Buying a property in Brazzaville: a complete guide

All sources have been thoroughly verified for credibility. Furthermore, a local real estate expert has reviewed and approved the final article.

Yes, the analysis of Brazzaville's property market is included in our pack

Thinking of investing in real estate in Brazzaville? You're not alone!

Many people are intrigued by Brazzaville's African charm and dream of owning a comfortable villa or a modern apartment in this city.

Would it be a profitable investment, though? Are property prices increasing in Brazzaville? What is the price per sqm? Should you consider investing in Centre-Ville or Poto-Poto? What are the property taxes? What yields can I expect?

We know the answers.

At TheAfricanvestor, we know this market like the back of our hand. Actually, we've put all our findings together in a pack. Get it now.

In this article, get ready to receive valuable insights from us.

How's the real estate market in Brazzaville?

What's happening with the property market? Some say it's going up, others say it's going down. Our approach is distinct—we rely on fresh data and stats to reach the correct conclusions.

Property types

In Brazzaville, you can find various types of properties for sale, including apartments, houses, condos, and land plots.

Apartments are typically found in multi-story buildings and offer different sizes to suit your needs. Houses provide more space and privacy, ranging from cozy single-family homes to larger, more luxurious options. Condos often come with shared amenities and are a mix of apartment and house features.

If you're looking to build your own space, there are land plots available where you can construct a custom home.

Better to buy or rent?

(In case you want it for yourself, not for rental purposes)

If Brazzaville is your city of choice, you may be contemplating whether to buy or rent a property in this vibrant African capital.

Obviously, it's better to buy if you are looking for long-term stability and the potential for increased financial and personal equity.

Our advice? Use the property price-to-rent ratio as your decision-making compass. It's a simple way to gauge the impact of rental earnings on covering the property's cost.

According to Numbeo, the property price-to-rent ratio in Brazzaville is around 92.83, which is one of the highest in the world.

If the ratio is high, it indicates that buying properties are more expensive in the short term compared to renting. However, buying can still be a viable option if you plan to live in the property for an extended period or if you believe property values will increase significantly over time.

Property prices in Brazzaville

On average, according to the last data from Central Bank of Congo, buying a property in Brazzaville would cost you around $1,250 per square meter.

It's just an average. A villa in the diplomatic district of Brazzaville might have a different price per square meter than an apartment. We actually give you a more detailed breakdown in our pack for buying property in Brazzaville and in Congo-Brazzaville.

To put things in perspective, it is 15 times less (yes, you read it correctly) than the prices in the center of New York.

Also, housing prices in Brazzaville are 67% cheaper than in Kinshasa.

The most expensive neighbourhoods in Brazzaville are probably the ones located in the city centre, while the cheapest are likely to be located on the outskirts.

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Trends

First you have to know that, unfortunately, today, Congo-Brazzaville is far from being a stable country. The last Fragile State Index reported for this place is 92.2.

This is important to remember when wondering if it's a good investment to buy a property in Brazzaville.

If we look at more data, we can see that, according to the IMF’s forecasts, Congo-Brazzaville's economy is expected to soar by 30.4% in the coming 5 years, resulting in an average GDP growth rate of 6.1%.

If you want to invest in real estate in Brazzaville it's a good thing because, when people experience an increase in wealth, it typically translates to a surge in housing costs.

These are positive signals showing that property prices in Brazzaville might increase in 2024 and during the coming years.

Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in Congo-Brazzaville right now.

Buying property in Brazzaville

Buying real estate in Brazzaville can be difficult due to the lack of reliable and up-to-date information. That's why we have created the pack to buy property in Brazzaville and in Congo-Brazzaville.

Buying process

In the pack of documents we have built, we've covered everything about buying a property, from the contacts you'll need to the taxes that need to be paid, and even where to look for available properties.

Now, we're presenting a simpler version to make it easier for you to understand and follow along.

This is the step-by-step process to purchase a property in Brazzaville:

1. Research the property market and zoning regulations specific to Brazzaville.
2. Engage a notary and sign a preliminary sales agreement (Compromis de Vente).
3. Obtain a "Certificat d'Urbanisme" for property development potential.
4. Finalize financing options and secure a mortgage from a Congolese bank.
5. Complete the "Etat des Lieux," a detailed property survey report.
6. Sign the final sales agreement (Acte de Vente) before the notary.
7. Pay the necessary deposit (usually 10% of the property price) to the seller.
8. Register the sale with the Land Registry (Conservation Foncière).
9. Pay the applicable property transfer taxes and fees.
10. Obtain the property title deed (Titre Foncier) from the Land Registry.
11. Finalize outstanding payments to the seller as per the agreed terms.
12. Transfer ownership officially, and the notary provides the "Attestation de Propriété," receiving the keys to the property.

Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in Congo-Brazzaville.

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What you can get

As mentioned before, the average price per sqm in Brazzaville is $1,250. To give you an idea of costs, a one-bedroom property spanning 60 square meters would be priced at approximately $75,000, and a two-bedroom with 85 square meters would be around $106,000.

However, prices will differ based on the attributes of the property and its specific location.

High-end property locations in Brazzaville often come with higher prices. An apartment in Centre-Ville might be about $140,000, while an apartment in Gascogne could cost around $130,000.

On the other hand, some areas are more budget-friendly. You may find a residence in Talangaï for $120,000, or a residence in Madibou priced only at $80,000.

Find a more detailed price list in our full pack for buying property in Congo-Brazzaville.

Common mistakes

Here are the main pitfalls when buying a property in Brazzaville, Republic of Congo:

• Ambiguous land tenure system and potential conflicting claims.
• Risk of informal settlements and unauthorized constructions.
• Uncertain ownership due to customary land practices.
• Frequent changes in property laws and regulations.
• Difficulty in obtaining accurate property surveys and cadastral data.
• Lack of formal property registration in certain areas.
• Limited availability of reliable property valuations and market data.
• Possible challenges with local customs and community objections.

We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.

Everything you need to know is included in our Republic of the Congo Property Pack

Living in Brazzaville

Living in Brazzaville offers a unique experience of African culture, urban amenities, and a vibrant atmosphere, making it an ideal location to invest in property.

Cost of living

The cost of living in Brazzaville is relatively low. Prices for basic goods and services are generally lower than in most western countries.

Here are some examples to better understand the cost of living in Brazzaville, Republic of the Congo:

• Dodo (local beer): $2 for a 0.65L bottle at a neighborhood bar.
• Rent for a one-bedroom apartment in Poto-Poto neighborhood: $900/month.
• Foutou (traditional Congolese dish) for two at a local eatery: $30.
• 1.5-liter bottle of Savonnerie du Congo mineral water: $1 at a supermarket.
• Electricity bill for an 85m² apartment using SNE (National Electricity Company): $120/month.
• Monthly membership at Fitness Club Brazzaville: $50.
• Ticket to a movie at Olympia Cinema: $8.
• Cup of Sodabi (local palm wine) at a traditional market: $3.

Neighbourhoods

We like to give information in an easy-to-understand way. That's why we made a table that shows the different areas in Brazzaville. For yields, prices and rents, check our property pack.

Life in Brazzaville

The economy of Brazzaville is largely driven by the oil and gas industry, which accounts for around 80% of government revenue. Despite this, the city suffers from high poverty and unemployment rates, and is heavily reliant on foreign aid and investments.

What expats usually like the most in Brazzaville is the vibrant culture, including the lively markets, traditional cuisine, and colorful festivals. Additionally, expats enjoy the natural beauty of the Congo River and the nearby rainforest.

A good point for a property investor - there is a public bus system in Brazzaville known as the Transco Express.

A negative point: access to healthcare in Brazzaville is limited due to a lack of resources and infrastructure.

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Renting out in Brazzaville

If you're considering purchasing property solely for renting and earning income, you'll find valuable information in this section.

Long-term

Tenant Profiles in Brazzaville

If you decide to buy and rent out to long-term tenants, you should target young professionals, expats, and families looking for a secure and comfortable living environment. Brazzaville also has a large student population, so student housing could be a viable option for landlords.

Here is a little summary table we've made for you.

Rental yields

As of today, rental yields in Brazzaville are quite low, below 2% that's for sure. Among other things, this low performance can be explained by the limited availability of rental properties in Brazzaville due to the low population density.

Apartments in the city centre tend to have the highest rental yields in Brazzaville due to the high demand for centrally-located rental properties from both locals and expats. Additionally, larger properties with more bedrooms are also attractive to tenants and tend to have higher yields.

For further explanation and a more detailed breakdown, you can check the reports and analyses we have made.

Short-term

You could also decide to rent short-term to business travelers, tourists, and expats living in Brazzaville. Additionally, you could rent to students attending one of the universities in the city.

If you decide to go with that option, look for properties in the Plateaux district, as it is the most popular area for short-term rentals. The Moungali district is also a great area to find properties to rent out, as it is close to the city centre and has many amenities.

Is it worth buying real estate in Brazzaville then?

Buying a property in Brazzaville is a decision that largely hinges on your risk tolerance and specific goals. If you're seeking long-term stability and the potential for increased equity, then it could make sense. Brazzaville's property market offers comparatively affordable prices, and positive economic indicators, like projected GDP growth, hint at future price increases. For those planning to reside in the city for an extended period, property ownership can be an attractive option.

Additionally, if you're looking to target specific tenant profiles for rental income, such as young professionals, expats, or students, there are opportunities. The low cost of living in Brazzaville can also be appealing for those seeking affordable living expenses.

However, there are significant drawbacks to consider. The foremost concern is the political and economic instability in Congo-Brazzaville, as indicated by its high Fragile State Index rating. This instability poses substantial risks to property investments. Rental yields are currently quite low due to limited rental property availability and low population density, making it less enticing for investors primarily interested in generating rental income.

Navigating Brazzaville's property market can be challenging due to the lack of reliable information, potential ownership disputes, changing regulations, and the risk of informal settlements. Access to healthcare is limited, which can be a significant concern for those prioritizing healthcare services. Furthermore, there's the ever-present risk of informal settlements and unauthorized constructions, which can lead to property disputes and legal issues.

In conclusion, while there are opportunities in Brazzaville's property market, it's crucial to weigh these against the substantial risks and uncertainties associated with investing in a politically and economically unstable region. Thorough research, expert advice, and a clear understanding of your individual investment goals are essential before taking the plunge into the Brazzaville property market.

Make sure you understand the real estate market in Brazzaville

Don't rush into buying the wrong property in Congo-Brazzaville. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

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The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.