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
If you're wondering how much rent costs in Congo-Brazzaville right now, you're in the right place.
We break down current rental prices, neighborhood comparisons, and what landlords and tenants should expect in 2026.
This article is updated regularly to reflect the latest market conditions in Brazzaville.
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
- Prime furnished apartments in Brazzaville command rents up to five times higher than mainstream unfurnished units, with expat-ready studios reaching XAF 1,400,000 per month compared to XAF 250,000 for basic studios.
- Backup power and water storage are the top rent boosters in Congo-Brazzaville because tenants pay a premium to avoid daily disruptions from utility outages.
- Vacancy rates in Brazzaville's expat-ready segment sit around 3% to 6%, while older peripheral stock can see vacancies of 10% to 15% due to pricing mismatches.
- Rent per square meter in Congo-Brazzaville ranges from XAF 6,000 in mainstream areas to XAF 20,000 in prime furnished properties, a gap that reflects the split between local and international tenant markets.
- Year-over-year rent growth in Congo-Brazzaville in 2026 is modest at 2% to 5%, kept in check by household affordability limits despite steady inflation.
- Properties near Université Marien Ngouabi in Brazzaville rent faster than average, often finding tenants within 20 to 30 days due to repeatable student and staff demand.
- Bacongo and central Poto-Poto neighborhoods attract the highest rents in Brazzaville because of their proximity to offices, the riverfront, and better infrastructure.
- Furnished rentals in Congo-Brazzaville carry a premium of 40% to 80% over unfurnished units, and this gap is even wider in the expat market segment.
- Peak rental demand in Brazzaville occurs in January through February and again in August through October, driven by new work assignments and academic cycles.
- Landlords in Congo-Brazzaville should budget 8% to 12% of annual rent for maintenance, with generator upkeep and plumbing fixes being the most common expenses.
What are typical rents in Congo-Brazzaville as of 2026?
What's the average monthly rent for a studio in Congo-Brazzaville as of 2026?
As of early 2026, the average monthly rent for a mainstream unfurnished studio in Congo-Brazzaville is around XAF 250,000 (about $410 USD or €380 EUR), though prime furnished studios in expensive areas can reach XAF 1,420,000 ($2,330 USD or €2,165 EUR).
Most studio rents in Congo-Brazzaville fall within a realistic range of XAF 210,000 to XAF 290,000 ($345 to $475 USD or €320 to €440 EUR) for unfurnished units in regular neighborhoods, while furnished expat-style studios start much higher.
The main factors that cause studio rents to vary in Congo-Brazzaville include whether the unit is furnished, the reliability of power and water supply, the neighborhood's proximity to central Brazzaville, and whether security features like guards or secure compounds are included.
What's the average monthly rent for a 1-bedroom in Congo-Brazzaville as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Congo-Brazzaville is around XAF 320,000 ($525 USD or €490 EUR) in the city center and XAF 217,000 ($355 USD or €330 EUR) outside the center.
A realistic rent range for most 1-bedroom apartments in Congo-Brazzaville spans from XAF 180,000 to XAF 400,000 ($295 to $655 USD or €275 to €610 EUR), depending on location and condition.
In Congo-Brazzaville, neighborhoods like Mfilou and Madibou tend to have the cheapest 1-bedroom rents, while central areas such as Bacongo and Poto-Poto command the highest prices due to better access and services.
What's the average monthly rent for a 2-bedroom in Congo-Brazzaville as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Congo-Brazzaville is around XAF 650,000 ($1,065 USD or €990 EUR) for a mainstream unfurnished unit, with furnished family-sized units reaching XAF 1,650,000 ($2,705 USD or €2,515 EUR) in expensive areas.
Most 2-bedroom rents in Congo-Brazzaville fall within a range of XAF 550,000 to XAF 800,000 ($900 to $1,310 USD or €840 to €1,220 EUR) for standard apartments, while prime furnished options sit much higher.
Peripheral neighborhoods like Mfilou and parts of Talangaï offer the most affordable 2-bedroom rents in Congo-Brazzaville, while Bacongo and central zones near Poto-Poto have the highest prices due to their convenience and expat appeal.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Congo-Brazzaville.
What's the average rent per square meter in Congo-Brazzaville as of 2026?
As of early 2026, the average rent per square meter in Congo-Brazzaville is around XAF 7,000 ($11.50 USD or €10.70 EUR) in mainstream areas and XAF 15,000 ($24.60 USD or €22.90 EUR) in prime furnished properties.
Across different neighborhoods in Congo-Brazzaville, rent per square meter ranges from XAF 6,000 to XAF 20,000 ($9.80 to $32.80 USD or €9.15 to €30.50 EUR), with the gap driven largely by furnishing level and service reliability.
Compared to other major cities in Central Africa, Congo-Brazzaville's rent per square meter is moderate, sitting below Libreville but above Kinshasa for similar property types.
In Congo-Brazzaville, property characteristics that push rent per square meter above average include backup power systems, reliable water supply, air conditioning, security features, and proximity to central Brazzaville.
How much have rents changed year-over-year in Congo-Brazzaville in 2026?
As of early 2026, rents in Congo-Brazzaville have increased by an estimated 2% to 5% compared to the same period last year, which is roughly in line with local inflation.
The main factors driving rent changes in Congo-Brazzaville in 2026 are low single-digit inflation, limited new housing supply, and household affordability constraints that prevent landlords from raising rents aggressively.
This year's modest rent growth in Congo-Brazzaville is similar to the previous year's trend, as the market continues to adjust gradually without any sharp spikes or drops.
What's the outlook for rent growth in Congo-Brazzaville in 2026?
As of early 2026, projected rent growth in Congo-Brazzaville is expected to be around 2% to 4% for the mainstream market and 3% to 6% for the prime expat segment.
The key factors likely to influence rent growth in Congo-Brazzaville over the coming year include inflation trends, household income levels, limited new housing construction, and demand from the oil and services sectors.
Central neighborhoods like Bacongo and Poto-Poto in Congo-Brazzaville are expected to see the strongest rent growth because supply is thin and demand from higher-income tenants remains steady.
Risks that could cause rent growth in Congo-Brazzaville to differ from projections include oil price volatility affecting expat employment, unexpected inflation spikes, or a slowdown in public sector hiring.
We have made this infographic to give you a quick and clear snapshot of the property market in Congo-Brazzaville. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Congo-Brazzaville as of 2026?
Which neighborhoods have the highest rents in Congo-Brazzaville as of 2026?
As of early 2026, the top three neighborhoods with the highest average rents in Congo-Brazzaville are Bacongo, central Poto-Poto, and select parts of Moungali, where monthly rents for 2-bedroom apartments can reach XAF 800,000 to XAF 1,600,000 ($1,310 to $2,625 USD or €1,220 to €2,440 EUR).
These neighborhoods command premium rents in Congo-Brazzaville because they offer proximity to offices, the riverfront, better infrastructure, and easier access to daily services.
The tenant profile that typically rents in these high-rent neighborhoods in Congo-Brazzaville includes expats, diplomats, NGO workers, oil sector employees, and upper-income local professionals.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Congo-Brazzaville.
Where do young professionals prefer to rent in Congo-Brazzaville right now?
The top three neighborhoods where young professionals prefer to rent in Congo-Brazzaville are Poto-Poto, Moungali, and Ouenzé because of their central location and practical access to workplaces.
Young professionals in Congo-Brazzaville typically pay monthly rents ranging from XAF 200,000 to XAF 350,000 ($330 to $575 USD or €305 to €535 EUR) for 1-bedroom apartments in these neighborhoods.
The specific amenities and lifestyle features that attract young professionals to these neighborhoods in Congo-Brazzaville include shorter commutes, proximity to markets and restaurants, and access to reliable transportation routes.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Congo-Brazzaville.
Where do families prefer to rent in Congo-Brazzaville right now?
The top three neighborhoods where families prefer to rent in Congo-Brazzaville are Bacongo, Mfilou, and Madibou because they offer more space, quieter streets, and a residential feel.
Families in Congo-Brazzaville typically pay monthly rents ranging from XAF 550,000 to XAF 900,000 ($900 to $1,475 USD or €840 to €1,370 EUR) for 2-3 bedroom apartments in these neighborhoods.
The specific features that make these neighborhoods attractive to families in Congo-Brazzaville include larger living spaces, the ability to set up generator and water storage systems, and calmer surroundings for children.
Top-rated schools and educational options near these family-friendly neighborhoods in Congo-Brazzaville include Lycée Français Saint-Exupéry, various public schools in Bacongo, and private institutions catering to both local and international families.
Which areas near transit or universities rent faster in Congo-Brazzaville in 2026?
As of early 2026, the top three areas near transit hubs or universities that rent fastest in Congo-Brazzaville are zones around Université Marien Ngouabi, central Poto-Poto along main roads, and parts of Moungali with good access to major routes.
In these high-demand areas of Congo-Brazzaville, properties typically stay listed for an average of 20 to 35 days, compared to 45 to 60 days in less connected neighborhoods.
The typical rent premium for properties within walking distance of transit or universities in Congo-Brazzaville is around XAF 30,000 to XAF 60,000 ($50 to $100 USD or €45 to €90 EUR) per month above similar units farther away.
Which neighborhoods are most popular with expats in Congo-Brazzaville right now?
The top three neighborhoods most popular with expats in Congo-Brazzaville are Bacongo, riverfront and central areas often marketed as "expensive area" zones, and select pockets of Poto-Poto with better-finished properties.
Expats in Congo-Brazzaville typically pay monthly rents ranging from XAF 730,000 to XAF 1,650,000 ($1,195 to $2,705 USD or €1,115 to €2,515 EUR) for furnished 2-bedroom apartments in these neighborhoods.
The specific features that make these neighborhoods attractive to expats in Congo-Brazzaville include furnished units, backup power and water systems, security guards, and proximity to embassies and international offices.
The nationalities and expat communities most represented in these neighborhoods in Congo-Brazzaville include French, American, Chinese, Lebanese, and other international workers tied to the oil, NGO, and diplomatic sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Congo-Brazzaville.
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Who rents, and what do tenants want in Congo-Brazzaville right now?
What tenant profiles dominate rentals in Congo-Brazzaville?
The top three tenant profiles that dominate the rental market in Congo-Brazzaville are local salaried households working in public and private sectors, students and early-career renters near university nodes, and expats or project-based workers in oil, NGO, and diplomatic roles.
In Congo-Brazzaville, local salaried households represent roughly 60% to 70% of the rental market, students and young professionals account for about 15% to 20%, and expats make up around 10% to 15% of total rental demand.
Each of these tenant profiles in Congo-Brazzaville seeks different property types: local households typically look for unfurnished 1-2 bedroom apartments, students prefer studios or shared housing, and expats seek furnished 2-3 bedroom units with reliable utilities.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Congo-Brazzaville.
Do tenants prefer furnished or unfurnished in Congo-Brazzaville?
In Congo-Brazzaville, roughly 70% to 80% of mainstream market tenants prefer unfurnished rentals because they are more affordable, while the remaining 20% to 30% of the market (mostly expats and short-term workers) strongly prefer furnished units.
The typical rent premium for furnished apartments compared to unfurnished in Congo-Brazzaville is around XAF 150,000 to XAF 400,000 ($245 to $655 USD or €230 to €610 EUR) per month, representing a 40% to 80% increase depending on the property.
The tenant profiles that tend to prefer furnished rentals in Congo-Brazzaville include expats, diplomats, NGO staff, oil sector contractors, and anyone on a short-term assignment who needs immediate move-in capability.
Which amenities increase rent the most in Congo-Brazzaville?
The top five amenities that increase rent the most in Congo-Brazzaville are backup power (generator or inverter), water storage and pump systems, security features (guards or secure compound), air conditioning, and modern electrical wiring.
In Congo-Brazzaville, backup power can add XAF 50,000 to XAF 100,000 ($80 to $165 USD or €75 to €150 EUR) per month, water systems add XAF 30,000 to XAF 60,000 ($50 to $100 USD or €45 to €90 EUR), security adds XAF 40,000 to XAF 80,000 ($65 to $130 USD or €60 to €120 EUR), and air conditioning adds XAF 20,000 to XAF 50,000 ($35 to $80 USD or €30 to €75 EUR).
In our property pack covering the real estate market in Congo-Brazzaville, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Congo-Brazzaville?
The top five renovations that get the best ROI for rental properties in Congo-Brazzaville are electrical rewiring with inverter or generator provision, water tank and pump installation, bathroom and kitchen modernization, durable flooring, and mosquito screens with improved ventilation.
In Congo-Brazzaville, electrical and generator setup costs around XAF 500,000 to XAF 1,500,000 ($820 to $2,460 USD or €760 to €2,290 EUR) and can increase rent by XAF 50,000 to XAF 100,000 per month, while water storage costs XAF 300,000 to XAF 800,000 ($490 to $1,310 USD or €460 to €1,220 EUR) and adds XAF 30,000 to XAF 60,000 monthly.
Renovations that tend to have poor ROI and should be avoided by landlords in Congo-Brazzaville include luxury finishes like marble countertops, high-end imported fixtures, and overly elaborate landscaping, since the local tenant market does not pay proportionally more for these upgrades.
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 strong is rental demand in Congo-Brazzaville as of 2026?
What's the vacancy rate for rentals in Congo-Brazzaville as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Congo-Brazzaville is around 6% to 10% overall, with prime expat-ready units showing tighter vacancy of 3% to 6% and older peripheral stock reaching 10% to 15%.
Across different neighborhoods in Congo-Brazzaville, vacancy rates range from as low as 3% in central Bacongo and Poto-Poto to as high as 15% in less connected areas like outer Talangaï or poorly maintained buildings.
The current vacancy rate in Congo-Brazzaville is roughly in line with historical averages, reflecting a market where structural supply constraints keep well-located, quality units in steady demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Congo-Brazzaville.
How many days do rentals stay listed in Congo-Brazzaville as of 2026?
As of early 2026, the average number of days rentals stay listed in Congo-Brazzaville is around 30 to 45 days for well-priced properties in good locations.
Across different property types and neighborhoods in Congo-Brazzaville, days on market range from 15 to 40 days for prime furnished family units to 60 to 120 days or more for overpriced or low-reliability properties.
The current days-on-market figure in Congo-Brazzaville is roughly stable compared to one year ago, as demand patterns and supply constraints have remained consistent.
Which months have peak tenant demand in Congo-Brazzaville?
The peak months for tenant demand in Congo-Brazzaville are January through February and August through October, when new work assignments, budget resets, and academic cycles drive the most activity.
The specific factors that drive seasonal demand patterns in Congo-Brazzaville include the start of new fiscal years for organizations, the beginning of school terms at Université Marien Ngouabi, and post-holiday relocations.
The months with the lowest tenant demand in Congo-Brazzaville are typically April through June and late November through December, when fewer relocations and assignments occur.
Buying real estate in Congo-Brazzaville can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Congo-Brazzaville as of 2026?
What property taxes should landlords expect in Congo-Brazzaville as of 2026?
As of early 2026, landlords in Congo-Brazzaville should expect to pay annual property taxes and rent-related charges totaling roughly XAF 50,000 to XAF 150,000 ($80 to $245 USD or €75 to €230 EUR) for a typical rental property, though this varies by commune and assessment.
Depending on property value and location in Congo-Brazzaville, the realistic range of annual property taxes spans from XAF 30,000 ($50 USD or €45 EUR) for modest units to XAF 300,000 ($490 USD or €460 EUR) or more for premium properties.
Property taxes in Congo-Brazzaville are calculated based on local commune assessments and a rent-related property tax mechanism ("taxe immobilière sur les loyers") that is referenced in the tax code and can be deducted when rental income is declared.
Please note that, in our property pack covering the real estate market in Congo-Brazzaville, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Congo-Brazzaville right now?
The utilities landlords most commonly pay on behalf of tenants in Congo-Brazzaville include generator fuel and maintenance, water delivery or tank service, and security or guarding fees, especially in prime furnished rentals.
In Congo-Brazzaville, monthly costs for landlord-paid utilities typically run around XAF 30,000 to XAF 60,000 ($50 to $100 USD or €45 to €90 EUR) for water services, XAF 50,000 to XAF 150,000 ($80 to $245 USD or €75 to €230 EUR) for generator-related expenses, and XAF 30,000 to XAF 80,000 ($50 to $130 USD or €45 to €120 EUR) for security.
The common practice in Congo-Brazzaville is that mainstream tenants pay their own electricity and water bills, while landlords of prime properties often bundle some utility costs into the rent to justify higher prices and attract expat tenants.
How is rental income taxed in Congo-Brazzaville as of 2026?
As of early 2026, rental income in Congo-Brazzaville is treated as "revenus fonciers" (property income) and flows into the personal income tax system, with rates that vary based on total declared income.
The main deductions landlords can claim against rental income in Congo-Brazzaville include the rent-related property tax ("taxe immobilière sur les loyers") when it has been paid, as well as documented maintenance and repair expenses.
A common tax mistake landlords in Congo-Brazzaville should avoid is failing to properly declare rental income and missing the opportunity to deduct the rent-related property tax, which can result in paying more than necessary.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Congo-Brazzaville.
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 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 |
|---|---|---|
| Numbeo | It's a long-running global database with transparent, standardized rent categories you can cross-check city-to-city. | We used it as the "mainstream market" anchor because it gives monthly rents by apartment type and location. We then adjusted the figures to January 2026 using Congo's recent inflation data. |
| Expatistan | It's a recognized, transparent crowdsourced index that publishes the exact housing baskets it prices. | We used it to sanity-check furnished and expat-style rents using explicit 45 m² and 85 m² housing lines. We triangulated these with Numbeo to split the market into mainstream versus prime segments. |
| U.S. Department of State LQA | It's an official government benchmark used to cap reimbursable housing costs for U.S. personnel abroad. | We used it as a reality check for the upper-middle expat ceiling in Brazzaville. We cross-referenced it with Expatistan's expensive area rents to confirm the high-end range. |
| INS Congo | It's the official statistics agency for the Republic of the Congo. | We used it to anchor the January 2026 price level update with the most recent official inflation reading. We used it to scale late-2025 rent benchmarks into early-2026 estimates. |
| IMF DataMapper | The IMF is a top-tier international organization with standardized country macro series and forecasts. | We used it to cross-check the inflation environment around 2026 and keep the outlook grounded. We used it to stress-test our rent-growth assumptions against plausible macro paths. |
| World Bank | The World Bank provides widely used, comparable macro indicators across countries. | We used it as an independent cross-check that Congo's inflation is in the low single digits relative to the 2025-2026 context. We used it to keep our rent change estimates consistent with the broader price environment. |
| Code Général des Impôts | It's the tax code text compiled in an official-style reference PDF that quotes the legal articles directly. | We used it to define what counts as "revenus fonciers" and to reference the rent-related property tax mechanism in the law. We used it to write the landlord tax section in plain language without guessing legal definitions. |
| CAHF | CAHF is a respected Africa housing research institution known for country profiles with clear sourcing. | We used it to explain what's structurally unique about Congo's housing market, including informality, finance constraints, and supply bottlenecks. We used it to justify why vacancy and days on market behave differently across segments. |
| African Development Bank | AfDB is a major multilateral lender that publishes project documents with sector diagnostics. | We used it for context on housing-sector constraints and why supply is slow to respond. We used it to support the demand and supply narrative without setting specific rent numbers. |
| CityPopulation | It's a widely cited demographic and administrative reference that standardizes city subdivisions. | We used it to list real, named arrondissements so neighborhood examples are accurate and verifiable. We used it to keep the "where to rent" section grounded in actual local geography. |
| Université Marien Ngouabi | It's the official website of Congo's flagship public university. | We used it to anchor "near universities" rental zones around real campus sites. We used it to avoid vague advice and instead point to areas around the university's actual Brazzaville locations. |
| PwC Tax Summaries | PwC is a global professional services firm with standardized country tax summaries and methodology. | We used it to cross-check how personal income tax is structured and described in practice. We used it as a secondary reference alongside the tax code PDF to keep the tax section understandable. |
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