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
Ivory Coast remains one of the fastest-growing real estate markets in West Africa, driven by strong economic growth and a massive housing shortage in Greater Abidjan.
Property prices in Ivory Coast have been climbing steadily, and understanding where they're headed can help you make smarter buying decisions.
This article breaks down current housing prices in Ivory Coast, recent trends, and forecasts for the coming years, and we constantly update it with the latest data.
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 average property transaction price in Abidjan is roughly 30% higher than the national average in Ivory Coast, reflecting the city's dominant share of formal housing demand.
- Property prices in Ivory Coast increased between 4% and 7% over the past 12 months, with Abidjan slightly outpacing regional cities.
- Bingerville, on Abidjan's eastern fringe, is emerging as one of the fastest-appreciating neighborhoods due to new road access and greener surroundings.
- Mid-market apartments with reliable utilities and security are appreciating faster than luxury villas because the buyer pool is much deeper.
- The structural housing deficit in Ivory Coast exceeds 600,000 units and keeps growing, which places sustained upward pressure on prices.
- Mortgage lending in Ivory Coast remains limited, with household borrowing rates typically above 8%, which naturally caps how fast prices can run.
- The Abidjan Metro project is expected to create significant price premiums for properties near planned stations over the next five years.
- Over a 10-year horizon, property prices in Abidjan could rise by 75% to 130% cumulatively, driven by urbanization and chronic undersupply.
What are the current property price trends in Ivory Coast as of 2026?
What is the average house price in Ivory Coast as of 2026?
As of early 2026, the average residential property transaction price in Ivory Coast is approximately 70 million CFA francs (around $115,000 or €105,000), though this figure rises to about 90 million CFA francs ($150,000 or €138,000) in Abidjan where most formal demand is concentrated.
When it comes to price per square meter, properties in Ivory Coast typically range from 650,000 to 850,000 CFA francs per square meter ($1,080 to $1,400 or €1,000 to €1,300) as a national blend, while Abidjan averages between 800,000 and 1.1 million CFA francs per square meter ($1,300 to $1,800 or €1,200 to €1,700).
For buyers looking at the realistic range that covers roughly 80% of property purchases in Ivory Coast, you should expect to pay between 35 million and 150 million CFA francs ($58,000 to $250,000 or €54,000 to €230,000), with most transactions clustering in the lower half of that range outside of prime Abidjan neighborhoods.
How much have property prices increased in Ivory Coast over the past 12 months?
Property prices in Ivory Coast have increased by an estimated 4% to 7% over the past 12 months, with Abidjan recording slightly stronger growth in the 5% to 8% range compared to secondary cities.
Looking at different property types, apartments in newer residences with good amenities have seen the upper end of that range, while older buildings without parking or reliable services have lagged closer to 3% to 4% growth.
The single most significant factor behind this price movement has been the persistent housing shortage in Greater Abidjan, where demand continues to outpace the delivery of new formal housing units by a wide margin.
Which neighborhoods have the fastest rising property prices in Ivory Coast as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Ivory Coast are Bingerville on Abidjan's eastern edge, Angré in the Cocody commune (especially the newer 8th and 9th Tranche sections), and the Zone 4 corridor in Marcory near Biétry.
In terms of annual price growth, Bingerville has seen increases around 8% to 10%, Angré around 7% to 9%, and Zone 4 in Marcory around 6% to 8%, all outpacing the citywide average.
The main demand driver behind these fast-rising neighborhoods is improved accessibility combined with strong rental liquidity, whether it's new road connections in Bingerville, student and clinic demand in Angré, or expat and corporate tenant demand in Zone 4.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Ivory Coast.
We have made this infographic to give you a quick and clear snapshot of the property market in Ivory Coast. 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 property types are increasing faster in value in Ivory Coast as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Ivory Coast places mid-market apartments in newer residences first, followed by duplexes in gated compounds, then townhouse-style units, with large luxury villas trailing behind due to their thinner buyer pool.
The top-performing property type, mid-market apartments with 2 to 3 bedrooms in well-managed buildings, has seen annual appreciation around 6% to 9% in high-demand Abidjan neighborhoods.
The main reason apartments are outperforming is simple: more buyers can afford them, they're easier to rent out, and mortgage constraints naturally push demand toward smaller ticket sizes rather than expensive standalone villas.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Ivory Coast as of 2026?
As of early 2026, the top three factors driving property prices in Ivory Coast are the structural housing shortage (which keeps demand well ahead of supply), strong economic growth supporting household incomes, and major infrastructure projects like the Abidjan Metro that are repricing certain neighborhoods.
Among these, the housing shortage exerts the strongest upward pressure on prices because the deficit is estimated at over 600,000 units and continues to grow each year, especially around Greater Abidjan where most jobs are concentrated.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Ivory Coast here.
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What is the property price forecast for Ivory Coast in 2026?
How much are property prices expected to increase in Ivory Coast in 2026?
As of early 2026, property prices in Ivory Coast are expected to increase by 4% to 7% over the course of the year, with Abidjan likely to see the higher end of that range around 5% to 8%.
The range of forecasts varies somewhat, with more conservative analysts pointing to 3% to 5% growth if credit conditions tighten, while optimistic scenarios suggest up to 8% to 9% if infrastructure delivery accelerates and foreign investment picks up.
The main assumption underlying most price increase forecasts is that Ivory Coast's economy will continue growing at 6% to 7% annually, which supports household formation and keeps rental demand strong in major cities.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Ivory Coast.
Which neighborhoods will see the highest price growth in Ivory Coast in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Ivory Coast are Bingerville, the Angré sections in Cocody, and parts of Yopougon with improved road connectivity.
These top neighborhoods are projected to see price growth of 7% to 10% in 2026, compared to 4% to 6% for more established prime areas where prices are already high.
The primary catalyst driving expected growth in these neighborhoods is the combination of lower starting prices (which allows for catch-up) and tangible improvements in accessibility, whether through new roads or proximity to planned Abidjan Metro stations.
One emerging neighborhood that could surprise with higher-than-expected growth is the Sideci and Maroc area of Yopougon, where connectivity improvements are unlocking demand from the commune's large population base.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Ivory Coast.
What property types will appreciate the most in Ivory Coast in 2026?
As of early 2026, the property type expected to appreciate the most in Ivory Coast is the 2 to 3 bedroom apartment in newer, well-serviced residences with reliable power, water, and security.
This top-performing property type is projected to see appreciation of 6% to 9% in high-demand neighborhoods, outpacing both luxury villas and older unrenovated units.
The main demand trend driving this appreciation is affordability: with mortgage rates still above 8% for most households, buyers naturally gravitate toward smaller units they can actually finance or purchase outright.
On the other hand, large luxury villas in already expensive prime areas are expected to underperform because the buyer pool is much thinner, and these properties often sit on the market longer waiting for the right high-net-worth purchaser.
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.
How will interest rates affect property prices in Ivory Coast in 2026?
As of early 2026, interest rates are expected to have a moderately supportive effect on property prices in Ivory Coast, since the BCEAO (the regional central bank) cut its key rate to 3.25% in mid-2025, which has gently eased credit sentiment.
The current BCEAO policy rate stands at 3.25%, and mortgage rates for households in Ivory Coast typically range from 8% to 12% depending on the borrower's profile and the bank, with most analysts expecting rates to remain stable or drift slightly lower through 2026.
As a rough guide, a 1% drop in mortgage rates in Ivory Coast can improve household borrowing capacity by around 8% to 10%, which tends to push more demand toward mid-market apartments and support prices in neighborhoods with strong rental appeal.
You can also read our latest update about mortgage and interest rates in Ivory Coast.
What are the biggest risks for property prices in Ivory Coast in 2026?
As of early 2026, the three biggest risks for property prices in Ivory Coast are an affordability squeeze if wages don't keep pace with prices, land title and permitting uncertainties that can freeze transactions, and localized disruptions like demolitions in flood-risk zones that have displaced thousands of residents.
Among these risks, the affordability squeeze has the highest probability of materializing because housing prices have been rising faster than average incomes for several years, and mortgage access remains limited for most Ivorian households.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Ivory Coast.
Is it a good time to buy a rental property in Ivory Coast in 2026?
As of early 2026, the overall assessment is that it is a reasonably good time to buy a rental property in Ivory Coast, particularly in neighborhoods with deep tenant pools like Angré, Zone 4 in Marcory, or family-oriented areas in Bingerville.
The strongest argument in favor of buying now is structural: the housing shortage keeps rental demand tight, vacancy rates are low in well-located properties, and urbanization will continue pushing more people into Abidjan for years to come.
The strongest argument for waiting is affordability risk: if wages don't keep up with rising property prices, you may find it harder to raise rents to match your investment, which could squeeze yields over time.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Ivory Coast.
You'll also find a dedicated document about this specific question in our pack about real estate in Ivory Coast.
Buying real estate in Ivory Coast 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.
Where will property prices be in 5 years in Ivory Coast?
What is the 5-year property price forecast for Ivory Coast as of 2026?
As of early 2026, cumulative property price growth in Ivory Coast over the next 5 years is expected to range from 25% to 45% nationally, with Abidjan likely seeing stronger growth around 30% to 55%.
The range of 5-year forecasts spans from a conservative scenario of around 20% to 25% (if credit conditions tighten and economic growth slows) to an optimistic scenario of 50% to 55% (if infrastructure delivery accelerates and mortgage access expands significantly).
This translates to a projected average annual appreciation rate of roughly 4.5% to 8% per year over the next 5 years in Ivory Coast, which is consistent with a fast-growing emerging market that hasn't yet experienced a credit-fueled boom.
The key assumption most forecasters rely on is that Ivory Coast's economy will continue growing at 5% to 7% annually and that the housing shortage will persist because formal supply additions won't catch up with demand anytime soon.
Which areas in Ivory Coast will have the best price growth over the next 5 years?
The top three areas in Ivory Coast expected to have the best price growth over the next 5 years are Bingerville (with its land-to-housing conversion potential), the outer Riviera and Angré sections of Cocody, and well-connected pockets of Yopougon that are benefiting from infrastructure improvements.
These top-performing areas are projected to see 5-year cumulative price growth of 40% to 60%, compared to 25% to 35% for already expensive prime areas like Plateau or Cocody's Deux-Plateaux Vallon.
This differs somewhat from the shorter 1-year forecast because over 5 years, infrastructure catalysts like the Abidjan Metro have time to materially change accessibility, which amplifies the premium for previously underserved neighborhoods.
The currently undervalued area with the best potential for outperformance over 5 years is the Sideci-Maroc corridor in Yopougon, where low starting prices combined with improved road and potential metro connectivity could deliver stronger-than-expected gains.
What property type will give the best return in Ivory Coast over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Ivory Coast is the mid-market 2-bedroom apartment in a newer residence with reliable utilities, located in a high-demand Abidjan neighborhood.
This top-performing property type is projected to deliver a 5-year total return (combining appreciation and rental income) of roughly 50% to 70%, assuming you buy in the right location and manage the property well.
The main structural trend favoring this property type is affordability: as the population grows and wages rise gradually, more households can afford to rent or buy 2-bedroom apartments, which keeps demand steady and vacancy rates low.
For buyers who want a balance of return and lower risk over 5 years, duplexes in gated compounds offer a good middle ground because they attract stable family tenants while being easier to maintain than standalone villas.
How will new infrastructure projects affect property prices in Ivory Coast over 5 years?
The top three major infrastructure projects expected to impact property prices in Ivory Coast over the next 5 years are the Abidjan Metro (which will transform north-south connectivity), continued road network expansions around Greater Abidjan, and new bridge projects linking different parts of the lagoon city.
Properties near completed infrastructure projects in Ivory Coast typically see a price premium of 10% to 20% compared to similar properties further away, and this premium tends to build gradually as the infrastructure becomes operational and commute times visibly improve.
The specific neighborhoods that will benefit most from these developments include areas along the planned Abidjan Metro corridors, Bingerville (from improved eastern road access), and parts of Yopougon that gain better connections to job centers in Plateau and Cocody.
How will population growth and other factors impact property values in Ivory Coast in 5 years?
Ivory Coast's population is projected to grow at around 2.5% annually over the next 5 years, and this sustained growth is expected to keep housing demand elevated, particularly in Greater Abidjan where most economic opportunities are concentrated.
The demographic shift with the strongest influence on property demand in Ivory Coast is the expansion of the urban middle class, as rising incomes create more households that can afford formal housing rather than informal settlements.
Migration patterns, both domestic (from rural areas and secondary cities to Abidjan) and regional (from neighboring West African countries), are expected to add upward pressure on property values, especially for rental housing in accessible neighborhoods.
The property types and areas that will benefit most from these demographic trends are 2-bedroom apartments in well-connected Abidjan neighborhoods like Angré and Zone 4, as well as family-sized duplexes in peri-urban growth areas like Bingerville.
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 is the 10 year property price outlook in Ivory Coast?
What is the 10-year property price prediction for Ivory Coast as of 2026?
As of early 2026, cumulative property price growth in Ivory Coast over the next 10 years is expected to range from 60% to 110% nationally, with Abidjan potentially seeing gains of 75% to 130% if current trends continue.
The range of 10-year forecasts spans from a conservative scenario around 50% to 60% (if economic growth slows or credit conditions tighten significantly) to an optimistic scenario of 120% to 140% (if mortgage markets expand and infrastructure delivery exceeds expectations).
This translates to a projected average annual appreciation rate of roughly 5% to 8% per year over the next decade in Ivory Coast, which reflects compounding growth in a market with persistent undersupply.
The biggest uncertainty factor in making 10-year property price predictions for Ivory Coast is whether the financial sector will meaningfully expand mortgage access, because a credit boom could accelerate price growth while continued credit constraints would keep appreciation more moderate.
What long-term economic factors will shape property prices in Ivory Coast?
The top three long-term economic factors that will shape property prices in Ivory Coast over the next decade are sustained GDP growth and economic diversification, the depth of mortgage and housing finance development, and the quality of infrastructure and urban planning.
The single long-term factor with the most positive potential impact on property values is continued economic growth and job creation, because rising incomes expand the pool of households that can afford formal housing and sustain rental demand.
On the flip side, the single long-term factor that poses the greatest structural risk is the affordability gap, because if property prices continue rising faster than incomes and mortgage access remains limited, demand could eventually be constrained by what households can actually pay.
You'll also find a much more detailed analysis in our pack about real estate in Ivory Coast.
Is buying a property in Ivory Coast a good long-term investment?
As of early 2026, buying property in Ivory Coast is generally a good long-term investment for most non-professional individuals, provided you prioritize two things: paper safety (clear land title and permits) and choosing a location with strong rental demand.
The strongest argument in favor of long-term property investment in Ivory Coast is the structural housing shortage, which is unlikely to be resolved anytime soon given how far supply lags behind demand, especially in Greater Abidjan.
The strongest argument for caution is that the market has real frictions: land title issues can derail transactions, and if you buy in a location with weak tenant demand, your returns could disappoint even if the broader market rises.
For the best long-term results, focus on neighborhoods like Angré, Bingerville, or Zone 4 in Marcory where tenant pools are deep, prioritize 2-bedroom units with reliable utilities, and always verify your paperwork thoroughly before committing.
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 | The central bank for the WAEMU monetary zone that includes Ivory Coast. | We used it to anchor the macro backdrop and interest rate environment households face. We also used it to keep our price forecasts consistent with the monetary cycle. |
| ANStat | The official national statistics office of Ivory Coast producing CPI data. | We used it to estimate real (inflation-adjusted) price growth and sanity-check nominal price moves. We also used CPI data to explain why prices can rise even when affordability feels worse. |
| IMF | The IMF's flagship assessment based on detailed country consultations. | We used it for baseline growth and inflation assumptions. We cross-checked it against AfDB and World Bank to avoid single-source bias. |
| African Development Bank | A top-tier development finance institution with country macro forecasts. | We used it to triangulate growth expectations for 2025-2026 and frame household income momentum. We also used it to stress-test our forecasts under weaker growth scenarios. |
| World Bank MPO | Widely used standardized macro outlook notes from the World Bank. | We used it as a second macro baseline covering growth drivers and reforms. We cross-checked it against IMF and AfDB to align our forecast ranges. |
| World Bank Housing Report | An analytical report focused specifically on Ivory Coast's housing sector. | We used it to quantify the structural housing shortfall driving prices upward. We also used it to explain why supply additions often don't fully cool prices. |
| UN-Habitat | A leading international reference on cities, housing, and urbanization. | We used it to ground Abidjan's scale and urban pressures shaping demand. We also used it to support long-run demand assumptions over 5-10 years. |
| CAHF | A specialist housing finance research group widely cited across Africa. | We used it to describe mortgage availability and typical lending rate ranges. We used it as a reality check on how much demand borrowing can support. |
| Abidjan Metro | The official project communication channel for the Abidjan Metro. | We used it to identify where connectivity improves first. We folded this into our neighborhood forecasts for 2026-2031. |
| Properstar | A large international portal with transparent listing-based methodology. | We used it for consistent numeric anchors on price per square meter. We cross-checked its figures with local agency ranges to avoid over-relying on listings. |
| CEIC Data | A professional macro databank that republishes official series with metadata. | We used it to quantify recent household lending rate levels. We cross-checked directionally with BCEAO policy decisions and CAHF ranges. |
| Ecofin Agency | A major regional business outlet that cites official BCEAO decisions. | We used it only to timestamp policy rate moves when the decision date matters. We treated it as secondary and anchored levels to BCEAO where possible. |
| Keur-Immo | A major property portal in Francophone West Africa with neighborhood data. | We used it for named neighborhood examples and relative pricing between communes. We treated it as a cross-check rather than an official source. |
| Le Monde | A major newspaper acceptable when citing underlying reports and data. | We used it only for lived reality context on affordability pressure. We did not use it as a primary price dataset. |
| AP News | A credible international news source for local event reporting. | We used it to document local disruption risks like demolitions in Abidjan. We factored this into our risk assessment for specific neighborhoods. |
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If you want to go deeper, you can read the following: