Authored by the expert who managed and guided the team behind the Ivory Coast Property Pack
Everything you need to know before buying real estate is included in our Ivory Coast Property Pack
This article covers the current housing prices in Ivory Coast as of the first half of 2026, with real data from authoritative sources.
We constantly update this blog post to reflect the latest market conditions and pricing trends across the country.
Whether you're looking at Abidjan or other regions, you'll find the numbers you need to make informed decisions.
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 Ivory Coast.
Insights
- The median home price in Ivory Coast in 2026 sits around 65 million XOF (about $117,000), but the average reaches 95 million XOF because luxury Abidjan villas pull it up significantly.
- Closed property prices in Ivory Coast typically land about 8% below listing prices, mainly because negotiation is expected and title issues often lead buyers to demand discounts.
- Cocody neighborhoods in Abidjan command the highest prices per square meter, ranging from 600,000 to 1.2 million XOF, while Abobo offers entry points as low as 150,000 XOF per sqm.
- New construction in Ivory Coast typically costs about 20% more than older properties in the same area, largely because buyers pay for reliable utilities, generators, and security features.
- Property prices in Ivory Coast have risen roughly 75% in nominal terms over the past 10 years, with real (inflation-adjusted) gains around 40%.
- About 55% of residential listings in Ivory Coast are apartments, while villas and detached houses make up around 25% of the market.
- Buyers in Ivory Coast should budget an extra 10% to 18% on top of the purchase price for transaction fees, notary costs, and immediate renovation work.
- With $100,000, you can buy an existing two-bedroom apartment of about 70 sqm in Yopougon, one of Abidjan's more affordable communes.
- The Marcory Zone 4 neighborhood attracts expats and professionals due to airport access and newer apartment buildings, with prices ranging from 90 to 300 million XOF.
What is the average housing price in Ivory Coast in 2026?
The median housing price gives a clearer picture of the typical property in Ivory Coast because it is not distorted by a small number of very expensive luxury homes that push the average higher.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including BCEAO exchange rates and Ivorian real estate platforms, which we manually double-checked.
The median housing price in Ivory Coast in 2026 is approximately 65 million XOF, which converts to about $117,000 or €99,000. The average housing price is higher at around 95 million XOF, or about $171,000 (€145,000), because expensive Abidjan properties pull the number up.
About 80% of residential properties in Ivory Coast in 2026 fall within a price range of 30 million to 180 million XOF, which is roughly $54,000 to $323,000.
A realistic entry range for buying property in Ivory Coast in 2026 is between 25 million and 45 million XOF (about $45,000 to $81,000), which could get you an older two-bedroom apartment of around 55 to 70 sqm in areas like Yopougon.
A typical luxury property in Ivory Coast in 2026 ranges from 450 million to 1.4 billion XOF (about $809,000 to $2.5 million), and at this level you could find a renovated villa of 280 to 400 sqm in Cocody's Riviera Golf or Deux-Plateaux Vallon neighborhoods with high security.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Ivory Coast.
Are Ivory Coast property listing prices close to the actual sale price in 2026?
In Ivory Coast in 2026, closed property prices are typically about 8% below the listed asking prices.
This gap exists because sellers often build in room for negotiation, and buyers frequently demand discounts when they discover issues with land titles or missing paperwork. The difference tends to be larger for older properties or those with unclear documentation, while newer developments with clean titles usually close closer to the asking price.
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What is the price per sq m or per sq ft for properties in Ivory Coast in 2026?
As of early 2026, the median housing price in Abidjan is around 500,000 XOF per sqm (about $898/sqm or $83/sqft), while the average reaches about 650,000 XOF per sqm (roughly $1,168/sqm or $109/sqft). In euros, that works out to approximately €762/sqm median and €991/sqm average.
Smaller apartments in prime expat-friendly areas like Cocody or Marcory Zone 4 have the highest price per sqm because buyers pay a premium for location, security, and reliable building services, while larger older homes in outer areas like Abobo have the lowest.
The highest prices per sqm in Ivory Coast in 2026 are found in Cocody (600,000 to 1.2 million XOF/sqm) and Plateau (850,000 to 1.2 million XOF/sqm), driven by embassies, schools, and business proximity. The lowest prices are in Abobo (150,000 to 300,000 XOF/sqm) and outer Yopougon (200,000 to 400,000 XOF/sqm).
How have property prices evolved in Ivory Coast?
Compared to one year ago (January 2025), housing prices in Ivory Coast have risen by about 6% in nominal terms, or roughly 3% when adjusted for inflation. This growth comes mainly from ongoing supply shortages and infrastructure improvements that have re-priced certain neighborhoods.
Looking back 10 years to January 2016, property prices in Ivory Coast have jumped approximately 75% in nominal terms, or about 40% in real terms after inflation. This long-term rise reflects Abidjan's rapid urbanization and the growing number of households competing for formal housing with proper documentation.
By the way, we've written a blog article detailing the latest updates on property price variations in Ivory Coast.
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 Ivory Coast.
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.
What types of properties are available in Ivory Coast and how do prices compare in 2026?
In Ivory Coast in 2026, apartments make up about 55% of residential listings, followed by villas and detached houses at around 25%, with duplexes and rowhouses accounting for roughly 10%, and other types like compounds and serviced residences filling the remaining 10%.
Average prices vary significantly by property type in Ivory Coast as of the first half of 2026. Apartments average around 70 million XOF ($126,000 or €107,000), while villas and detached houses reach about 160 million XOF ($288,000 or €244,000). Duplexes sit at roughly 140 million XOF ($252,000), and serviced residences aimed at expats average around 220 million XOF ($395,000). Older courtyard-style homes in peripheral areas are the most affordable at about 55 million XOF ($99,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Ivory Coast in 2026?
New construction in Ivory Coast in 2026 typically costs about 20% more than comparable existing properties in the same area.
Buyers pay this premium because newer buildings come with reliable utilities, backup generators, modern security features, and lower maintenance needs in the first years, which reduces risk and makes daily life much easier in Abidjan.
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How do property prices vary by neighborhood in Ivory Coast in 2026?
Cocody (Deux-Plateaux and Riviera) is the most popular area among expats and wealthy Ivorians, with villas, duplexes, and large apartments ranging from 140 million to 900 million XOF ($252,000 to $1.62 million). Prices are high here because of proximity to international schools, embassies, and a generally safe, well-serviced environment.
Marcory (Zone 4 and Biétry) attracts professionals and expats who want newer apartments with easy airport access and a lively restaurant scene, with prices ranging from 90 million to 450 million XOF ($162,000 to $809,000). The neighborhood offers good value for quality construction and is considered one of the more dynamic areas of Abidjan.
Yopougon is Abidjan's largest commune and offers the most affordable entry point into the market, with apartments and houses ranging from 25 million to 90 million XOF ($45,000 to $162,000). While commute times can be long, Yopougon provides accessible homeownership for middle-income buyers.
You will find a much more detailed analysis by areas in our property pack about Ivory Coast. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (XOF / $) | Per sqm (XOF / $) | Per sqft (XOF / $) |
|---|---|---|---|---|
| Cocody - Deux-Plateaux | Expat / Prestige | 140M - 900M / $252k - $1.62M | 650k - 1.2M / $1,168 - $2,156 | 60k - 112k / $109 - $201 |
| Cocody - Riviera | Family / Schools | 120M - 900M / $216k - $1.62M | 480k - 800k / $862 - $1,438 | 45k - 74k / $80 - $134 |
| Cocody - Angré | Popular / Value | 70M - 220M / $126k - $395k | 450k - 700k / $808 - $1,258 | 42k - 65k / $75 - $117 |
| Marcory - Zone 4 | Expat / Nightlife | 90M - 300M / $162k - $539k | 450k - 850k / $808 - $1,528 | 42k - 79k / $75 - $142 |
| Marcory - Biétry | Premium / Lagoon | 120M - 450M / $216k - $809k | 550k - 1M / $990 - $1,797 | 51k - 93k / $92 - $167 |
| Plateau | Commute / CBD | 120M - 350M / $216k - $629k | 850k - 1.2M / $1,528 - $2,156 | 79k - 112k / $142 - $201 |
| Treichville | Central / Mixed | 45M - 140M / $81k - $252k | 300k - 550k / $539 - $988 | 28k - 51k / $50 - $92 |
| Adjamé | Central / Budget | 35M - 110M / $63k - $198k | 250k - 450k / $449 - $808 | 23k - 42k / $42 - $75 |
| Koumassi | Growth / Industrial | 35M - 130M / $63k - $234k | 220k - 400k / $395 - $719 | 20k - 37k / $37 - $67 |
| Port-Bouët | Airport / Coastal | 40M - 180M / $72k - $323k | 250k - 500k / $449 - $898 | 23k - 46k / $42 - $83 |
| Yopougon | Entry / Big Supply | 25M - 90M / $45k - $162k | 200k - 400k / $359 - $719 | 19k - 37k / $33 - $67 |
| Abobo | Lowest / Upside | 20M - 70M / $36k - $126k | 150k - 300k / $270 - $539 | 14k - 28k / $25 - $50 |
How much more do you pay for properties in Ivory Coast when you include renovation work, taxes, and fees?
When buying property in Ivory Coast in 2026, you should plan for an additional 10% to 18% on top of the purchase price to cover transaction fees, notary costs, registration taxes, and any immediate renovation work.
If you buy a property for around $200,000 (about 111 million XOF) in Ivory Coast, expect to pay roughly 11 to 20 million XOF ($20,000 to $36,000) in additional costs. This brings your total outlay to approximately 122 to 131 million XOF ($220,000 to $236,000).
For a property at $500,000 (about 278 million XOF), the additional costs would range from 28 to 50 million XOF ($50,000 to $90,000). Your total budget should therefore be around 306 to 328 million XOF ($550,000 to $590,000).
For a property at $1,000,000 (about 557 million XOF), plan for additional costs of roughly 56 to 100 million XOF ($100,000 to $180,000). This means your all-in budget should be approximately 613 to 657 million XOF ($1.1 to $1.18 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Ivory Coast.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Ivory Coast
| Expense | Category | Estimated Cost (XOF and $) |
|---|---|---|
| Land Registry Fees | Government | About 1.2% of the declared property value plus fixed administrative fees. These fees cover the publicité foncière (land publicity) and are paid to register the property transfer officially. |
| Notary Fees | Legal | Typically 1% to 2% of the purchase price. The notary prepares and authenticates the sale deed and ensures the transaction is legally binding. |
| Registration and Stamp Taxes | Taxes | Around 3% to 6% of the property price, depending on how the sale is structured and declared. These are mandatory government taxes on property transfers. |
| Agent or Broker Commission | Intermediary | Usually 3% to 7% of the sale price, depending on market practice and who pays. In Ivory Coast, commissions are often negotiable between buyer and seller. |
| Renovation Work | Works | Between 3% and 15% of the property value for older properties. Costs depend on condition; newer properties may need nothing, while older stock often requires electrical, plumbing, or finishing work. |
We made this infographic to show you how property prices in Ivory Coast 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 Ivory Coast in 2026 with different budgets?
With $100,000 (about 56 million XOF) in Ivory Coast in January 2026, you could buy an existing two-bedroom apartment of around 70 sqm in Yopougon (Niangon area), an older small house of about 120 to 160 sqm in outer Bingerville, or an existing two-bedroom apartment of roughly 80 sqm in Koumassi.
With $200,000 (about 111 million XOF), your options expand to an existing three-bedroom apartment of around 110 sqm in Treichville, an existing duplex of about 150 to 170 sqm in Cocody Angré, or a newer two to three-bedroom apartment of roughly 100 sqm near Marcory Zone 4.
With $300,000 (about 167 million XOF), you could purchase a newer three-bedroom apartment of around 110 to 130 sqm in Marcory Zone 4 with generator and security, an existing family house of about 220 sqm in Bingerville with good access, or an existing apartment of roughly 120 sqm in a good Cocody Angré building.
With $500,000 (about 278 million XOF), you enter the higher-quality segment with options like a newer apartment of 150 to 180 sqm in Cocody Riviera, an existing villa of about 250 to 300 sqm in Cocody Riviera 2 or 3, or a premium newer apartment of around 140 to 170 sqm in Marcory Biétry.
With $1,000,000 (about 557 million XOF), you can access premium properties including a renovated villa of 300 to 400 sqm in Cocody Deux-Plateaux Vallon, a luxury apartment of about 200 to 260 sqm in a serviced Marcory Zone 4 building, or a large villa of 400+ sqm in Cocody Riviera Golf.
With $2,000,000 (about 1.1 billion XOF), the market becomes thin with fewer listings and longer negotiations, but you could find a trophy villa of 450 to 600 sqm in Cocody Riviera Golf with high security, a modern luxury villa of about 500 sqm in Cocody Deux-Plateaux near embassies, or a top-end serviced penthouse of 300 to 400 sqm in Marcory Biétry with lagoon views.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Ivory Coast.
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 Ivory Coast, 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 |
|---|---|---|
| BCEAO (Central Bank) | The central bank publishes official reference exchange rates used across West African countries including Ivory Coast. | We used BCEAO rates to convert all XOF amounts into US dollars and euros. We relied on late December 2025 rates as our January 2026 proxy. |
| BCEAO Currency Hub | This is BCEAO's official gateway page explaining its exchange rate publication methodology. | We used this to confirm the FX series is an official publication. We treated it as our source-of-truth wrapper for all rate tables. |
| European Central Bank | The ECB publishes widely used daily FX reference rates for the euro area. | We used ECB data to sanity-check that the EUR/USD level implied by BCEAO rates was consistent. We kept BCEAO as primary since Ivory Coast uses XOF. |
| World Bank Data | A standard, verifiable macro dataset used by governments, researchers, and international institutions. | We used World Bank CPI data to estimate inflation-corrected price changes over time. We anchored our 10-year comparison to this consistent CPI series. |
| IMF Ivory Coast | The IMF's official country portal summarizing projections and program documents for Ivory Coast. | We used IMF data to cross-check the inflation environment around 2025. We kept our macro assumptions realistic based on their projections. |
| DGI Property Tax Leaflet | An official document from Ivory Coast's tax authority describing property-related taxation. | We used this to describe recurring taxes related to property ownership. We avoided relying on blogs for official tax information. |
| DGI Land Registry Fees | An official fee schedule from Ivory Coast's tax and land administration. | We used this to anchor the fees and transaction costs discussion. We cited the parsed PDF content for land registry line items. |
| Housing Finance Africa | A recognized housing-finance research organization that compiles documented, source-based country housing indicators. | We used this for market structure context including housing deficit estimates. We justified why Abidjan dominates national price discovery. |
| ImmoLink | A specialized real estate platform with a stated methodology based on agency data, notarized transactions, and expert reports. | We used ImmoLink as our main market pricing source for Abidjan with price-per-sqm ranges by commune and segment. We translated ranges into typical total prices using realistic surface sizes. |
| Keur-Immo | A large regional property portal providing neighborhood-level price ranges for street-level realism. | We used Keur-Immo to refine within-commune differences between neighborhoods. We treated it as a secondary source to triangulate against ImmoLink. |
| OnPoint Africa Group | A professional research and consulting report describing large sample work with households, agents, and developers. | We used OnPoint to validate that the market is heterogeneous and demand-heavy. We did not use it for price levels since only the preview is publicly available. |
| BCEAO Fixed EUR/XOF Parity | The fixed exchange rate of 1 EUR = 655.957 XOF is the official parity used across the WAEMU currency zone. | We used this fixed parity for all euro conversions throughout the article. We ensured consistency across all currency calculations. |
| ImmoLink Commune Analysis | ImmoLink provides detailed price ranges for apartments versus villas across Abidjan's 10 main communes. | We extracted apartment and villa price bands from this analysis. We applied realistic surface sizes to calculate total price estimates. |
| Housing Finance Africa Deficit Data | The organization documents Ivory Coast's housing deficit which explains persistent demand pressure. | We used deficit figures to explain why prices have risen over the past decade. We connected supply constraints to price appreciation. |
| World Bank Inflation History | World Bank provides annual CPI inflation data for Ivory Coast going back many years. | We used historical inflation to calculate real (inflation-adjusted) price changes. We applied this to both one-year and ten-year comparisons. |
| IMF Low Inflation Context | The IMF confirms that Ivory Coast operates in a low-inflation environment consistent with WAEMU targets. | We used this to justify our conservative inflation assumptions for early 2026. We kept real-change estimates grounded in official projections. |
| ImmoLink Price Factors | ImmoLink discusses factors influencing prices including infrastructure and access improvements. | We used their analysis to explain why certain neighborhoods are repricing. We connected infrastructure projects to localized price growth. |
| Keur-Immo Neighborhood Detail | Keur-Immo provides granular neighborhood data beyond commune-level averages. | We used this to differentiate between sub-areas within communes like Cocody. We identified which pockets command premium versus value pricing. |
| DGI Tax Rates | The official leaflet specifies property tax rates and calculation methods used in Ivory Coast. | We used this to ensure our tax cost estimates were accurate. We avoided speculative figures by relying on official documentation. |
| OnPoint Market Structure | OnPoint's research confirms that Abidjan's market is demand-heavy with significant heterogeneity. | We used this to support our explanation of why list-to-close discounts exist. We connected market friction to negotiation dynamics. |
| BCEAO December 2025 Rates | BCEAO publishes reference rates updated regularly which we used as of late December 2025. | We used the rate of 1 USD = 556.5 XOF as our January 2026 proxy. We applied this consistently to all dollar conversions. |
| Housing Finance Africa Urbanization | The report documents how urbanization has concentrated housing demand in Abidjan. | We used urbanization trends to explain long-term price appreciation. We connected population growth to formal housing competition. |
| ImmoLink Methodology | ImmoLink states its data comes from agencies, notarized transactions, CCI studies, and expert reports. | We relied on their methodology statement to justify using their data as our pricing spine. We considered it credible due to its stated sources. |
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