Authored by the expert who managed and guided the team behind the Republic of the Congo Property Pack
Everything you need to know before buying real estate is included in our The Republic of the Congo Property Pack
Buying a house in Congo-Brazzaville as a foreigner can feel overwhelming, especially when reliable price data is hard to find.
This guide breaks down actual house prices, neighborhood comparisons, and hidden costs so you know exactly what to expect in 2026.
We constantly update this blog post with the latest market data and pricing trends.
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.
How much do houses cost in Congo-Brazzaville as of 2026?
What's the median and average house price in Congo-Brazzaville as of 2026?
As of early 2026, the median asking price for a house in Congo-Brazzaville sits around 70 million XAF (roughly $117,000 USD or €107,000 EUR), while the average asking price is higher at about 105 million XAF ($175,000 USD or €160,000 EUR).
The typical price range that covers roughly 80% of house sales in Congo-Brazzaville runs from 25 million to 200 million XAF ($42,000 to $333,000 USD or €38,000 to €305,000 EUR), which reflects the wide variety of properties available across the city.
The gap between the median and average prices in Congo-Brazzaville reveals a market with a small number of expensive villas in prime areas like Bacongo and Centre-Ville that pull the average up, while most buyers purchase more modest houses in outer neighborhoods.
At the median price of 70 million XAF in Congo-Brazzaville, a buyer can expect a basic 3-bedroom house in a semi-central neighborhood like Moungali or outer Talangaï, with functional but not luxury finishes, and likely some maintenance needs typical of older Brazzaville housing stock.
What's the cheapest livable house budget in Congo-Brazzaville as of 2026?
As of early 2026, the minimum budget for a livable house in Congo-Brazzaville is around 25 to 35 million XAF ($42,000 to $58,000 USD or €38,000 to €53,000 EUR), though you need to inspect carefully at this price point.
"Livable" at this entry-level price in Congo-Brazzaville typically means a smaller 2 to 3-bedroom house with basic finishes, functional plumbing and electricity, but possibly requiring generator backup and water storage due to utility reliability issues common throughout Brazzaville.
The cheapest livable houses in Congo-Brazzaville are usually found in outer neighborhoods like Djiri, Madibou, outer sections of Talangaï, and the fringes of Mfilou, where land is more affordable but road access and infrastructure can be inconsistent.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Congo-Brazzaville here.
How much do 2 and 3-bedroom houses cost in Congo-Brazzaville as of 2026?
As of early 2026, a typical 2-bedroom house in Congo-Brazzaville costs around 30 to 55 million XAF ($50,000 to $92,000 USD or €46,000 to €84,000 EUR), while a typical 3-bedroom house runs from 45 to 85 million XAF ($75,000 to $142,000 USD or €69,000 to €130,000 EUR).
The realistic price range for a 2-bedroom house in Congo-Brazzaville spans from 25 million to 70 million XAF ($42,000 to $117,000 USD or €38,000 to €107,000 EUR), depending heavily on whether the property has reliable utilities and paved road access.
For a 3-bedroom house in Congo-Brazzaville, the realistic price range extends from 35 million to 110 million XAF ($58,000 to $183,000 USD or €53,000 to €168,000 EUR), with the higher end representing homes in better-serviced neighborhoods like central Moungali or parts of Bacongo.
Moving from a 2-bedroom to a 3-bedroom house in Congo-Brazzaville typically adds a premium of around 35% to 55%, though in Brazzaville the location and infrastructure quality often matter more to buyers than the extra bedroom alone.
How much do 4-bedroom houses cost in Congo-Brazzaville as of 2026?
As of early 2026, a typical 4-bedroom house in Congo-Brazzaville costs between 70 million and 150 million XAF ($117,000 to $250,000 USD or €107,000 to €229,000 EUR), with the wide range reflecting differences in location and finish quality.
For a 5-bedroom house in Congo-Brazzaville, the realistic price range runs from 90 million to 300 million XAF ($150,000 to $500,000 USD or €137,000 to €457,000 EUR), as these larger homes are typically villas in expat-preferred areas with better security and services.
A 6-bedroom house in Congo-Brazzaville generally starts at 150 million XAF and can exceed 300 million XAF ($250,000 to over $500,000 USD or €229,000 to €457,000+ EUR), with luxury villas in prime locations like Bacongo or Centre-Ville commanding the highest prices.
Please note that we give much more detailed data in our pack about the property market in Congo-Brazzaville.
How much do new-build houses cost in Congo-Brazzaville as of 2026?
As of early 2026, a typical new-build house in Congo-Brazzaville costs roughly 80 million to 135 million XAF ($133,000 to $225,000 USD or €122,000 to €206,000 EUR) for a standard 3 to 4-bedroom property, depending on location and specifications.
New-build houses in Congo-Brazzaville carry a premium of about 15% to 30% compared to older resale houses in the same area, because buyers pay extra to avoid hidden rehabilitation costs for roofing, drainage, wiring, and water storage that plague older Brazzaville properties.
How much do houses with land cost in Congo-Brazzaville as of 2026?
As of early 2026, a house with significant land in Congo-Brazzaville typically costs 130 million to 220 million XAF ($217,000 to $367,000 USD or €198,000 to €335,000 EUR) for a 4-bedroom property, representing a substantial premium over similar houses on smaller plots.
In Congo-Brazzaville, a "house with land" typically means a property on a plot of 600 to 1,200 square meters, compared to the more compact urban plots of 200 to 400 square meters that are common in densely built neighborhoods like Poto-Poto or inner Talangaï.
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Where are houses cheapest and most expensive in Congo-Brazzaville as of 2026?
Which neighborhoods have the lowest house prices in Congo-Brazzaville as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Congo-Brazzaville are Djiri, Madibou, the outer sections of Talangaï, and the fringes of Mfilou, all located in the city's peripheral growth corridors.
In these cheapest neighborhoods of Congo-Brazzaville, a livable house typically costs between 25 million and 60 million XAF ($42,000 to $100,000 USD or €38,000 to €91,000 EUR), though prices depend heavily on road access and proximity to functional infrastructure.
The main reason these Congo-Brazzaville neighborhoods have the lowest prices is not just distance from the center, but the combination of unpaved access roads, higher flood and erosion risk, and the need for backup generators and water storage due to unreliable utility connections in these expanding periphery zones.
Which neighborhoods have the highest house prices in Congo-Brazzaville as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Congo-Brazzaville are Bacongo (especially the well-serviced pockets near the riverfront), Centre-Ville and the Plateau administrative core, and select premium sections of Moungali near embassies and international offices.
In these most expensive Congo-Brazzaville neighborhoods, a typical house costs between 90 million and 220 million XAF ($150,000 to $367,000 USD or €137,000 to €335,000 EUR), with luxury villas commanding prices well above 300 million XAF.
The main reason these neighborhoods command the highest prices in Congo-Brazzaville is their combination of reliable electricity and water supply, paved roads with proper drainage, proximity to international schools and embassies, and established security services that reduce the "hidden costs" common elsewhere in Brazzaville.
The typical buyers in these premium Congo-Brazzaville neighborhoods are senior diplomats, executives with international oil companies and NGOs, successful local business owners, and long-term expats who prioritize daily reliability over maximizing space or land size.
How much do houses cost near the city center in Congo-Brazzaville as of 2026?
As of early 2026, a typical house near the city center of Congo-Brazzaville, specifically in the Centre-Ville, Plateau, and central Bacongo areas, costs between 90 million and 200 million XAF ($150,000 to $333,000 USD or €137,000 to €305,000 EUR) for a 3 to 4-bedroom property.
Houses near major transit routes in Congo-Brazzaville, meaning properties with direct access to the main paved arteries that connect neighborhoods, typically cost 10% to 20% more than comparable houses on difficult access roads, reflecting the practical value of reliable daily commuting in Brazzaville.
For houses near top-rated schools in Congo-Brazzaville, specifically around the Lycée International Français Saint-Exupéry and the American International School Brazzaville, prices typically range from 100 million to 180 million XAF ($167,000 to $300,000 USD or €152,000 to €274,000 EUR), as expat families pay a premium for predictable commutes.
Houses in expat-popular areas of Congo-Brazzaville, particularly Bacongo, the Centre-Ville/Plateau zone, and select pockets of Moungali near international institutions, range from 90 million to 200+ million XAF ($150,000 to $333,000+ USD or €137,000 to €305,000+ EUR), with strong overlap with school-proximity pricing.
We actually have an updated expat guide for Congo-Brazzaville here.
How much do houses cost in the suburbs in Congo-Brazzaville as of 2026?
As of early 2026, a typical house in the suburban and peri-urban areas of Congo-Brazzaville costs between 35 million and 90 million XAF ($58,000 to $150,000 USD or €53,000 to €137,000 EUR) for a 3 to 4-bedroom property, offering more space per franc than central locations.
The typical price difference between suburban houses and city-center houses in Congo-Brazzaville is roughly 40% to 60% lower for comparable bedroom counts, though this discount comes with trade-offs in road quality, utility reliability, and daily commute times.
The most popular suburbs for house buyers in Congo-Brazzaville are the developing sections of Djiri (for new construction), Madibou (for larger plots), and the outer parts of Talangaï and Mfilou that sit along improving road corridors but remain more affordable than central neighborhoods.
What areas in Congo-Brazzaville are improving and still affordable as of 2026?
As of early 2026, the top improving yet affordable areas for house buyers in Congo-Brazzaville are select sections of Talangaï, Mfilou, and Madibou, particularly streets benefiting from new drainage works and road upgrades funded by government and international development programs.
Current typical house prices in these improving Congo-Brazzaville areas range from 35 million to 75 million XAF ($58,000 to $125,000 USD or €53,000 to €114,000 EUR), still well below the 90+ million XAF common in established central neighborhoods.
The main sign of improvement driving buyer interest in these Congo-Brazzaville areas is active flood and erosion control infrastructure work, as World Bank-supported resilience projects are reducing the chronic drainage problems that previously made these neighborhoods risky, allowing property values to rise as livability improves.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Congo-Brazzaville right now?
What are typical buyer closing costs for houses in Congo-Brazzaville right now?
Typical total closing costs for house buyers in Congo-Brazzaville range from 8% to 18% of the purchase price, with most transactions landing between 10% and 15% depending on property value and documentation complexity.
The main closing cost categories in Congo-Brazzaville include registration and transfer duties (the largest at around 8% to 15%), notary and legal drafting fees (roughly 1% to 3% or 500,000 to 2 million XAF, which is $830 to $3,330 USD or €760 to €3,050 EUR), document legalization costs, and sometimes agent commissions of 3% to 5%.
The single largest closing cost for house buyers in Congo-Brazzaville is the registration and transfer duty, which can reach up to 15% of the declared transaction value, making it one of the higher transaction-cost markets in Central Africa.
We cover all these costs and what are the strategies to minimize them in our property pack about Congo-Brazzaville.
How much are property taxes on houses in Congo-Brazzaville right now?
Annual property tax on a house in Congo-Brazzaville typically runs between 0.5% and 2% of an administrative assessed value, which often works out to roughly 300,000 to 2 million XAF per year ($500 to $3,330 USD or €460 to €3,050 EUR) for a typical middle-market house.
Property tax in Congo-Brazzaville is calculated based on a cadastral or administrative rental value set by local authorities, not the actual market price, so the assessed base is usually lower than what you paid, though assessment practices can vary and buyers should request prior tax receipts during due diligence.
If you want to go into more details, we also have a page with all the property taxes and fees in Congo-Brazzaville.
How much is home insurance for a house in Congo-Brazzaville right now?
Annual home insurance for a typical owner-occupied house in Congo-Brazzaville costs roughly 150,000 to 600,000 XAF per year ($250 to $1,000 USD or €230 to €915 EUR), with higher premiums for large villas, valuable contents, or properties in flood-prone zones.
The main factors affecting home insurance premiums in Congo-Brazzaville include the property's location and flood/erosion exposure, construction quality and age, security measures like walls and guards, and the insurer's claims experience in your specific neighborhood, which varies significantly across Brazzaville.
What are typical utility costs for a house in Congo-Brazzaville right now?
Total monthly utility costs for a typical house in Congo-Brazzaville run between 40,000 and 125,000 XAF ($67 to $208 USD or €61 to €191 EUR) for grid-supplied electricity, water, and internet, though costs rise significantly if you rely heavily on generator backup.
Breaking this down for houses in Congo-Brazzaville: electricity from E2C costs roughly 15,000 to 60,000 XAF per month ($25 to $100 USD) but generator fuel can double or triple that, water from SNDE/LCDE runs 8,000 to 25,000 XAF per month ($13 to $42 USD), and internet/mobile packages cost 15,000 to 40,000 XAF per month ($25 to $67 USD).
What are common hidden costs when buying a house in Congo-Brazzaville right now?
Common hidden costs that house buyers in Congo-Brazzaville often overlook can total 3 million to 10+ million XAF ($5,000 to $17,000+ USD or €4,500 to €15,000+ EUR), including documentation cleanup, infrastructure upgrades, and utility reliability investments.
Typical inspection fees for purchasing a house in Congo-Brazzaville include structural and drainage checks at 150,000 to 400,000 XAF ($250 to $670 USD), electrical and plumbing inspections at 100,000 to 250,000 XAF ($170 to $420 USD), and boundary surveys at 250,000 to over 1 million XAF ($420 to $1,670+ USD), especially if there are disputes or remarking is needed.
Other common hidden costs beyond inspections when buying a house in Congo-Brazzaville include documentation cleanup and title verification legal work, flood and erosion mitigation like retaining walls, utility reliability upgrades such as generators, inverters, and water storage tanks, security improvements including walls, gates, and guard arrangements, and road access improvements if the last stretch to your property is unpaved.
The hidden cost that tends to surprise first-time house buyers the most in Congo-Brazzaville is the utility reliability investment, because even after buying a house with "connected" electricity and water, many owners end up spending 2 to 5 million XAF ($3,300 to $8,300 USD) on generators, batteries, and water storage just to make daily life predictable.
You will find here the list of classic mistakes people make when buying a property in Congo-Brazzaville.
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What do locals and expats say about the market in Congo-Brazzaville as of 2026?
Do people think houses are overpriced in Congo-Brazzaville as of 2026?
As of early 2026, the general sentiment among both locals and expats in Congo-Brazzaville is that well-serviced houses in prime areas feel expensive for what you get structurally, because you are largely paying for reliability of utilities, security, and road access rather than for square meters or finishes.
Houses in Congo-Brazzaville typically stay on the market for 1 to 4 months if priced near market value, while overpriced properties or those with documentation issues or difficult access can linger for 6 months or longer before sellers adjust their expectations.
The main reason expats give for feeling house prices are high in Congo-Brazzaville is that a "normal" looking house in Bacongo or Centre-Ville costs nearly as much as a better-finished property in some European secondary cities, yet still requires backup generators and careful water management.
Compared to one or two years ago, sentiment on house prices in Congo-Brazzaville has become more cautious, with the 5% to 9% nominal price growth of 2024 slowing down and buyers expecting stabilization or only modest increases in 2026, especially outside the prime central neighborhoods.
You'll find our latest property market analysis about Congo-Brazzaville here.
Are prices still rising or cooling in Congo-Brazzaville as of 2026?
As of early 2026, house prices in Congo-Brazzaville are showing a mixed pattern: well-located, well-documented properties in prime areas like Bacongo and Poto-Poto continue to hold value or rise modestly, while houses in peripheral or higher-risk areas face softer demand and some price pressure.
The estimated year-over-year house price change in Congo-Brazzaville is around 5% to 9% nominally, but after adjusting for local inflation, real price gains are closer to 1% to 4%, representing a cooling from the stronger growth seen in 2023 and early 2024.
Over the next 6 to 12 months, experts and local agents expect Congo-Brazzaville house prices to stabilize overall, with continued modest appreciation of 3% to 7% in improving neighborhoods like Talangaï and Djiri where infrastructure investments are underway, while the broader market faces macroeconomic headwinds from oil price uncertainty.
Finally, please note that we have covered property price trends and forecasts for Congo-Brazzaville here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Congo-Brazzaville. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 |
|---|---|---|
| IMF Republic of Congo Staff Report | Top-tier institution with heavily data-driven country reports. | We used it to ground the macro context like inflation and financing conditions. We also checked our market trend claims against official economic conditions. |
| World Bank Congo Urban Resilience | Official project data with transparent documentation on infrastructure. | We used it to explain flood and erosion risk that affects neighborhood pricing. We identified where upgrading investments may shift property desirability. |
| UN-Habitat Congo Programme | UN lead agency for urban development and housing policy. | We used it for housing and urbanization framing on serviced land pressure. We kept our Brazzaville-specific insights grounded in credible urban realities. |
| Housing Finance Africa Congo Profile | Specialized research organization widely cited in African housing analysis. | We used it to validate structural housing shortages and serviced land constraints. We avoided overfitting conclusions from online listings alone. |
| World Bank Doing Business Congo | Standardized, comparable dataset on property registration processes. | We used it to frame property registration friction for buyer budgeting. We estimated closing costs and administrative steps more accurately. |
| UNICONGO Tax Code (CGI Tome II) | Employers' federation hosting practitioner-used fiscal texts. | We used it as our primary reference for property transfer duties. We translated complex tax code into simple buyer budgeting ranges. |
| CoinAfrique Listings | Major classifieds marketplace with large listing volume in Francophone Africa. | We sampled asking prices for houses by bedrooms and neighborhoods. We used listing ages as a rough proxy for time-on-market trends. |
| BazarAfrique Congo Listings | Regional classifieds site with Congo-specific real estate inventory. | We cross-checked asking price levels, especially for villas and larger houses. We confirmed our price ranges were not driven by a single platform. |
| Expat.com Brazzaville | Long-running expat platform where listings target foreign buyers. | We used it as a third market signal for price bands and expat zones. We kept neighborhood examples concrete and recognizable to international buyers. |
| Banque de France CFA Peg | Official central bank source explaining the CFA-euro currency peg. | We used it to convert and compare prices consistently between XAF and EUR. We explained why exchange rate volatility is not the main risk for buyers. |
| E2C (Energie Electrique du Congo) | National electricity utility and operator website. | We used it to anchor who the electricity counterpart is for connection issues. We informed utility budgeting assumptions including generator backup needs. |
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