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As of September 2025, Ivory Coast's rental market shows strong performance with Abidjan leading as the most expensive city.
Rental prices in Abidjan range from 203,750 CFA ($330) for a 1-bedroom apartment outside the city center to over 3 million CFA monthly for luxury villas in prime districts like Cocody and Plateau. The Ivorian rental market offers attractive yields of 6-8% for investors, significantly outperforming many other African cities.
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Abidjan dominates Ivory Coast's rental market with 1-bedroom apartments averaging 463,888 CFA ($750) in the city center and 203,750 CFA ($330) outside the center.
Prime districts like Cocody and Plateau command premium rents 20-30% above city averages, while investors can expect gross rental yields of 6-8% in top locations.
| Location | 1-Bedroom Apartment (CFA/month) | 3-Bedroom Apartment (CFA/month) | Villa (CFA/month) | Average Yield |
|---|---|---|---|---|
| Abidjan City Center | 463,888 | 1,056,250 | 2,500,000+ | 6-8% |
| Abidjan Outside Center | 203,750 | 530,000 | 1,800,000 | 7-8% |
| Cocody (Premium) | 450,000 | 1,250,000 | 2,500,000+ | 6-7% |
| Plateau (Business) | 500,000 | 1,350,000 | 2,750,000+ | 6-7% |
| Yopougon (Suburban) | 190,000 | 680,000 | 1,400,000 | 7-8% |
| Grand-Bassam (Coastal) | 400,000 | 1,300,000 | 2,000,000+ | 6-8% |
| Other Major Cities | 280,000-370,000 | 630,000-840,000 | 1,500,000-2,000,000 | 7-9% |
What's the average rent today in Ivory Coast across major cities and regions?
Abidjan leads Ivory Coast's rental market with the highest prices nationwide as of September 2025.
In Abidjan's city center, 1-bedroom apartments average 463,888 CFA ($750) per month, while the same properties outside the center cost 203,750 CFA ($330) monthly. Three-bedroom apartments command significantly higher rents at 1,056,250 CFA ($1,700) in prime central areas and 530,000 CFA ($850) in outer districts.
Other major cities across Ivory Coast, including Bouaké, Yamoussoukro, and San-Pédro, typically charge 20-40% lower rents than Abidjan averages. These secondary urban centers offer more affordable options for both local residents and international tenants seeking lower living costs while maintaining urban amenities.
Coastal cities like Grand-Bassam present a unique rental segment with beachfront properties commanding premium rates similar to Abidjan's high-end districts. Tourism demand in these areas supports sustained rental income throughout the year, making them attractive for both short-term and long-term rental strategies.
Regional variations reflect economic activity concentration, with Abidjan's status as the economic capital justifying its premium pricing structure across all property types.
How do rental prices break down by property type in Ivory Coast?
Property types in Ivory Coast show distinct rental price segments based on size, location, and target tenant demographics.
Studios represent the entry-level rental market, ranging from 250,000-400,000 CFA monthly in city centers and 140,000-250,000 CFA in suburban areas. These compact units primarily serve young professionals, students, and short-term residents seeking affordable accommodation in prime locations.
Standard apartments form the market's backbone, with 1-bedroom units averaging 327,777 CFA in city centers and 203,750 CFA outside central areas. Three-bedroom apartments cater to families and executives, commanding 1,056,250 CFA centrally and 530,000 CFA in outer districts.
Villas and townhouses occupy the luxury segment, with rents starting at 1,500,000 CFA monthly in city centers and reaching over 3,000,000 CFA for premium properties in districts like Cocody and Riviera. These properties typically target expatriate families, diplomats, and high-earning professionals requiring spacious accommodation with private amenities.
Furnished properties across all categories command 15-25% premiums over unfurnished equivalents, reflecting the convenience factor valued by international tenants and short-term residents.
What are typical rents by surface size in Ivory Coast?
Rental costs in Ivory Coast correlate directly with property size, creating clear pricing tiers for different space requirements.
| Surface Size | Property Type | City Center (CFA/month) | Outside Center (CFA/month) | Luxury Areas (CFA/month) |
|---|---|---|---|---|
| 30m² | Studio | 250,000-400,000 | 140,000-250,000 | 350,000-500,000 |
| 60m² | 2-bedroom apartment | 400,000-650,000 | 280,000-450,000 | 600,000-900,000 |
| 90m² | 3-bedroom apartment | 700,000-1,100,000 | 450,000-700,000 | 1,000,000-1,500,000 |
| 120m² | Family home | 850,000-1,500,000 | 600,000-1,000,000 | 1,500,000-2,500,000 |
| 200m²+ | Large villa | 2,000,000+ | 1,200,000-1,800,000 | 3,000,000+ |
How do rental costs vary across different neighborhoods and districts?
Neighborhood dynamics in Ivory Coast create significant rental price variations based on infrastructure, security, and proximity to business centers.
Premium districts including Cocody, Riviera, Plateau, and Marcory command 20-30% above Abidjan's average rental rates. These areas offer superior infrastructure, international schools, shopping centers, and enhanced security, attracting expatriate communities and wealthy Ivorian families willing to pay premiums for lifestyle amenities.
Mid-tier neighborhoods like Treichville and Zone 4 provide balanced rental options, typically pricing 10-15% below city center averages while maintaining good access to employment centers and urban services. These areas serve middle-class professionals and small business owners seeking quality accommodation without luxury premiums.
Suburban districts such as Yopougon and Koumassi offer affordable rental options, typically 25-40% below city center rates. These areas attract local families, young professionals, and budget-conscious tenants prioritizing space over location convenience.
Coastal and tourist zones maintain premium pricing due to tourism demand and limited beachfront inventory. Properties in Grand-Bassam and Assinie routinely exceed 2 million CFA monthly for beachfront homes, supported by both long-term residents and vacation rental markets.
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What is the total rent cost including fees, taxes, and service charges?
Total rental costs in Ivory Coast extend well beyond base rent, requiring careful budgeting for additional mandatory and optional charges.
Agency fees represent a standard one-month rent charge for brokered transactions, while security deposits typically require 1-2 months' rent upfront. These initial costs can significantly impact move-in budgets, particularly for expensive properties in premium locations.
Service charges for gated complexes and apartment buildings range from 25,000-100,000 CFA monthly, covering security, maintenance, and common area upkeep. These charges vary based on facility quality and services provided, with luxury developments commanding higher fees for amenities like pools, gyms, and 24-hour security.
Municipal taxes add 2-5% to gross rental costs in most jurisdictions, though enforcement and calculation methods vary by location. Property owners typically pass these costs to tenants through lease agreements, particularly in formal rental arrangements.
Utility costs remain separate from rent in most properties, averaging 75,000-150,000 CFA monthly for moderate to large units. Electricity represents the largest utility expense due to air conditioning needs in Ivory Coast's tropical climate, while water and gas costs remain relatively modest.
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How do mortgage costs compare with rental income for property investors?
Ivory Coast's real estate investment landscape presents challenging mortgage economics that favor cash purchases over financed acquisitions.
Current mortgage rates average 14.5% annually, significantly exceeding typical gross rental yields of 6-8% in prime Abidjan areas. This negative carry situation makes leveraged real estate investment financially unviable for most investors relying on rental income to service debt obligations.
Price-to-rent ratios in Abidjan range from 12-15, indicating moderately attractive rental returns versus purchase prices when bought with cash. However, when mortgage financing costs are factored in, only properties achieving yields above 15% can generate positive cash flow after debt service.
Successful property investors in Ivory Coast typically purchase properties outright or with minimal financing, focusing on capital appreciation and steady rental income rather than leveraged returns. The local banking system's high interest rates reflect broader economic conditions and risk premiums applied to real estate lending.
Average monthly net salaries of 99,166 CFA limit local purchasing power, creating opportunities for cash investors to capture rental premiums from the substantial population unable to afford property ownership. This dynamic supports sustained rental demand across multiple property segments.
What's the difference in returns between short-term rentals and long-term leases?
Short-term rental strategies in Ivory Coast offer significantly higher yields but require active management and face seasonal demand variations.
Airbnb and vacation rental properties typically generate 15-30% higher returns than traditional long-term leases, particularly in tourist hotspots, city centers, and luxury properties targeting business travelers. However, these higher returns come with increased vacancy risks, management costs, and regulatory uncertainties.
Long-term leases provide steady returns averaging 6-8% gross yields with lower vacancy rates and management requirements. Central Abidjan properties maintain strong long-term rental demand due to housing shortages and employment concentration, while suburban and industrial zones experience higher vacancy rates affecting overall returns.
Tourist areas like Grand-Bassam and Assinie show strong short-term rental performance during peak seasons but may experience significant occupancy drops during off-peak periods. Successful short-term rental operators in these markets often combine vacation rentals with longer-term arrangements to maintain steady income streams.
Property management costs for short-term rentals typically consume 20-30% of gross income, while long-term properties require minimal ongoing management once tenanted. This cost differential partially offsets the higher gross returns achievable through short-term rental strategies.
Can you give example rental prices for different property types in different areas?
Specific rental examples across Ivory Coast's major markets demonstrate clear pricing patterns by location and property type.
| Area | 1-Bedroom Apartment | 3-Bedroom Apartment | Villa/Townhouse | Studio |
|---|---|---|---|---|
| Cocody | 450,000 CFA | 1,250,000 CFA | 2,500,000+ CFA | 350,000 CFA |
| Plateau | 500,000 CFA | 1,350,000 CFA | 2,750,000+ CFA | 380,000 CFA |
| Marcory | 375,000 CFA | 1,000,000 CFA | 2,000,000+ CFA | 300,000 CFA |
| Yopougon | 190,000 CFA | 680,000 CFA | 1,400,000 CFA | 150,000 CFA |
| Grand-Bassam | 400,000 CFA | 1,300,000 CFA | 2,000,000+ CFA | 320,000 CFA |
| Bouaké | 180,000 CFA | 500,000 CFA | 1,200,000 CFA | 120,000 CFA |
| San-PĂ©dro | 200,000 CFA | 550,000 CFA | 1,300,000 CFA | 140,000 CFA |
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 main renter profiles in Ivory Coast today?
Ivory Coast's rental market serves diverse tenant segments with distinct housing preferences and budget constraints.
Local professionals represent the largest renter segment, including young graduates, civil servants, and private sector employees concentrated in Abidjan and secondary cities. This group typically seeks affordable 1-2 bedroom apartments in areas with good public transport access and reasonable commuting distances to employment centers.
Expatriate communities form a crucial high-value segment, including diplomats, aid workers, multinational corporation executives, and international development professionals. These tenants generally prefer luxury apartments or villas in premium districts like Cocody, Plateau, and Riviera, often with company-provided housing allowances supporting higher rental budgets.
Young families and middle-class households increasingly choose suburban rental options offering more space at lower costs than city center alternatives. This segment drives demand for 3-bedroom apartments and small houses in developing areas with family-friendly amenities and schools.
Short-term tenants including business travelers, consultants, and tourists create demand for furnished accommodations and vacation rentals, particularly in business districts and coastal areas. This segment supports the growing short-term rental market and premium accommodation services.
Students and young professionals entering the workforce form an important budget-conscious segment, typically seeking shared accommodations or studio apartments in affordable neighborhoods with good connectivity to universities and business centers.
What are the current vacancy rates in Ivory Coast by area and property type?
Vacancy rates across Ivory Coast vary significantly by location and property type, reflecting demand imbalances and supply constraints.
Prime Abidjan areas maintain low vacancy rates of 5-10% due to sustained demand and limited quality housing supply. Luxury properties in Cocody, Plateau, and Riviera experience particularly low vacancy due to consistent expatriate and high-income local demand exceeding available inventory.
Suburban and older districts show higher vacancy rates reaching 18% or more for larger units. These areas face competition from newer developments and may lack modern amenities demanded by contemporary tenants, resulting in longer vacancy periods and pressure on rental rates.
Coastal and tourist zones experience seasonal vacancy fluctuations, with high occupancy during peak tourism months and potential vacancy increases during off-seasons. However, strong overall demand from both residents and visitors maintains reasonable annual occupancy rates for well-positioned properties.
Property type significantly influences vacancy patterns, with studios and 1-bedroom apartments maintaining lower vacancy due to strong demand from young professionals and expatriates. Larger family homes may experience longer vacancy periods due to limited tenant pools capable of affording higher rents and preferring ownership when possible.
New developments in emerging areas initially face higher vacancy as markets develop, but established neighborhoods with proven tenant demand demonstrate consistently lower vacancy rates supporting stable rental income streams.
What are average yields today and how have rents changed over recent years?
Ivory Coast's rental market demonstrates strong yield performance with positive growth trends supporting investor confidence as of September 2025.
Current average gross yields range from 6-8% in prime Abidjan locations, with some suburban and coastal properties achieving yields near 7-8%. These returns significantly outperform many other African markets and provide attractive income streams for property investors focused on cash flow generation.
Rent growth over the past year shows 3-7% increases in Abidjan, driven by continued urbanization, population growth, and limited housing supply. Coastal areas experienced stable pricing with slight decreases in some locations due to environmental concerns and infrastructure challenges affecting property values.
Five-year trends reveal substantial appreciation, with rents and property prices in Abidjan increasing 20-30% since 2020. This growth reflects Ivory Coast's economic expansion, urban development, and increasing middle-class purchasing power creating sustained demand for quality rental properties.
Rental yields in Abidjan have remained resilient throughout this appreciation period due to supply shortages preventing yield compression typically seen in rapidly appreciating markets. The combination of price growth and stable yields demonstrates the market's fundamental strength and supply-demand imbalance favoring property owners.
Secondary cities have shown more modest growth with some experiencing plateaued conditions, though overall national trends remain positive for rental property investment across multiple market segments.
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What are the smartest investment choices and future forecasts for Ivory Coast real estate?
Strategic investment opportunities in Ivory Coast focus on emerging growth areas and proven rental demand segments with strong future prospects.
Smartest current investments target Abidjan's developing districts including Bingerville and outer Riviera areas, where infrastructure improvements and urban expansion create appreciation potential while maintaining attractive current yields. These areas offer better value than established premium districts while benefiting from Abidjan's economic growth.
Short-term vacation and expatriate rental properties in city centers and coastal zones present compelling opportunities, supported by growing tourism infrastructure and continued expatriate presence. Hotel and Airbnb markets show expansion potential as Ivory Coast develops its tourism sector and business travel increases.
One-year forecasts project continued rent and property value increases of 3-7% in Abidjan, driven by population growth, economic expansion, and ongoing housing supply constraints. Infrastructure investments and urban development projects support optimistic near-term market performance expectations.
Five-year projections indicate sustained urbanization trends, government infrastructure spending, and population pressure will drive continued rent and price inflation. Rental yields are expected to stabilize near 7% as market maturity balances supply and demand dynamics while maintaining attractive returns for investors.
Ten-year outlook positions Abidjan as a leading African investment destination due to sustained demand and economic growth prospects. Key risks include affordability challenges for local populations and building quality concerns requiring careful property selection and management practices.
Compared to other major African cities, Abidjan's yields of 6-8% substantially outperform markets like Dakar, Accra, and Johannesburg, which typically achieve 4-6% returns. This yield advantage, combined with growth prospects, supports Ivory Coast's position as a premier African real estate investment destination.
It's something we develop in our Ivory Coast property pack.
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 stands out for high rental yields, strong price appreciation, and a robust rental market driven by population pressure, making it appealing to both local and international investors and renters.
The combination of attractive yields, growing demand, and limited quality housing supply positions Ivory Coast as one of Africa's most promising rental markets for property investors seeking both income and appreciation potential.
Sources
- Wise Cost of Living - Abidjan
- Numbeo Property Investment - Ivory Coast
- TheAfricanVestor - Abidjan Price Forecasts
- TheAfricanVestor - Ivory Coast Real Estate Forecasts
- Expatistan - Ivory Coast Cost of Living
- TheAfricanVestor - Abidjan Property Market
- TheAfricanVestor - Buying Property in Ivory Coast
- TheAfricanVestor - Ivory Coast Real Estate Trends