Buying and owning property in Ivory Coast as a foreigner

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

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Ivory Coast. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The AfricanVestor, we explore the Ivorian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Abidjan, Grand-Bassam, and Yamoussoukro. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners legally buy property in Ivory Coast, and are there any restrictions compared to locals?

Foreigners cannot own land outright in Ivory Coast, but they can legally lease property for up to 99 years.

This leasehold system applies equally to all foreign nationalities, whether you're from Europe, Asia, America, or other African countries. The 99-year lease covers both residential and commercial real estate transactions.

Ivorian citizens enjoy full freehold ownership rights, creating a clear legal distinction between local and foreign property rights. This means locals can buy, sell, and pass down land through inheritance without time restrictions, while foreigners operate under long-term lease agreements.

Additional restrictions apply to agricultural land and strategically sensitive areas, where foreigners may need to partner with local entities or undergo additional government review processes.

As of September 2025, this legal framework remains the standard across all regions of Ivory Coast.

What type of properties can a foreigner purchase, and which ones are off-limits?

Foreigners can lease residential properties including apartments, houses, villas, and bungalows through 99-year leasehold contracts.

Commercial properties such as offices, retail spaces, and mixed-use buildings are also available for foreign lease. Vacation properties and tourism-related real estate in coastal areas and urban centers fall under the same leasehold system.

Freehold ownership of any land is completely off-limits to foreign buyers. Agricultural land faces special regulations, often requiring partnerships with local entities or additional government approvals.

Properties in strategically sensitive areas may require further review and approval from relevant government ministries. Urban areas like Abidjan, Grand-Bassam, and other major cities offer the widest selection of available properties for foreign lease.

It's something we develop in our Ivory Coast property pack.

Do foreigners need to meet specific residency or visa requirements before buying property?

No specific visa or residency status is required to lease property in Ivory Coast - transactions can be completed on a tourist visa.

For stays exceeding 90 days, you'll need a long-term visa and residence permit, which requires documentation including proof of funds, medical certificates, and police clearance. The tourist visa allows you to complete property transactions during short visits.

Long-term residency applications involve more extensive paperwork and can take several weeks to process through Ivorian immigration authorities. Many foreign investors complete initial property searches and negotiations on tourist visas, then apply for longer-term status if planning extended stays.

The property leasing process itself doesn't depend on residency status, making it accessible to international investors who don't plan to live in Ivory Coast full-time.

Visa processing times and requirements can change, so check with Ivorian consulates for current information before traveling.

Is it necessary to be physically present in Ivory Coast during the property purchase process?

Physical presence is required for specific stages including contract signing and biometric document verification.

Key stages requiring your physical presence include the final contract signing ceremony, identity verification at the notary's office, and document authentication processes that involve biometric confirmation.

Power of attorney arrangements are possible for remote transactions when working with a trusted legal representative. Your attorney can handle preliminary negotiations, due diligence, and initial paperwork on your behalf.

However, most notaries and land registry offices require the actual buyer to appear in person for final contract execution and identity confirmation. This typically involves 1-2 trips to Ivory Coast during the transaction process.

Remote handling works best for early stages like property searches, initial negotiations, and document preparation, but expect to travel for final completion.

What are the step-by-step procedures and documents required to buy property as a foreigner?

Step	Procedure	Required Documents
1. Property Search	Identify suitable property via agent or online platforms	Passport, proof of funds
2. Price Negotiation	Negotiate price and lease terms with seller	Initial offer letter, financial capacity proof
3. Due Diligence	Conduct title verification at Land Registry	Property title documents, encumbrance certificate
4. Contract Drafting	Draft and review lease/sale agreement	Notarized lease agreement, terms specification
5. Notary Authentication	Notary authenticates the transaction	All above documents plus tax clearance
6. Registration	Register the lease at Land Registry	Request letter, completed registration form
7. Fee Payment	Pay all requisite fees and taxes	Proof of payment receipts

Is hiring a lawyer or notary mandatory, and what role do they play in the transaction?

Hiring a notary is mandatory for all property transactions in Ivory Coast, while engaging a lawyer is strongly recommended but not legally required.

The notary serves as the official authenticator, ensuring legal compliance, confirming buyer and seller identities, calculating all taxes and fees, and handling final registration with authorities. Notaries are licensed government officials who cannot proceed without proper documentation.

Lawyers provide crucial due diligence services including title verification, contract review, legal risk assessment, and statutory compliance checks. They can identify potential issues before you commit to the transaction.

Notary fees are typically 1-2% of the property value, while lawyer fees range from 0.5-1% depending on transaction complexity. Both professionals must be licensed to practice in Ivory Coast.

Working with local legal professionals familiar with Ivorian property law significantly reduces transaction risks and ensures compliance with all regulatory requirements.

What are the taxes, fees, and hidden costs involved when buying and later selling a property?

Total transaction costs typically range from 10-13% of the property value, including notary fees, registration fees, and various taxes.

Purchase costs include notary fees (1-2% of property value), land registration fees (approximately 2-3%), transfer taxes (3-5%), and legal fees if using a lawyer (0.5-1%). Bank fees for fund transfers and currency conversion can add another 0.5-1%.

When selling property, similar cost structures apply with notary authentication, registration updates, and potential capital gains taxes. Real estate agent commissions typically range 3-5% of the sale price.

Hidden costs often include property maintenance during ownership, ongoing legal fees for contract management, visa and residency expenses if required, and potential currency fluctuation impacts for international transfers.

It's something we develop in our Ivory Coast property pack.

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.

Can foreigners access mortgages in Ivory Coast, and what are the current rates, conditions, and tips to secure financing?

Foreigners can access local mortgages from banks like Société Générale de Côte d'Ivoire and BNI, but requirements are more stringent than for locals.

As of September 2025, mortgage rates range from 5.99% to 10.82% depending on the bank, loan term, and borrower profile. Down payments typically require 10-30% of the property value, with most banks preferring 20-25% for foreign applicants.

Required documentation includes proof of income (last 6 months of bank statements), residency or visa documentation, property valuation report, life insurance policy, and a local Ivorian bank account. Loans typically last up to 20 years maximum.

Monthly repayments are capped at one-third of proven income, and banks require comprehensive income verification including employment contracts or business financial statements. Processing time ranges 4-8 weeks once all documentation is submitted.

Tips for securing financing include establishing banking relationships early, maintaining good credit history, and working with mortgage brokers familiar with foreign applicant requirements.

What are the fiscal implications of owning property in Ivory Coast, including rental income taxation and capital gains?

Rental income from Ivorian property is subject to local taxation, and owners must declare earnings and pay applicable taxes through the Ivorian tax system.

Rental income tax rates vary depending on total income levels and property type, with rates typically ranging from 10-25%. Property owners must register with local tax authorities and file annual returns declaring rental earnings.

Capital gains from property sales are subject to local taxation, with rates depending on holding period and property appreciation. Properties held longer than certain periods may qualify for reduced capital gains rates.

Double taxation agreements between Ivory Coast and various countries may affect tax liability, depending on your country of residence and tax residency status. International tax treaties can provide relief or credits for taxes paid in Ivory Coast.

It's essential to consult specialized tax advisors familiar with both Ivorian tax law and international tax treaties to ensure compliance and optimize tax liability across jurisdictions.

Which cities or regions are the most attractive for foreigners to live in, invest in, or rent out properties?

1. **Abidjan - Cocody District**: Premium residential area with excellent infrastructure, international schools, and high expatriate demand offering rental yields of 7.5-8.8%2. **Abidjan - Riviera District**: Modern business district with luxury apartments, shopping centers, and strong rental market for professionals yielding 6.8-7.5%3. **Grand-Bassam**: Historic coastal town with tourism appeal, vacation rental potential, and growing expatriate community offering yields of 6.1-7.2%4. **Abidjan - Plateau District**: Central business district with commercial opportunities, office spaces, and high foot traffic for retail investments5. **Yamoussoukro**: Political capital with government housing demand, educational institutions, and emerging development projects6. **San-Pédro**: Coastal port city with industrial growth, emerging expatriate housing needs, and tourism development potential

What are the latest liveability rankings, rental yields, tourism statistics, and growth forecasts by region?

Abidjan ranks as the top city for expatriate liveability due to its infrastructure, international schools, healthcare access, and robust rental market.

Rental yields in prime Abidjan districts (Cocody, Riviera) range from 6.8-8.8%, among the highest in West Africa. The Plateau business district offers commercial rental yields of 7-9% for office and retail spaces.

Tourism growth remains strong in Grand-Bassam and coastal zones, with visitor numbers increasing 8-12% annually pre-2025. Government infrastructure investment in tourism zones supports property appreciation prospects.

Population growth in greater Abidjan continues at 3-4% annually, driving housing demand and rental market expansion. Economic diversification beyond agriculture supports urban property market growth.

It's something we develop in our Ivory Coast property pack.

What are the most common mistakes and pitfalls foreigners face when buying property in Ivory Coast and how can they be avoided?

1. **Skipping Due Diligence**: Failing to verify property titles and check for encumbrances at the Land Registry can result in legal disputes or invalid transactions2. **Not Using Licensed Professionals**: Working with unlicensed notaries or lawyers can lead to invalid contracts and legal complications3. **Underestimating Bureaucracy**: Not allowing sufficient time for registration processes and government approvals can delay transactions by months4. **Ignoring Tax Obligations**: Failing to understand local tax requirements and residency implications can result in penalties and unexpected costs5. **Overlooking Currency Controls**: Not understanding fund repatriation rules and currency transfer regulations can complicate future property sales6. **Inadequate Local Market Research**: Not understanding local rental markets, property values, and neighborhood dynamics before purchasing7. **Poor Contract Terms**: Accepting lease agreements without proper legal review of terms, renewal options, and exit clauses

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. TheAfricanVestor - Ivory Coast Real Estate for Foreigners
2. TheAfricanVestor - Ivory Coast Property Tips
3. African Land - Abidjan Apartments for Sale
4. TheAfricanVestor - Ivory Coast Expat Guide
5. African Land - Property Ownership Laws
6. AGS-DICI - Property Ownership Regulations
7. Mondaq - Real Estate Comparative Guide
8. Harvey Law Corporation - Residency by Investment