for private outdoor space and multiple levels in urban Abidjan.
What's the total monthly cost of renting, including fees, taxes, and utilities?
Beyond base rent, tenants in Abidjan face additional monthly costs ranging from $150-$400 depending on property size and management requirements.
| Cost Category | Monthly Amount (USD) | Notes |
|---|---|---|
| Base Rent (Average Apartment) | $600-$1,200 | Varies by neighborhood and size |
| Utilities & Internet | $120-$200 | Electricity $0.15/kWh, Water $0.50/m³ |
| Taxes & Registration Fees | $30-$50 | 2.5% annual tax if rent >XOF500,000/month |
| Maintenance/Community Fees | $20-$60 | Security, cleaning, common areas |
| Management Fees (Landlord) | $50-$120 | 8-10% of rent for managed properties |
| Security Deposit | 1-2 months rent | One-time upfront payment |
| Agency Fees | 8-10% of rent | For properties with management services |
Utilities for a 70-100 square meter apartment typically cost $100-150 monthly, including electricity, water, and internet services. Internet connectivity averages $20 monthly for standard residential packages.
Registration taxes apply at 2.5% of annual rent for properties exceeding XOF500,000 monthly rent, adding a significant cost for premium properties. Security deposits usually require 1-2 months' rent upfront, while agency management fees run 8-10% of monthly rent for professionally managed properties.
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How do financing and mortgage costs impact rental profitability for property owners?
Mortgage financing significantly impacts rental yields in Abidjan, with most property owners relying on cash purchases due to limited mortgage availability.
As of September 2025, the BCEAO policy rate stands at 5.5%, influencing local mortgage rates for the few available financing options. Most buyers operate with cash transactions, keeping the mortgage market relatively undeveloped compared to international standards.
For leveraged properties, high interest rates can push net yields below 5-6% even when gross yields reach 6-8% in prime districts. The price-to-rent ratio currently sits at 12-14, indicating reasonable rental returns for cash buyers.
Property owners in prime districts like Cocody and Marcory achieve stable gross yields of 6-8%, but mortgage costs can significantly reduce net returns. Limited mortgage supply keeps cash buyers at a significant advantage in terms of both acquisition and ongoing profitability.
The absence of widespread mortgage financing actually supports rental demand, as many potential buyers remain locked out of the purchase market and continue renting longer than they might in more developed mortgage markets.
What are some concrete examples of monthly rents for different types of properties?
Here are specific rental examples across Abidjan's property spectrum as of September 2025:
In Cocody, a modern 2-bedroom apartment with 80 square meters rents for $1,400 monthly, while a luxury 3-bedroom villa with garden commands $2,800. These properties typically include security services, backup generators, and modern amenities.
Plateau district shows similar premium pricing, with a furnished 1-bedroom executive apartment renting for $1,100 monthly and a penthouse suite reaching $3,200. Business travelers and executives drive demand in this central business district.
Marcory offers more accessible options, with a quality 2-bedroom apartment renting for $900 monthly and a 3-bedroom family house at $1,600. This emerging neighborhood attracts young professionals and growing families seeking value.
Budget-conscious renters find options in Yopougon, where a basic 2-bedroom apartment rents for $450 monthly, while Bingerville offers similar properties at $650 monthly with slightly better amenities and location.
Short-term rentals in tourist and business areas command $65-$150 nightly, with monthly rates ranging from $700-$3,000 depending on location and property quality.
How do vacancy rates vary by area and property type?
Abidjan maintains remarkably low vacancy rates due to the city's housing deficit of approximately 600,000 units.
Prime areas including Cocody, Plateau, and Riviera experience vacancy rates below 5%, driven by consistent demand from expatriates, diplomats, and wealthy Ivorians. These neighborhoods benefit from superior infrastructure and international amenities.
Mid-tier neighborhoods like Marcory and Treichville see slightly higher vacancy rates of 5-8%, though still well below international norms. The rapid development of business and cultural amenities in these areas continues attracting new residents.
Short-term rental properties achieve occupancy rates of 35-40% in prime business and tourist districts, with seasonal fluctuations creating vacancy rates of 8-15% during slower periods. Plateau and Cocody perform best for short-term rentals due to business travel demand.
Even suburban areas like Bingerville and Yopougon maintain vacancy rates below 10%, as the overall housing shortage ensures consistent demand across all market segments. New construction cannot keep pace with population growth and urbanization trends.
It's something we develop in our Ivory Coast property pack.
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.
Who are the typical renter profiles in Abidjan today, and what do they look for?
Abidjan's rental market serves four distinct tenant profiles, each with specific preferences and requirements.
Local middle-class professionals prioritize affordability, proximity to employment centers, and security features. They typically seek 2-3 bedroom apartments in neighborhoods like Marcory or Treichville, valuing reliable utilities and transportation access over luxury amenities.
Expatriates and diplomats represent the premium segment, focusing on international schools proximity, gated compounds, and high-end amenities in Cocody and Riviera. These tenants willingly pay premiums for security, backup power systems, and Western-standard housing features.
Young professionals and entrepreneurs gravitate toward Marcory and Plateau for nightlife access, modern apartment complexes, and professional networking opportunities. They value smart home features, reliable internet, and co-working spaces within residential developments.
Diaspora investors purchase properties specifically for rental income, concentrating on prime locations with strong yield potential and capital appreciation prospects. They prefer turnkey investment properties in established neighborhoods with proven rental demand.
All tenant segments increasingly demand security features, stable utilities, modern amenities like high-speed internet, and proximity to business districts, education facilities, and international services.
What are the best options for short-term versus long-term rental strategies?
Short-term and long-term rental strategies each offer distinct advantages in Abidjan's current market environment.
Short-term rentals excel in Plateau and Treichville, catering to business travelers and tourists with nightly rates of $65-$150. These properties require active management but can achieve gross yields exceeding 10% with occupancy rates of 35-40% in prime locations.
Business district properties in Plateau particularly benefit from corporate travel demand, with furnished apartments commanding premium rates during peak business seasons. Tourist-focused properties in Treichville capitalize on cultural attractions and nightlife proximity.
Long-term rentals provide stable income streams with lower management burdens, typically yielding 6-8% in prime districts like Cocody and Marcory. These investments offer predictable cash flows and reduced tenant turnover costs.
Expatriate-focused long-term rentals in Cocody and Riviera command highest rents with longest lease terms, often 12-24 months with diplomatic or corporate guarantees. These properties benefit from tenant stability and premium pricing power.
Mixed strategies work well for larger properties, using short-term rentals during peak business periods and switching to long-term leases during slower seasons to optimize overall returns and occupancy rates.
What are the current rental yields across different property segments?
Abidjan rental yields vary significantly by location and property type, with prime districts achieving 6-8% gross yields as of September 2025.
| Neighborhood | Property Type | Gross Yield Range | Market Position |
|---|---|---|---|
| Cocody | Luxury Apartments/Villas | 6-7% | Premium expatriate market |
| Plateau | Business Apartments | 6-7% | Corporate/short-term focus |
| Riviera | Family Properties | 6-8% | Upper middle class/expat families |
| Marcory | Modern Apartments | 7-8% | Young professionals/emerging area |
| Treichville | Mixed Properties | 6-7% | Cultural/tourism proximity |
| Bingerville | Suburban Houses | 5-7% | Middle class/first-time buyers |
| Yopougon | Budget Apartments | 5-6% | Local families/budget segment |
Marcory and Riviera currently offer the highest yields up to 8% gross, benefiting from rapid infrastructure development and growing professional population. These emerging premium areas provide attractive risk-adjusted returns.
Short-term rental properties can exceed 10% gross yields with proper management and strategic location selection in business and tourist districts. However, these require more intensive management and market knowledge.
Abidjan's yields compare favorably to regional peers, sitting slightly below Lagos (8-12%) but above many other West African markets. The combination of currency stability and urban growth supports sustained yield performance.
How have average rents and yields changed compared to five years ago and last year?
Abidjan's rental market has experienced consistent growth over both short and medium-term periods, reflecting the city's economic expansion and urbanization.
Year-over-year growth from 2024 to 2025 shows rents and property prices increasing 3-7%, driven by continued demand from expatriates, diaspora investment, and local economic growth. This growth rate exceeds regional inflation and indicates strong underlying market fundamentals.
Over the past five years, cumulative rent and price increases exceed 30%, representing compound annual growth of approximately 5-7%. This sustained appreciation reflects Abidjan's emergence as a regional business hub and preferred destination for international companies.
Rental yields have remained relatively stable at 5-8% range throughout this period, with slight compression in affordable neighborhoods due to rapid price appreciation outpacing rent growth. Prime districts maintain yield stability through consistent demand from high-income tenants.
The most significant changes occurred in emerging neighborhoods like Marcory, where infrastructure improvements and business development drove accelerated rent growth and yield expansion. Suburban areas experienced more modest but steady appreciation.
Currency stability against major international currencies has supported this growth trajectory, making Abidjan increasingly attractive for diaspora and international investment compared to other regional markets.
What's the forecast for rents and yields over the next one, five, and ten years, and how does Abidjan compare with other major African cities?
Abidjan rental market forecasts indicate continued growth across all time horizons, supported by fundamental economic and demographic trends.
One-year outlook through 2026 projects rent growth of 3-7% annually, maintaining current yield ranges of 6-8% in prime districts. Infrastructure development and business expansion should sustain demand while new supply remains limited.
Five-year projections suggest sustained growth at similar rates, with potential yield compression if mortgage market development increases homeownership rates. However, continued urbanization and diaspora investment should support rental demand growth.
Ten-year outlook remains positive with sustained demand anticipated across all segments. Yields may compress slightly if new supply accelerates, but market fundamentals including urbanization, currency stability, and regional economic growth favor continued rental appreciation.
Regional comparison shows Abidjan competing effectively with peer cities. Lagos achieves higher yields of 8-12% but with greater volatility and currency risk. Dakar offers similar yields of 6-10% with comparable stability but higher property prices.
Accra provides yields of 7-12% but faces currency challenges and political uncertainty. Abidjan's combination of yield potential, currency stability, and economic growth positions it favorably among West African investment destinations.
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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 rental market demonstrates strong fundamentals with attractive yields, low vacancy rates, and sustained growth potential across multiple property segments and investment strategies.
Prime neighborhoods offer stable returns while emerging areas like Marcory provide higher yield opportunities, making Abidjan competitive with other major African investment destinations.
Sources
- TheAfricanVestor - Abidjan Price Forecasts
- ExpatExchange - Cost of Living in Abidjan
- ExpatExchange - Ivory Coast Cost of Living Guide
- MD Immo CI - Rental Properties
- Wise - Abidjan Cost of Living
- Back to the Other Land - Housing in Ivory Coast
- AirROI - Cocody Market Report
- AirROI - Plateau Market Report
- TheAfricanVestor - Abidjan Property Market
- Inside Airbnb - Abidjan Statistics