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Everything you need to know before buying real estate is included in our The Republic of the Congo Property Pack
This guide covers the current housing prices in Congo-Brazzaville, giving you a clear picture of what properties cost across different neighborhoods and property types.
We constantly update this blog post with the latest data so you always have access to fresh, reliable information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Congo-Brazzaville.
Insights
- The median home price in Brazzaville sits around 100 million XAF (about $180,000), but outer neighborhoods like Mfilou and Djiri offer entry points 60% lower than central areas.
- Congo-Brazzaville has extremely low mortgage penetration, meaning most buyers pay cash, which gives them stronger negotiating power and typically results in 10% discounts off asking prices.
- New construction in Brazzaville commands a 20% premium over older homes, largely because new builds include reliable utilities and modern security features that older properties lack.
- Price per square meter in Centre-Ville can reach 1.2 million XAF, while peripheral neighborhoods like Ngamakosso average just 150,000 to 280,000 XAF per square meter.
- Over the past decade, Brazzaville housing prices have risen about 40% in nominal terms, but only 10 to 15% when adjusted for inflation.
- Detached houses and villas make up roughly 55% of all residential listings in Brazzaville, reflecting local preferences for standalone properties with private yards.
- All-in transaction costs in Congo-Brazzaville can add 15% to 30% on top of the purchase price, including registration duties that can reach up to 15% of the property value.
- Small apartments in secure central buildings command the highest price per square meter because buyers pay a premium for location, security, and reliable services.
What is the average housing price in Congo-Brazzaville in 2026?
The median housing price is more telling than the average because it represents the middle point of all transactions, which means it is not skewed by a few very expensive or very cheap properties.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources that we manually double-checked.
The median housing price in the Congo-Brazzaville market in 2026 is approximately 100 million XAF, which converts to about $180,000 or around 152,000 euros. The average housing price is higher at around 120 million XAF (about $216,000 or 183,000 euros), pulled up by luxury properties.
About 80% of residential properties in Congo-Brazzaville in 2026 fall within a price range of 40 million to 250 million XAF, which is roughly $72,000 to $450,000 or 61,000 to 381,000 euros.
A realistic entry range in Congo-Brazzaville in 2026 is 25 to 45 million XAF (about $45,000 to $81,000 or 38,000 to 69,000 euros), which typically gets you an older 2-bedroom house of 70 to 90 square meters in neighborhoods like Ouenze or Mfilou with basic finishes.
Luxury properties in Congo-Brazzaville in 2026 typically range from 350 million to 900 million XAF (about $629,000 to $1.6 million or 534,000 to 1.4 million euros), which gets you a large villa of 300 to 500 square meters in Centre-Ville or Bacongo with generator backup, strong security, and staff quarters.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Congo-Brazzaville.
Are Congo-Brazzaville property listing prices close to the actual sale price in 2026?
Closed sale prices in Congo-Brazzaville are typically about 10% lower than listing prices, with variations ranging from 5% to 15% depending on the property.
This discount happens because comparable sale benchmarks are not widely published, so sellers often include negotiation room in their asking prices. The gap tends to be largest for properties that have sat on the market for months or when cash buyers can close quickly, as the limited mortgage market means sellers often prefer faster, more certain transactions.
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What is the price per sq m or per sq ft for properties in Congo-Brazzaville in 2026?
As of early 2026, the median housing price in Congo-Brazzaville is approximately 400,000 XAF per square meter (about $719 or 610 euros per square meter), which translates to roughly 37,200 XAF per square foot (about $67 or 57 euros per square foot). The average price per square meter is slightly higher at around 450,000 XAF (about $809 or 686 euros), or about 41,800 XAF per square foot (about $75 or 64 euros).
Small, well-finished apartments in secure central locations have the highest price per square meter in Congo-Brazzaville in 2026 because buyers pay a premium for location, security, and services, while large parcels with older structures in outer areas have the lowest price per square meter because the total surface often includes yard space that dilutes the calculation.
The highest price per square meter in Congo-Brazzaville in 2026 is found in Centre-Ville, Bacongo prime pockets, and Plateau areas, ranging from 650,000 to 1.2 million XAF per square meter. The lowest ranges are in outer neighborhoods like Mfilou, Ngamakosso, and Djiri, where prices typically fall between 150,000 and 300,000 XAF per square meter.
How have property prices evolved in Congo-Brazzaville?
Compared to January 2025, housing prices in Congo-Brazzaville have increased by about 6% in nominal terms, or roughly 3% when adjusted for inflation. This growth is mainly driven by persistent construction cost pressures, particularly for cement and building materials, combined with very limited new formal housing supply.
Looking back ten years to January 2016, prices in Congo-Brazzaville have risen approximately 40% in nominal terms, translating to about 10% to 15% in real terms after adjusting for inflation. This long-term increase reflects ongoing urban growth, a persistent housing deficit, and rising demand for well-titled, serviced properties in a market where most housing remains informal.
By the way, we've written a blog article detailing the latest updates on property price variations in Congo-Brazzaville.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Congo-Brazzaville.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Congo-Brazzaville 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.
How do prices vary by housing type in Congo-Brazzaville in 2026?
The estimated breakdown of property types in Congo-Brazzaville in 2026 is roughly 55% detached houses and villas, 15% compound-style parcels with multiple units, 10% apartments, 8% townhouses and duplexes, 7% studios and small units, and 5% new developer projects, reflecting strong local preference for standalone homes with private outdoor space.
Average prices by property type in Congo-Brazzaville as of the first half of 2026 are as follows: studios and small units average around 35 million XAF (about $63,000 or 53,000 euros), apartments average 90 million XAF (about $162,000 or 137,000 euros), townhouses and duplexes average 140 million XAF (about $252,000 or 213,000 euros), standard family houses average 110 million XAF (about $198,000 or 168,000 euros), compound parcels with multiple units average 180 million XAF (about $324,000 or 274,000 euros), and luxury villas average 600 million XAF (about $1.08 million or 915,000 euros).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Congo-Brazzaville in 2026?
New or high-specification homes in Congo-Brazzaville in 2026 command a premium of approximately 20% compared to older, comparable properties in the same area.
This premium exists because new builds come with reliable utility setups, modern layouts, and built-in security features, while older properties often require immediate renovation work and carry more uncertainty about title status and structural condition, plus rising construction material costs (especially cement) push new-build pricing higher.
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How do property prices vary by neighborhood in Congo-Brazzaville in 2026?
Centre-Ville in Brazzaville is the administrative and commercial core, featuring secure apartments and high-end villas near embassies and offices. Average prices here range from 200 to 900 million XAF (about $359,000 to $1.6 million), driven by the commute convenience, concentration of services, and strong security infrastructure.
Bacongo offers a mix of villas and multi-unit compounds in established neighborhoods with a central feel but slightly lower prices than Centre-Ville. Prices typically range from 120 to 600 million XAF (about $216,000 to $1.08 million), making it popular among expats and families who want space without sacrificing accessibility.
Ouenze is a value-oriented family neighborhood with prices ranging from 45 to 180 million XAF (about $81,000 to $323,000). This area attracts buyers looking for affordable 3-bedroom family houses and is a common entry point for first-time homeowners in Brazzaville.
You will find a much more detailed analysis by areas in our property pack about Congo-Brazzaville. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range (XAF / $) | Per sqm (XAF / $) | Per sqft (XAF / $) |
|---|---|---|---|---|
| Centre-Ville | Commute / Expat | 200M - 900M / $359k - $1.62M | 650k - 1.2M / $1,168 - $2,157 | 60k - 112k / $108 - $201 |
| Bacongo | Expat / Family | 120M - 600M / $216k - $1.08M | 500k - 1M / $899 - $1,797 | 46k - 93k / $84 - $167 |
| Plateau (15 ans) | Commute / Popular | 140M - 650M / $252k - $1.17M | 550k - 1.1M / $988 - $1,977 | 51k - 102k / $92 - $184 |
| Poto-Poto | Central / Mixed | 60M - 250M / $108k - $449k | 250k - 600k / $449 - $1,079 | 23k - 56k / $41 - $101 |
| Moungali | Family / Mixed | 70M - 280M / $126k - $503k | 300k - 650k / $539 - $1,168 | 28k - 60k / $50 - $108 |
| Ouenze | Value / Family | 45M - 180M / $81k - $323k | 220k - 450k / $395 - $809 | 20k - 42k / $37 - $75 |
| Makelekele | Value | 40M - 160M / $72k - $288k | 200k - 420k / $359 - $755 | 19k - 39k / $33 - $70 |
| Talangai | Suburban / Family | 50M - 200M / $90k - $359k | 230k - 500k / $413 - $899 | 21k - 46k / $38 - $84 |
| Mpila | Mixed / Rebuilding | 60M - 240M / $108k - $431k | 280k - 650k / $503 - $1,168 | 26k - 60k / $46 - $108 |
| Mfilou | Entry / Value | 25M - 90M / $45k - $162k | 150k - 300k / $270 - $539 | 14k - 28k / $25 - $50 |
| Ngamakosso | Entry / Value | 23M - 80M / $41k - $144k | 150k - 280k / $270 - $503 | 14k - 26k / $25 - $47 |
| Djiri | Outer / Value | 25M - 95M / $45k - $171k | 150k - 300k / $270 - $539 | 14k - 28k / $25 - $50 |
How much more do you pay for properties in Congo-Brazzaville when you include renovation work, taxes, and fees?
When buying property in Congo-Brazzaville in 2026, you should plan for total costs to be 15% to 30% higher than the purchase price, depending on registration duties, notary fees, and any renovation work needed.
For a property priced around $200,000 (about 111 million XAF) in Congo-Brazzaville, you might pay an additional 18% to 22% in extra costs, which translates to roughly $36,000 to $44,000 (20 to 24 million XAF) for registration duties, notary fees, agency fees, and light renovation work. This means your total outlay could reach $236,000 to $244,000.
For a property priced around $500,000 (about 278 million XAF) in Congo-Brazzaville, expect additional costs of around 22% to 25%, which means roughly $110,000 to $125,000 (61 to 70 million XAF) extra for duties, fees, and moderate renovation. Your total cost would land between $610,000 and $625,000.
For a property priced around $1,000,000 (about 557 million XAF) in Congo-Brazzaville, additional costs often run 25% to 28% because luxury properties typically require more extensive renovation and higher transaction fees, adding approximately $250,000 to $280,000 (139 to 156 million XAF) to bring your total investment to $1.25 to $1.28 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Congo-Brazzaville.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Congo-Brazzaville
| Expense | Category | Estimated Cost Range (XAF / $) |
|---|---|---|
| Registration and mutation duties | Taxes | These duties typically range from 5% to 15% of the property price, as specified in the Republic of Congo General Tax Code. For a 100 million XAF property, expect to pay 5 to 15 million XAF (about $9,000 to $27,000). The exact rate depends on property type and transaction structure. |
| Notary and administrative fees | Fees | Notary fees usually run 1% to 3% of the purchase price. For a 100 million XAF property, this means 1 to 3 million XAF (about $1,800 to $5,400). These cover document preparation, verification, and official registration. |
| Agency or intermediary fee | Fees | If you use a real estate agent, expect to pay 2% to 5% of the purchase price, which is often negotiable. For a 100 million XAF property, budget 2 to 5 million XAF (about $3,600 to $9,000). Some sellers include this in their asking price. |
| Light renovation | Renovation | Basic work like painting, minor repairs, and fixture updates typically costs 3 to 10 million XAF (about $5,400 to $18,000). We recommend budgeting for this even on properties described as move-in ready. Older properties usually need more work than sellers disclose. |
| Heavy renovation | Renovation | Major work including roof repairs, plumbing overhaul, or structural fixes can cost 15 to 60 million XAF (about $27,000 to $108,000). We see this most often with older villas and compound-style properties. Get a professional inspection before purchase to estimate accurately. |
| Utility reliability setup | Renovation | Installing a generator, water tanks, and basic security systems typically costs 2 to 20 million XAF (about $3,600 to $36,000). We strongly recommend this for properties outside central secure buildings. Power and water outages are common, so backup systems add significant value. |
We made this infographic to show you how property prices in Congo-Brazzaville compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Congo-Brazzaville in 2026 with different budgets?
With $100,000 (about 56 million XAF) in Congo-Brazzaville in 2026, this budget is tight for central or expat-friendly areas, but you could get an older 2-bedroom house of around 80 square meters in Mfilou, a small compound or parcel share of 120 to 180 square meters of land in Ngamakosso, or a simple 2 to 3 bedroom house of around 100 square meters in Djiri that needs light renovation work.
With $200,000 (about 111 million XAF) in Congo-Brazzaville in 2026, you could purchase a 3-bedroom family house of around 140 square meters in Ouenze in decent condition, a 2-bedroom apartment of about 80 square meters in Poto-Poto in a secure building if available, or a house with yard of around 160 square meters in Talangai with moderate finish.
With $300,000 (about 167 million XAF) in Congo-Brazzaville in 2026, your options include a renovated 3 to 4 bedroom house of around 180 square meters in Moungali with better finishes, a villa in a non-prime pocket of Bacongo of about 200 square meters with good security basics, or a small compound with 2 units on 250 to 350 square meters of land in Ouenze with rental potential.
With $500,000 (about 278 million XAF) in Congo-Brazzaville in 2026, you could buy a villa of 250 to 350 square meters in Bacongo that is existing but renovated with strong security, a prime townhouse or duplex of 220 to 300 square meters on the Centre-Ville fringe with high-end finishes, or a multi-unit parcel of 400 to 600 square meters in Moungali as an investment play.
With $1,000,000 (about 557 million XAF) in Congo-Brazzaville in 2026, you enter the premium bracket and could purchase a high-end villa of 350 to 500 square meters in Centre-Ville that is renovated or high-spec with generator and security, a prime Bacongo villa of around 400 square meters that is upgraded with staff quarters, or a trophy compound with multiple units in Centre-Ville or Bacongo that is corporate-ready.
With $2,000,000 (about 1.1 billion XAF) in Congo-Brazzaville in 2026, this is a true luxury bracket where listings are fewer and more bespoke, but you could find a large luxury villa of 600+ square meters in Centre-Ville that is fully serviced with backup power and water, a prime Bacongo estate-style compound with multiple residences, or a corporate-grade residential compound with high security and staff housing in a prime location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Congo-Brazzaville.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Congo-Brazzaville, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| BEAC (Bank of Central African States) | This is the issuing central bank for the XAF currency, making it the primary source on the fixed parity. | We used it to confirm the fixed peg of the CFA franc to the euro (1 EUR = 655.957 XAF). We applied this peg consistently to convert all XAF figures into euros. |
| Banque de France | This is an official institution that describes the CFA franc zone's monetary framework and peg. | We used it as independent confirmation of the EUR peg level. We cross-checked it against BEAC to ensure our currency conversions were accurate. |
| European Central Bank | The ECB is the official source for euro reference exchange rates. | We used it to anchor the USD conversion around late December 2025 as the closest observable benchmark. We converted XAF to EUR via the peg, then EUR to USD via the ECB rate. |
| World Bank | The World Bank compiles internationally comparable indicators from official and recognized statistical sources. | We used it to anchor recent inflation data for the Republic of Congo. We applied this to produce inflation-corrected comparisons for 1-year and 10-year price changes. |
| Africa Housing Finance Yearbook | This is a long-running, specialized research publication widely used in African housing finance that clearly references underlying sources. | We used it to explain market structure, including very low mortgage penetration and dominance of informal housing. We also used its concrete building-material cost examples to support our analysis of why prices are sticky. |
| Agentiz | This is a structured real estate marketplace that publishes an explicit on-page median statistic derived from its current listings. | We used it as a transparent, checkable anchor for current asking prices in Brazzaville, including its stated median value. We also used individual listing examples to verify plausible price-per-square-meter ranges. |
| Jiji Congo | This is a large classifieds marketplace with high listing volume, useful for observing real asking-price bands. | We used it to widen our realistic market range and cross-check that the mid-market and luxury bands we describe actually appear in publicly posted listings. We analyzed several sale examples with stated price and surface to triangulate ranges. |
| Republic of Congo General Tax Code | This is a published legal and tax document that is a primary source covering registration duties and property mutations. | We used it to ground the taxes and fees section in an official text rather than secondary sources. We referenced it to justify why all-in transaction costs can be significant, citing property-mutation duty language and percentage rates. |
| International Monetary Fund | The IMF provides macroeconomic data and analysis for member countries including the Republic of Congo. | We used it to cross-reference economic context and validate inflation trends. We checked their country reports to ensure our macro assumptions were consistent with international assessments. |
| World Bank Group | The World Bank offers comprehensive development data and country-specific economic indicators. | We used it to understand urbanization trends and housing deficit context. We referenced their data on urban population growth to explain long-term price pressures. |
| National Institute of Statistics (INS Congo) | This is the official government statistical agency for the Republic of Congo. | We consulted it for demographic and economic baseline data. We used population and household formation estimates to contextualize housing demand. |
| Africanews | This is a pan-African news outlet covering regional economic and real estate developments. | We monitored it for recent news affecting the Congo-Brazzaville property market. We used relevant articles to verify that no major market disruptions had occurred. |
| Jeune Afrique | This is a major French-language publication covering African business and economics. | We used it to gather context on economic conditions in Central Africa. We cross-referenced their reporting on construction sector trends. |
| Numbeo | Numbeo aggregates user-submitted cost of living and property price data from cities worldwide. | We used it as an additional data point to sanity-check rental and price-per-square-meter estimates. We compared their figures against our primary marketplace sources to identify any major discrepancies. |
| Global Property Guide | This publication tracks residential property markets in emerging economies. | We consulted it for comparative context on African housing markets. We used their methodology discussions to inform our own approach to estimating median prices. |
| Property Africa | This is a specialized portal covering real estate developments across African countries. | We reviewed it for market trend reports specific to Central Africa. We used their coverage to validate construction cost pressures mentioned in our analysis. |
| XE Currency Converter | XE is a widely used currency conversion tool with reliable exchange rate data. | We used it to verify spot exchange rates alongside ECB data. We cross-checked our USD and EUR conversions to ensure consistency. |
| OANDA | OANDA provides foreign exchange data used by businesses and financial institutions. | We consulted it as a secondary source for exchange rate validation. We used their historical rate data to confirm rate stability during our reference period. |
| African Development Bank | The AfDB provides economic research and development data for African countries. | We used their reports on infrastructure and housing finance in Central Africa. We referenced their analysis to explain why formal housing supply remains constrained. |
| United Nations | The UN provides authoritative demographic and urbanization data through UN-Habitat and other agencies. | We used UN urbanization projections for the Republic of Congo. We applied these to explain long-term housing demand pressures in Brazzaville. |
| Trading Economics | Trading Economics aggregates economic indicators from official sources for countries worldwide. | We used it to quickly access inflation and GDP data for the Republic of Congo. We verified these figures against World Bank and IMF primary sources. |
| Statista | Statista compiles statistics from reputable sources on various global topics including real estate. | We consulted it for comparative data on African property markets. We used their regional housing statistics to put Congo-Brazzaville prices in context. |
| CIA World Factbook | The World Factbook provides comprehensive country profiles with economic and demographic data. | We used it for baseline demographic and economic facts about the Republic of Congo. We referenced their data on urbanization rates and economic structure. |
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