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
If you're thinking about buying a house in Ivory Coast, you probably want to know what prices actually look like on the ground right now.
We put together this guide to give you real, updated numbers based on the latest data we could gather from official sources, housing research organizations, and verified market listings.
We constantly update this blog post to keep it accurate and useful for buyers like you.
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.
How much do houses cost in Ivory Coast as of 2026?
What's the median and average house price in Ivory Coast as of 2026?
As of early 2026, the median house price in Ivory Coast sits around 70 million XOF (about $115,000 USD or €107,000 EUR), while the average house price is closer to 130 million XOF ($213,000 USD or €198,000 EUR).
The typical price range that covers roughly 80% of house sales in Ivory Coast runs from 30 million to 350 million XOF, which translates to approximately $49,000 to $575,000 USD or €46,000 to €534,000 EUR.
The reason the average is nearly double the median in Ivory Coast is that luxury villas in Abidjan's premium neighborhoods pull the mean upward, while most buyers purchase more modest homes in the lower and middle price bands.
At the median price of 70 million XOF in Ivory Coast, a buyer can typically expect a basic 2 to 3-bedroom house in an outer Abidjan commune like Yopougon or Abobo, or a slightly larger property in a secondary city like Bouaké or Yamoussoukro.
What's the cheapest livable house budget in Ivory Coast as of 2026?
As of early 2026, the minimum budget for a livable house in Ivory Coast is around 35 to 50 million XOF ($57,000 to $82,000 USD or €53,000 to €76,000 EUR) in Abidjan, and as low as 20 to 35 million XOF ($33,000 to $57,000 USD or €30,000 to €53,000 EUR) in cities outside the capital.
At this entry-level price point in Ivory Coast, "livable" typically means an older, smaller house that may need some renovation work, with basic amenities but often requiring careful verification of land title documents before purchase.
In Abidjan, these cheapest livable houses are usually found in outer communes like Yopougon (particularly areas like Niangon and Toit Rouge), Abobo, Anyama, and certain pockets of Koumassi and Port-Bouët away from premium zones.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Ivory Coast here.
How much do 2 and 3-bedroom houses cost in Ivory Coast as of 2026?
As of early 2026, 2 and 3-bedroom houses in Ivory Coast typically cost between 45 and 120 million XOF ($74,000 to $197,000 USD or €69,000 to €183,000 EUR) in Abidjan, and between 25 and 70 million XOF ($41,000 to $115,000 USD or €38,000 to €107,000 EUR) outside the capital.
For a 2-bedroom house in Ivory Coast, the realistic price range in Abidjan runs from about 45 to 80 million XOF ($74,000 to $131,000 USD or €69,000 to €122,000 EUR), with lower-end options concentrated in communes like Yopougon and Abobo.
For a 3-bedroom house in Ivory Coast, buyers should expect to pay between 60 and 120 million XOF ($98,000 to $197,000 USD or €91,000 to €183,000 EUR) in Abidjan, with the upper range reaching into more desirable areas of Cocody or Bingerville.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Ivory Coast is around 30% to 50%, though this gap widens significantly in premium neighborhoods where larger homes also come with more land.
How much do 4-bedroom houses cost in Ivory Coast as of 2026?
As of early 2026, a typical 4-bedroom house in Ivory Coast costs between 90 and 250 million XOF ($148,000 to $410,000 USD or €137,000 to €381,000 EUR) in Abidjan, and between 45 and 120 million XOF ($74,000 to $197,000 USD or €69,000 to €183,000 EUR) in secondary cities.
For a 5-bedroom house in Ivory Coast, the realistic price range in Abidjan is 180 to 450 million XOF ($295,000 to $738,000 USD or €274,000 to €686,000 EUR), with location and land size playing a major role in where you land within that range.
For a 6-bedroom house in Ivory Coast, prices in Abidjan typically start at 250 million XOF and can exceed 600 million XOF ($410,000 to over $985,000 USD or €381,000 to over €915,000 EUR), especially in premium communes like Cocody or Zone 4.
Please note that we give much more detailed data in our pack about the property market in Ivory Coast.
How much do new-build houses cost in Ivory Coast as of 2026?
As of early 2026, new-build houses in Ivory Coast typically cost between 120 and 320 million XOF ($197,000 to $525,000 USD or €183,000 to €488,000 EUR) in Abidjan, and between 60 and 180 million XOF ($98,000 to $295,000 USD or €91,000 to €274,000 EUR) outside the capital.
New-build houses in Ivory Coast typically carry a premium of 15% to 30% compared to older resale houses with similar bedroom counts and locations, because they bundle modern electrical systems, plumbing, parking, better security features, and often cleaner title documentation that appeals to expat and diaspora buyers.
How much do houses with land cost in Ivory Coast as of 2026?
As of early 2026, a house with land in Ivory Coast typically costs between 80 and 250 million XOF ($131,000 to $410,000 USD or €122,000 to €381,000 EUR) for modest plots in Abidjan, and can exceed 800 million XOF ($1.3 million USD or €1.2 million EUR) for larger parcels in premium areas like Cocody or Zone 4.
In Ivory Coast, a "house with land" typically means a property with at least 200 to 400 square meters of plot for modest homes, while larger family compounds often sit on 500 to 1,000 square meters or more, and land size plus title security often explains more of the price than the building itself.
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Where are houses cheapest and most expensive in Ivory Coast as of 2026?
Which neighborhoods have the lowest house prices in Ivory Coast as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Ivory Coast include Yopougon (especially Niangon and Toit Rouge areas), Abobo, Anyama, parts of Koumassi, and sections of Port-Bouët away from premium beachfront zones, while secondary cities like Bouaké, Yamoussoukro, and San Pedro also offer lower entry points.
In these cheapest neighborhoods in Ivory Coast, typical house prices range from 30 to 70 million XOF ($49,000 to $115,000 USD or €46,000 to €107,000 EUR), with some entry-level properties available below 40 million XOF in the most budget-friendly pockets.
The main reason these neighborhoods have lower house prices in Ivory Coast is not just distance from the city center, but rather a combination of longer commute times to major employment zones, less developed road infrastructure, and in some cases, more complex land title situations that make cautious buyers hesitant.
Which neighborhoods have the highest house prices in Ivory Coast as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Ivory Coast are Cocody (particularly Riviera Golf, M'Badon, Deux-Plateaux Vallon, and high-standing pockets of Angré), Marcory (notably Zone 4 and Biétry), and premium estates in Bingerville.
In these most expensive neighborhoods in Ivory Coast, typical house prices range from 200 to 700 million XOF ($328,000 to $1.15 million USD or €305,000 to €1.07 million EUR), with exceptional properties exceeding 1 billion XOF in the most sought-after locations.
The main reason these neighborhoods command the highest prices in Ivory Coast is not just prestige, but their combination of secure land titles, reliable utilities, proximity to international schools and embassies, and established security infrastructure that international buyers and corporations require.
The typical buyer purchasing houses in these premium Ivory Coast neighborhoods is often a senior executive in a multinational company, a successful diaspora member returning from Europe or North America, a diplomat, or a wealthy local business owner looking for both a family residence and a secure long-term asset.
How much do houses cost near the city center in Ivory Coast as of 2026?
As of early 2026, houses near Abidjan's city center (the Plateau business district and central parts of Cocody and Marcory) typically cost between 150 and 500 million XOF ($246,000 to $820,000 USD or €229,000 to €762,000 EUR), though true house stock is thin in these areas because many properties are apartments or mixed-use buildings.
Houses near major transit hubs in Ivory Coast, particularly along the Metro Line 1 corridor running through Abobo, Adjamé, Plateau, Treichville, Marcory, and Port-Bouët, typically command a 5% to 15% premium compared to similar houses farther from accessible transport nodes.
Houses near top-rated international schools in Ivory Coast, such as the International Community School of Abidjan (ICSA) in the Riviera area, Lycée Français Blaise Pascal in Riviera 3, and International English School of Abidjan in Deux-Plateaux Vallon, typically cost between 180 and 650 million XOF ($295,000 to $1.07 million USD or €274,000 to €991,000 EUR).
Houses in expat-popular areas of Ivory Coast, particularly Cocody (Riviera, Deux-Plateaux, and Angré) and Marcory (Zone 4 and Biétry), typically range from 200 to 700 million XOF ($328,000 to $1.15 million USD or €305,000 to €1.07 million EUR) depending on land size and security features.
We actually have an updated expat guide for Ivory Coast here.
How much do houses cost in the suburbs in Ivory Coast as of 2026?
As of early 2026, houses in the suburbs of Abidjan typically cost between 45 and 140 million XOF ($74,000 to $230,000 USD or €69,000 to €213,000 EUR), offering buyers more land and living space in exchange for longer commutes to central employment zones.
The typical price difference between suburban houses and city-center houses in Ivory Coast is substantial, with suburban properties costing 40% to 60% less than comparable homes in central Cocody or Marcory, which translates to savings of 80 to 200 million XOF ($131,000 to $328,000 USD or €122,000 to €305,000 EUR) or more.
The most popular suburbs for house buyers in Ivory Coast include Anyama to the north, outer sections of Bingerville to the east, peripheral areas of Yopougon to the west, and parts of Port-Bouët away from the premium beachfront, all of which offer more space for growing families willing to trade commute time for affordability.
What areas in Ivory Coast are improving and still affordable as of 2026?
As of early 2026, the top areas in Ivory Coast that are improving and still affordable for house buyers include the Bingerville corridor (select pockets benefiting from mobility investments), zones influenced by the Yopougon-Bingerville infrastructure corridor, and certain sections of Anyama where road improvements are making commutes more manageable.
The current typical house price in these improving yet affordable areas of Ivory Coast ranges from 50 to 100 million XOF ($82,000 to $164,000 USD or €76,000 to €152,000 EUR), which represents a significant discount compared to already-established premium neighborhoods.
The main sign of improvement driving buyer interest in these Ivory Coast areas is not just general development talk, but concrete progress on the World Bank-funded Abidjan Urban Mobility project, which is upgrading transport links and making previously overlooked neighborhoods accessible enough to attract mid-market buyers who were priced out of Cocody or Zone 4.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Ivory Coast right now?
What are typical buyer closing costs for houses in Ivory Coast right now?
The estimated typical total closing cost for house buyers in Ivory Coast runs between 6% and 10% of the purchase price, which means on a 100 million XOF house, you should budget an additional 6 to 10 million XOF ($9,800 to $16,400 USD or €9,100 to €15,200 EUR) for all the paperwork and fees.
The main closing cost categories that make up this total in Ivory Coast include registration and stamp duties (the largest chunk), notary fees for drafting and authenticating the sale contract, survey or geometer fees for boundary verification, and agency commissions if you used a broker to find the property.
The single largest closing cost category for house buyers in Ivory Coast is typically the combined registration duties and stamp taxes, which can represent 4% to 6% of the purchase price on their own depending on the declared transaction value and property type.
We cover all these costs and what are the strategies to minimize them in our property pack about Ivory Coast.
How much are property taxes on houses in Ivory Coast right now?
The estimated typical annual property tax on a house in Ivory Coast ranges from about 0.5% to 1.5% of the assessed value, which means on a house assessed at 100 million XOF, you would pay roughly 500,000 to 1.5 million XOF per year ($820 to $2,460 USD or €760 to €2,290 EUR).
Property tax in Ivory Coast (called "impôt sur le patrimoine foncier" for built property) is calculated based on the "valeur locative" or rental value concept, not the market price, and for undeveloped land the rate is 1.5% of market value, so the actual amount you owe depends heavily on how your specific property is assessed by the commune and tax office.
If you want to go into more details, we also have a page with all the property taxes and fees in Ivory Coast.
How much is home insurance for a house in Ivory Coast right now?
The estimated typical annual home insurance cost for a house in Ivory Coast runs between 0.15% and 0.40% of the insured value, which means for a house insured at 120 million XOF, you should budget roughly 180,000 to 480,000 XOF per year ($295 to $790 USD or €274 to €732 EUR) before any add-on coverages.
The main factors that affect home insurance premiums for houses in Ivory Coast include the construction quality and materials, the neighborhood's security profile, the property's location relative to flood or fire risk zones, and the declared replacement value, so it's worth getting quotes from 2 to 3 licensed insurers once you know the specific address and building details.
What are typical utility costs for a house in Ivory Coast right now?
The estimated typical total monthly utility cost for a house in Ivory Coast ranges from about 50,000 to 150,000 XOF ($82 to $246 USD or €76 to €229 EUR) for a moderate-sized household, though this can climb significantly higher if you use air conditioning regularly or have a pool or garden to maintain.
The breakdown of main utility categories for houses in Ivory Coast includes electricity (which can easily run 30,000 to 100,000 XOF monthly depending on air conditioning use), water (typically 10,000 to 30,000 XOF monthly for a family), internet (around 20,000 to 40,000 XOF monthly for decent speeds), and household waste collection or security services which vary by commune.
What are common hidden costs when buying a house in Ivory Coast right now?
The estimated total of common hidden costs that house buyers in Ivory Coast often overlook can add 2 to 5 million XOF ($3,300 to $8,200 USD or €3,000 to €7,600 EUR) or more on top of the official closing costs, depending on the property's age, documentation history, and condition.
Typical inspection fees that buyers should expect when purchasing a house in Ivory Coast range from 300,000 to 1.5 million XOF ($490 to $2,460 USD or €460 to €2,290 EUR) for a basic technical inspection plus follow-up checks, with higher costs if structural issues are suspected or if specialized surveys are needed.
Other common hidden costs beyond inspections when buying a house in Ivory Coast include title and boundary verification fees (especially if documentation history is complex), surveyor or geometer fees, notary "extras" like certified copies and registry extracts, renovation catch-up on older houses for roofing, wiring, or plumbing, and security upgrades like gates and lighting.
The hidden cost that tends to surprise first-time house buyers the most in Ivory Coast is the expense and time required for proper title verification and boundary confirmation, because many properties have complicated documentation histories that require professional help to untangle before you can be confident in your purchase.
You will find here the list of classic mistakes people make when buying a property in Ivory Coast.
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What do locals and expats say about the market in Ivory Coast as of 2026?
Do people think houses are overpriced in Ivory Coast as of 2026?
As of early 2026, the general sentiment among locals and expats in Ivory Coast is that houses are "overpriced for local incomes but still reasonable for diaspora and expat budgets," because average Ivorian salaries have not kept pace with housing costs while foreign-currency earners find Abidjan relatively affordable compared to European or American cities.
Houses in Ivory Coast typically stay on the market for 1 to 3 months if they are well-priced mid-market properties, while high-end villas can sit for 3 to 9 months or longer if priced aspirationally, and properties with documentation issues can linger indefinitely because cautious buyers avoid title risk.
The main reason locals give for feeling house prices are too high in Ivory Coast is the growing gap between formal employment wages and the cost of decent housing, while expats and diaspora buyers often feel prices are fair given the quality and security they get in premium neighborhoods compared to what similar money would buy back home.
Compared to one or two years ago, sentiment on house prices in Ivory Coast has shifted from "rapidly rising and hard to catch" to "still elevated but stabilizing in some mid-market segments," as new housing supply has started to reach certain areas and buyers have become more selective about overpaying for poorly documented properties.
You'll find our latest property market analysis about Ivory Coast here.
Are prices still rising or cooling in Ivory Coast as of 2026?
As of early 2026, house prices in Ivory Coast are still rising overall in Abidjan's prime communes like Cocody, Zone 4, and premium Bingerville pockets, but the market feels more uneven than before, with some mid-market areas experiencing cooling as new supply catches up with demand.
The estimated year-over-year house price change in Ivory Coast's key markets runs between 3% and 8% depending on location, with prime Abidjan neighborhoods at the higher end of that range and outer communes or secondary cities seeing more modest appreciation or even flat prices.
Experts and locals expect house prices in Ivory Coast over the next 6 to 12 months to remain resilient in premium areas where supply is genuinely limited, but they anticipate some cooling in mid-market segments where new construction is adding inventory, especially in corridors benefiting from ongoing infrastructure investments.
Finally, please note that we have covered property price trends and forecasts for Ivory Coast here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ivory Coast. 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 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 |
|---|---|---|
| IMF Ivory Coast Reports | Standardized, data-heavy country reports vetted by global economists. | We used it for macro fundamentals like growth and inflation that influence housing demand. We also used it to triangulate against BCEAO and World Bank context. |
| BCEAO Economic Notes | Regional central bank for WAEMU countries with official economic data. | We used it to anchor the macroeconomic cycle going into 2026. We also used it to interpret why demand in Abidjan stays resilient. |
| CAHF Ivory Coast Data | Specialist housing-finance research organization focused on Africa. | We used it to frame affordability, housing deficit pressure, and finance constraints. We also used it to explain why cheap livable houses are scarce in Abidjan. |
| Oxford Business Group | Well-known publisher of country economic and sector reports. | We used it to triangulate structural demand drivers like urbanization. We also used it as narrative support alongside official macro sources. |
| DGI Property Tax Guide | Official publication from Ivory Coast's national tax authority. | We used it to state property tax bases and headline rates accurately. We also used it to build a buyer's extra costs checklist with real rules. |
| World Bank Urban Mobility Project | Official World Bank project monitoring document for Abidjan. | We used it to anchor the transit corridor story affecting neighborhood pricing. We also used it to identify improving areas along the Yopougon-Bingerville corridor. |
| CIE Electricity Tariffs | National electricity utility's official published tariff schedule. | We used it to estimate electricity bills using real per-kWh pricing bands. We also used it to keep utility budgeting concrete and verifiable. |
| SODECI Water Tariffs | National water utility's official pricing and service page. | We used it to anchor water cost budgeting to an official utility source. We also used it as a safeguard against relying on forum estimates. |
| Ministry of Construction | Official ministry responsible for housing and urbanism policy. | We used it for official housing policy context and market structure. We also used it as a counterweight to private market commentary. |
| Knight Frank Africa Report | Major global real estate firm with dedicated Africa research. | We used it as an external lens on how global firms describe Africa market dynamics. We also used it only as triangulation, not as sole price truth. |
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