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 offers some of the most attractive rental yields in West Africa, but the numbers vary dramatically depending on where and what you buy.
We constantly update this blog post to reflect the latest market conditions in Abidjan and across the country.
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
- Gross rental yields in Ivory Coast average around 9.5% in early 2026, which is roughly double what investors earn in most European markets due to less mortgage-driven price inflation.
- The gap between gross and net yields in Abidjan typically ranges from 2.5 to 3 percentage points, with property management fees of 5% to 10% being the largest recurring expense.
- Yields in Yopougon and Abobo can reach 11% to 14% gross, while prime Cocody neighborhoods often compress below 8% due to high purchase prices driven by expat demand.
- Ivory Coast's housing deficit grows by roughly 50,000 units annually, which keeps vacancy rates moderate at 6% to 10% despite rapid construction in some areas.
- Studios and one-bedroom apartments in Abidjan typically deliver 1 to 2 percentage points higher yields than large villas because they rent more efficiently per CFA invested.
- The official rental income tax in Ivory Coast is set at 3% of rental value by the Direction Générale des Impôts, making it relatively modest compared to other African markets.
- Landlord-paid electricity in Abidjan can cost 25,000 to 250,000 CFA per month depending on unit size and air conditioning use, which significantly impacts net yields for furnished rentals.
- The Akwaba mixed-use project and Teyliom's Waterfront development are expected to lift rent ceilings in nearby Port-Bouët and attract new corporate tenants to surrounding areas.
What are the rental yields in Ivory Coast as of 2026?
What's the average gross rental yield in Ivory Coast as of 2026?
As of early 2026, the average gross rental yield for residential investment properties in Ivory Coast sits around 9.5%, though this figure primarily reflects the Greater Abidjan market where most investable rental stock is concentrated.
The realistic range of gross rental yields in Ivory Coast covers most typical residential properties between 8% and 11%, with the exact figure depending heavily on location, property type, and tenant profile.
These yields are notably higher than what you would find in most of Europe or North America, where gross yields often fall between 3% and 6%, because Ivory Coast property prices are not inflated by cheap mortgage financing.
The single most important factor influencing gross rental yields in Ivory Coast right now is the structural housing deficit in Abidjan, which creates persistent renter demand and supports relatively strong rent levels even as new supply enters the market.
What's the average net rental yield in Ivory Coast as of 2026?
As of early 2026, the average net rental yield in Ivory Coast falls around 6.5% for a typical hands-off landlord using a property management agent in Abidjan.
The typical gap between gross and net rental yields in Ivory Coast ranges from 2.5 to 3.5 percentage points, which reflects the combined impact of taxes, management fees, vacancy, and maintenance reserves.
Property management fees are the expense category that most significantly reduces gross yield to net yield in Ivory Coast, typically running between 5% and 10% of collected rent in Abidjan, followed closely by vacancy allowances of one to two months per year.
The realistic range of net rental yields in Ivory Coast for standard investment properties spans from 5.5% to 8%, with the variation driven mainly by how efficiently the property is managed and whether the landlord pays utilities or the tenant does.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Ivory Coast.
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 yield is considered "good" in Ivory Coast in 2026?
In Ivory Coast in 2026, a gross rental yield of 9% or higher is generally considered "good" by local investors, while anything above 7% net is viewed as a very solid deal, especially if the tenant profile is stable.
The gross yield threshold that typically separates average-performing properties from high-performing ones in Ivory Coast is around the 10% mark, because at that level you have enough buffer to absorb unexpected vacancy, repairs, and the friction costs that come with managing rentals in Abidjan.
How much do yields vary by neighborhood in Ivory Coast as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Abidjan can reach 4 to 7 percentage points, which is a significant difference that makes location one of the most important investment decisions.
The neighborhoods that typically deliver the highest rental yields in Ivory Coast are working-class and middle-income communes like Yopougon, Abobo, Koumassi, and Treichville, where purchase prices remain accessible but renter demand is broad and deep.
The neighborhoods that typically deliver the lowest rental yields in Ivory Coast are the prestige areas like Cocody (Deux-Plateaux, Riviera, M'Pouto), Plateau, and Marcory's Zone 4, where high purchase prices driven by expat and corporate demand compress yields even when rents are strong.
The main reason yields vary so much across neighborhoods in Ivory Coast is the dramatic difference in purchase prices between prime lifestyle areas and mass-market communes, while rents do not vary nearly as much in proportion.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Ivory Coast.
How much do yields vary by property type in Ivory Coast as of 2026?
As of early 2026, gross rental yields across different property types in Ivory Coast range from roughly 7% for large villas in prime areas to 12% or more for well-located mid-market apartments.
The property type that currently delivers the highest average gross rental yield in Ivory Coast is small-to-mid apartments and compact houses or duplexes that target the broad middle of the market, because they rent more efficiently relative to their purchase price.
The property type that currently delivers the lowest average gross rental yield in Ivory Coast is large villas in prime communes like Cocody and Marcory, where high purchase prices and a narrower pool of potential tenants compress returns.
The key reason yields differ between property types in Ivory Coast is that smaller units command higher rent per CFA invested, while villas carry additional costs for maintenance, security, and gardens that further erode net yield.
By the way, you might want to read the following:
What's the typical vacancy rate in Ivory Coast as of 2026?
As of early 2026, the average residential vacancy rate in Greater Abidjan runs between 6% and 10% when you include both empty time and tenant transition periods.
The realistic range of vacancy rates across different neighborhoods in Ivory Coast spans from around 4% to 7% in prime corporate micro-areas up to 7% to 12% in mid-market mass-demand communes where turnover is higher.
The main factor that currently drives vacancy rates in Ivory Coast is the structural housing deficit in Abidjan, which keeps demand pressure high and prevents vacancy from exploding even in areas with active construction.
Ivory Coast's vacancy rate is generally lower than you might expect for an emerging market because rapid urbanization and a persistent housing shortage of over 600,000 units create continuous demand for rental accommodation across most price segments.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Ivory Coast.
What's the rent-to-price ratio in Ivory Coast as of 2026?
As of early 2026, the average rent-to-price ratio in Ivory Coast (monthly rent divided by purchase price) ranges from about 0.7% in expensive city-center areas to around 1.0% in more affordable outer neighborhoods, which translates to annual gross yields of roughly 8% to 12%.
A rent-to-price ratio of 0.8% or higher per month is generally considered favorable for buy-to-let investors in Ivory Coast, because when you multiply that by 12 months you get a gross yield approaching 10%, which provides enough margin to cover costs and still earn a reasonable net return.
Ivory Coast's rent-to-price ratio is considerably more attractive than what you find in most European cities, where ratios of 0.3% to 0.5% are common, because property prices in Abidjan have not been bid up by decades of cheap mortgage financing and institutional investment.
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 neighborhoods and micro-areas in Ivory Coast give the best yields as of 2026?
Where are the highest-yield areas in Ivory Coast as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Abidjan are Yopougon, Abobo, and Koumassi, where accessible purchase prices meet strong demand from workers, young families, and internal migrants.
The estimated average gross rental yield range in these top-performing areas like Yopougon, Abobo, and Koumassi typically falls between 11% and 14%, though you need to be very careful about exact micro-location and property condition.
The main characteristic these high-yield areas share in Ivory Coast is that they offer relatively low entry prices while tapping into a broad and continuous pool of renters who prioritize affordability and commute access over prestige.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Ivory Coast.
Where are the lowest-yield areas in Ivory Coast as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Abidjan are Cocody (especially Deux-Plateaux, Riviera, and M'Pouto), Plateau, and Marcory's Zone 4, where prestige pricing drives purchase costs well above what rents can justify from a pure yield perspective.
The estimated average gross rental yield range in these low-yield areas typically falls between 6% and 8%, which can still work for investors prioritizing capital appreciation or tenant quality over immediate cash flow.
The main reason yields are compressed in these areas of Ivory Coast is that property prices are driven by lifestyle factors, embassy proximity, international schools, and corporate headquarters, rather than by rental income fundamentals alone.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Ivory Coast.
Which areas have the lowest vacancy in Ivory Coast as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Abidjan are well-connected parts of Yopougon and Koumassi (due to mass-market liquidity) and family-friendly pockets of Cocody like Deux-Plateaux and Riviera (anchored by international schools and corporate tenants).
The estimated vacancy rate range in these low-vacancy areas typically falls between 3% and 6%, meaning landlords often experience less than one month of vacancy per year when properties are priced correctly.
The main demand driver that keeps vacancy low in these areas of Ivory Coast is the combination of job proximity, transport access, and essential services like schools and markets, which creates a deep and reliable tenant pool.
The trade-off investors typically face when targeting these low-vacancy areas is that the prime neighborhoods with the most stable occupancy, like Cocody, often come with high purchase prices that compress overall yield, so you sacrifice cash flow for stability.
Which areas have the most renter demand in Ivory Coast right now?
The top three neighborhoods currently experiencing the strongest renter demand in Ivory Coast are Cocody (Deux-Plateaux, Riviera) for corporate and upper-middle tenants, Marcory (especially Zone 4) for expat convenience, and Yopougon for the large mass-market renter base.
The type of renter profile driving most of the demand in those areas includes young professionals and corporate employees in Cocody and Marcory, while Yopougon attracts workers, small families, and internal migrants looking for affordable housing with decent transport links.
Rental listings in these high-demand neighborhoods typically get filled within two to four weeks when priced at market rates, though overpriced properties in even the best locations can sit for months.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Ivory Coast.
Which upcoming projects could boost rents and rental yields in Ivory Coast as of 2026?
As of early 2026, the top three upcoming projects expected to boost rents in Ivory Coast are the Akwaba mixed-use development, Teyliom's Waterfront project, and infrastructure improvements along the eastern expansion corridor toward Bingerville.
The neighborhoods most likely to benefit from these projects include Port-Bouët (near Akwaba and the airport), areas around the lagoon waterfront in central Abidjan, and Bingerville as the city expands eastward with better roads and services.
Investors might realistically expect rent increases of 5% to 15% in the immediate vicinity of these projects once they are completed, though the exact impact depends on how quickly commercial activity and transport links actually materialize.
You'll find our latest property market analysis about Ivory Coast here.
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What property type should I buy for renting in Ivory Coast as of 2026?
Between studios and larger units in Ivory Coast, which performs best in 2026?
As of early 2026, studios and one-bedroom units in Ivory Coast generally perform better than larger units in terms of rental yield, while two-bedroom apartments often deliver the best balance of yield and tenant stability.
The typical gross rental yield for studios in Abidjan ranges from 10% to 13% (around 600,000 to 900,000 CFA, or 900 to 1,400 USD, or 850 to 1,300 EUR monthly rent), compared to 8% to 10% for larger units with two or more bedrooms.
The main factor that explains why smaller units outperform larger ones in Ivory Coast is that rent per square meter is higher for compact spaces, and the purchase price per unit is lower, so your money works harder from a yield perspective.
One scenario where larger units might actually be the better investment choice in Ivory Coast is when you target corporate tenants or expatriate families in prime Cocody neighborhoods, because they sign longer leases and cause less turnover, which can offset the lower yield with stability.
What property types are in most demand in Ivory Coast as of 2026?
As of early 2026, the most in-demand property type in Ivory Coast is modern apartments (studios to two bedrooms) in well-connected and serviced areas of Abidjan, because they match what the largest pool of renters can actually afford.
The top three property types ranked by current tenant demand in Ivory Coast are modern apartments in commutable locations, two-to-three bedroom family units near schools and markets, and secure compounds or duplexes for upper-middle tenants who want parking and security.
The primary demographic trend driving this demand pattern in Ivory Coast is rapid urbanization combined with a young and growing workforce, which creates massive need for affordable, well-located housing that most new households can actually pay for.
One property type that is currently underperforming in demand and likely to remain so in Ivory Coast is oversized luxury villas in prime areas, because the pool of tenants who can afford 2,000,000+ CFA (3,000+ USD, 2,800+ EUR) monthly rents is quite small and already well-served.
What unit size has the best yield per m² in Ivory Coast as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Ivory Coast is between 25 and 50 square meters, which typically means studios and compact one-bedroom apartments.
The typical gross rental yield per square meter for that optimal unit size in Ivory Coast works out to around 15,000 to 25,000 CFA per month (roughly 23 to 38 USD, or 21 to 35 EUR), compared to 10,000 to 15,000 CFA (15 to 23 USD, 14 to 21 EUR) for larger family apartments.
The main reason both very small units and very large units tend to have lower yield per square meter in Ivory Coast is that tiny studios can be hard to rent in some areas while oversized properties face a limited tenant pool and higher per-unit maintenance costs.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Ivory Coast as of 2026?
What are typical property taxes and recurring local fees in Ivory Coast as of 2026?
As of early 2026, the annual property tax (impôt sur le revenu foncier) for a typical rental apartment in Ivory Coast is calculated at 3% of the rental value, which for a property renting at 500,000 CFA per month would mean roughly 180,000 CFA annually (about 275 USD or 255 EUR).
Other recurring local fees landlords must budget for annually in Ivory Coast include property-related land taxes and any building charges for apartments in compounds, which together can add another 50,000 to 200,000 CFA per year (75 to 300 USD, or 70 to 280 EUR) depending on the property type and location.
These taxes and fees typically represent between 3% and 8% of gross rental income in Ivory Coast, with the exact percentage depending on how the property is assessed and whether you are in a compound with shared maintenance costs.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Ivory Coast.
What insurance, maintenance, and annual repair costs should landlords budget in Ivory Coast right now?
The estimated annual landlord insurance cost for a typical rental property in Ivory Coast ranges from 0.2% to 0.6% of property value, which for a 50,000,000 CFA apartment would mean roughly 100,000 to 300,000 CFA per year (150 to 460 USD, or 140 to 425 EUR).
The recommended annual maintenance and repair budget in Ivory Coast is around 0.5% to 1.0% of property value for apartments, and 1.0% to 2.0% for standalone houses and villas, which translates to roughly 250,000 to 1,000,000 CFA annually (380 to 1,530 USD, or 355 to 1,420 EUR) for a mid-range property.
The type of repair expense that most commonly catches landlords off guard in Ivory Coast is plumbing and water-related issues, including pump failures, water tank maintenance, and leak damage, because Abidjan's humidity and water pressure variations accelerate wear.
The total combined annual cost landlords should realistically budget for insurance, maintenance, and repairs in Ivory Coast ranges from about 350,000 to 1,300,000 CFA (530 to 2,000 USD, or 500 to 1,850 EUR), depending on property type and age.
Which utilities do landlords typically pay, and what do they cost in Ivory Coast right now?
In Ivory Coast, landlords of unfurnished long-term rentals typically have tenants pay electricity and water directly, while landlords often cover common-area charges and sometimes water in compounds, whereas furnished or serviced rental landlords usually pay electricity, water, and internet and include it in the rent.
The estimated monthly cost for landlord-paid utilities in a typical rental unit in Ivory Coast ranges from 25,000 to 60,000 CFA (38 to 92 USD, or 35 to 85 EUR) for a small apartment up to 80,000 to 250,000 CFA (122 to 380 USD, or 115 to 355 EUR) for a larger family villa with air conditioning.
What does full-service property management cost, including leasing, in Ivory Coast as of 2026?
As of early 2026, the monthly property management fee for full-service management in Ivory Coast typically runs between 5% and 10% of collected rent, which for a property renting at 500,000 CFA per month means 25,000 to 50,000 CFA monthly (38 to 77 USD, or 35 to 71 EUR).
The typical leasing or tenant-placement fee charged on top of ongoing management in Ivory Coast is often equivalent to one month of rent, which can be 400,000 to 800,000 CFA (610 to 1,220 USD, or 570 to 1,135 EUR) depending on the property, though this is sometimes negotiated or split between parties.
What's a realistic vacancy buffer in Ivory Coast as of 2026?
As of early 2026, landlords in Ivory Coast should set aside between 8% and 17% of annual rental income as a vacancy buffer, depending on property type and location, with 12% being a sensible middle-ground assumption for most investors.
The typical number of vacant weeks per year landlords experience in Ivory Coast ranges from about 4 to 8 weeks, with prime-area properties often at the lower end and mid-market properties experiencing slightly more turnover and re-letting time.
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.
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 |
|---|---|---|
| Direction Générale des Impôts (DGI) | It's the official tax authority of Ivory Coast, so it's the closest thing to ground truth on property-related taxes. | We used it to anchor the property tax and rental income tax rates that landlords actually face. We then built net-yield deductions around those statutory rates. |
| Knight Frank Africa Report | Knight Frank is a long-established global real estate consultancy with a strong research track record. | We used it to identify where prime leasing demand concentrates in Abidjan (Marcory, Cocody, Riviera). We then translated those market dynamics into neighborhood yield patterns. |
| World Bank Housing Report | The World Bank is a major international institution known for rigorous country diagnostics. | We used it to quantify the structural housing deficit and its annual growth, which drives long-run rental demand. We then used that to justify why vacancy stays moderate in most segments. |
| UN-Habitat Country Brief | UN-Habitat is the UN agency focused on cities and housing, compiling standardized urban indicators. | We used it to ground the "why demand exists" story through rapid urbanization data. We then used that context to explain why rental markets stay tight in well-connected areas. |
| CAHF (Centre for Affordable Housing Finance) | CAHF is a specialized Africa housing-finance research organization used by policy and finance stakeholders. | We used it to cross-check housing-market structure and the limited nature of formal rental statistics. We then triangulated yields using listing-based datasets because official yield series are scarce. |
| Habitat for Humanity Country Profile | Habitat for Humanity is a well-known international housing NGO that compiles country housing indicators. | We used it as a second independent check on the size and growth of the housing deficit. We then treated this as demand-side support for our vacancy and rent-growth assumptions. |
| IMF Staff Report | The IMF is a reference institution for macro stability and country risk context. | We used it to frame 2026 as a period where macro conditions matter for tenant affordability. We then reflected that in what a "good yield" looks like locally. |
| CIE (Compagnie Ivoirienne d'Électricité) | It's the national electricity utility, so tariff tables are official and auditable. | We used it to price realistic landlord-paid utilities scenarios. We then converted tariffs into practical monthly budget ranges that feed into net yield calculations. |
| SODECI (Water Utility) | It's the national water utility operator, so it's the authoritative place for service terms. | We used it as the official reference point for water being a regulated utility service. We then paired it with public tariff information to get usable cost estimates. |
| Go Africa Online | It's a large Africa business directory and editorial platform that aggregates local market norms. | We used it to anchor the typical property management fee range commonly charged in Abidjan. We then applied that range directly to net-yield calculations as a percentage of rent. |
| Numbeo | It's transparent about method and sample size, making it useful as a triangulation input for crowdsourced data. | We used it to get a consistent set of price-to-rent ratios and implied gross yields for Abidjan. We then cross-checked those levels against other sources to set our estimate ranges. |
| Properstar | It clearly states it's based on published listings and updates frequently, useful where official price indices are limited. | We used it as a second listing-based check on the direction and level of asking prices. We then used it to verify whether the implied yields from rent/price ratios were plausible. |
| Associated Press (AP) | AP is a major international newsroom with editorial standards and fact-checking. | We used it to explain Abidjan-specific demand drivers like relocations and demolitions. We then reflected this in neighborhood-level vacancy and yield dispersion. |
| Le Monde | It's a major national newspaper that references underlying housing deficit figures and policy context. | We used it to corroborate the housing pressure story with reported deficit magnitudes. We then used it to support why rents can stay resilient even when purchase prices rise. |
| Teyliom Properties | It's the developer's official site providing direct project information and positioning. | We used it to understand the Akwaba mixed-use project's location and target market. We then linked it to potential rent growth in surrounding Port-Bouët areas. |
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