What properties can you buy in Ivory Coastwith $100k, $300k, $500k and more? (January 2026)

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

What can I realistically buy with $100k in Ivory Coast right now?

Are there any decent properties for $100k in Ivory Coast, or is it all scams?

With $100,000 (about 56 million XOF at January 2026 rates), you can realistically find a small older apartment or a well-titled plot of land in outer Abidjan communes like Yopougon, Anyama, or Abobo, where prices are significantly lower than in the city center.

These neighborhoods offer the best value and most legitimate options at this budget because land prices in places like Yopougon or Bingerville are a fraction of what you would pay in prime areas like Cocody or Plateau, according to cadastral data cited by local finance outlets.

Buying in popular or upscale areas of Ivory Coast for $100k is technically possible, but you would need to accept a very small or older unit, a property that needs serious renovation, or a location on the less desirable edge of an otherwise nice commune.

The real scam risk at this price point is not so much about the property quality itself, but about paperwork and title issues, so you should never pay anything before a notary verifies the chain of ownership.

What property types can I afford for $100k in Ivory Coast (studio, land, old house)?

At approximately 56 million XOF, your realistic options in Ivory Coast include an older studio or 1-bedroom apartment, a modest small house in outer communes, or a standard urban plot of land in emerging areas with proper documentation.

For properties at this price level, you should expect older buildings that may need electrical updates, plumbing repairs, fresh paint, or waterproofing, so setting aside 10% to 25% of your purchase price for renovations is a smart move.

In terms of long-term value, titled land in growth corridors like Bingerville or parts of Anyama often makes the most sense at $100k in Ivory Coast, because you avoid renovation headaches and can build later when you have more capital, while the land itself appreciates with infrastructure improvements.

What's a realistic budget to get a comfortable property in Ivory Coast as of 2026?

As of early 2026, the realistic minimum budget to get a comfortable property in Ivory Coast is around $150,000 to $200,000 (approximately 84 to 112 million XOF, or about 140,000 to 185,000 EUR), which gets you into solid mid-market zones in Abidjan with proper documentation.

Most buyers who want a comfortable standard in Ivory Coast typically need to budget between $150,000 and $300,000 (84 to 168 million XOF, or 140,000 to 280,000 EUR), depending on whether they prioritize location, size, or building quality.

In Ivory Coast, "comfortable" generally means a property with reliable water and electricity, security features like guards or gated access, decent finishes, and enough space for a small family, typically 70 to 120 square meters for an apartment.

This budget can vary dramatically depending on neighborhood: in Cocody or Marcory, you pay a premium for location and amenities, while in emerging areas like Bingerville, your money stretches much further in terms of square meters.

What can I get with a $200k budget in Ivory Coast as of 2026?

What "normal" homes become available at $200k in Ivory Coast as of 2026?

As of early 2026, a $200,000 budget (about 112 million XOF) in Ivory Coast opens the door to what most people would call a "normal" home: a 2-bedroom apartment in a secure building in mid-market Abidjan neighborhoods, or a small villa or duplex in outer communes if you prioritize space over centrality.

At this budget, you can typically expect somewhere between 70 and 120 square meters for an apartment, or potentially 120 to 200 square meters of built area for a house in less central locations where land is cheaper.

By the way, we have much more granular data about housing prices in our property pack about Ivory Coast.

What places are the smartest $200k buys in Ivory Coast as of 2026?

As of early 2026, the smartest neighborhoods for a $200k property purchase in Ivory Coast include parts of Cocody (outside the ultra-prime pockets), Marcory (areas near but not on the most expensive streets), and emerging zones like Bingerville or well-connected parts of Anyama.

These areas make smarter buys than other $200k options because they balance livability with resale liquidity: you get access to decent infrastructure, schools, and services, but without paying the full premium that trophy locations command.

The main growth factor driving value in these smart-buy areas is ongoing infrastructure investment, including road improvements, the Abidjan metro project, and expanding utilities, which historically pushes up property values in adjacent neighborhoods.

What can I buy with $300k in Ivory Coast in 2026?

What quality upgrade do I get at $300k in Ivory Coast in 2026?

As of early 2026, moving from $200k to $300k (about 168 million XOF) in Ivory Coast typically upgrades you to newer construction, better building systems like reliable water pressure and generator backup, proper parking, and access to gated compounds with security and professional management.

Yes, $300k can definitely buy a property in a newer building in Ivory Coast, particularly in parts of Cocody (Riviera, Angré, Deux-Plateaux) or select areas of Marcory, as long as you verify the title quality and the developer's track record.

At this budget, you can expect features like elevators in some buildings, modern kitchens and bathrooms, air conditioning pre-installed, proper soundproofing, and sometimes amenities like a pool or gym in the compound.

Can $300k buy a 2-bedroom in Ivory Coast in 2026 in good areas?

As of early 2026, $300k (168 million XOF) is a solid budget for a 2-bedroom property in good areas of Ivory Coast, and you may even find 3-bedroom options depending on the exact micro-location, building age, and finish level.

Specific good areas where you can find 2-bedroom options at this budget include Cocody Riviera (certain sub-zones), Cocody Angré, Cocody Deux-Plateaux, and better streets in Marcory, all of which have strong demand from expats and local professionals.

A $300k 2-bedroom in Ivory Coast typically offers between 80 and 130 square meters, with the exact size depending on whether you choose a newer building with premium finishes (smaller but nicer) or an older building in a prime spot (larger but may need updates).

Which places become "accessible" at $300k in Ivory Coast as of 2026?

At the $300k price point in Ivory Coast, you start accessing more of Cocody (including better-positioned Riviera, Angré, and Deux-Plateaux options), more central Marcory locations, and sometimes select areas of Treichville with strong transport links and services.

What makes these newly accessible areas desirable compared to lower-budget options is their combination of established infrastructure, proximity to business centers and international schools, lower crime rates, and stronger long-term demand from expats and wealthy locals.

In these newly accessible areas, for $300k you can typically expect a well-finished 2-bedroom or modest 3-bedroom apartment in a secure building, or potentially a small villa in the less central pockets of these communes.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Ivory Coast.

What does a $500k budget unlock in Ivory Coast in 2026?

What's the typical size and location for $500k in Ivory Coast in 2026?

As of early 2026, a $500,000 budget (about 279 million XOF) in Ivory Coast typically gets you a large 3-bedroom or 4-bedroom apartment in strong Abidjan communes like Cocody Riviera, or a family villa with outdoor space in premium residential pockets of Bingerville or select parts of Marcory.

Yes, $500k can definitely buy a family home with outdoor space in Ivory Coast, especially if you look at Cocody Riviera (depending on the exact pocket), premium parts of Bingerville where plots are larger, or certain Marcory locations where you trade yard size for centrality.

At $500k in Ivory Coast, you can typically expect 3 to 4 bedrooms, 2 to 3 bathrooms, and for villas often a small garden, parking for at least one car, and sometimes a staff quarter or guard room.

Finally, please note that we cover all the housing price data in Ivory Coast here.

Which "premium" neighborhoods open up at $500k in Ivory Coast in 2026?

Premium neighborhoods that open up at the $500k price point in Ivory Coast include Cocody Riviera (certain sub-zones), Cocody Deux-Plateaux (better streets), Marcory Biétry and Zone 4 adjacent areas, and parts of Plateau for high-end apartments rather than family yards.

What makes these neighborhoods considered premium in Ivory Coast is their combination of excellent security, proximity to embassies and international schools, reliable utilities and backup systems, established expatriate communities, and strong resale demand from both locals and foreigners.

For $500k in these premium Ivory Coast neighborhoods, buyers can realistically expect a well-finished 3-bedroom apartment in a top-tier building with security and amenities, or a modest villa with a garden in the less central pockets of these communes.

What counts as "luxury" in Ivory Coast in 2026?

At what amount does "luxury" start in Ivory Coast right now?

In Ivory Coast, "luxury" real estate typically starts around $600,000 (about 335 million XOF, or roughly 560,000 EUR), which is where you begin to find properties that combine both a trophy location and high-end finishes, not just one or the other.

What defines the entry point to luxury in Ivory Coast is the combination of prime land (Cocody Riviera, Plateau, or Marcory Biétry), top-tier construction quality, comprehensive security systems, backup power and water, modern smart home features, and impeccable legal documentation.

Compared to other similar markets in West Africa, Ivory Coast's luxury threshold is competitive: it is lower than Lagos prime but higher than Dakar, reflecting Abidjan's position as a regional economic hub with strong expat and diplomatic demand.

Mid-tier luxury in Ivory Coast typically runs from $600,000 to $1,000,000 (335 to 559 million XOF, or 560,000 to 930,000 EUR), while top-tier luxury properties can exceed $1,500,000 (over 840 million XOF, or 1.4 million EUR) for exceptional villas or penthouses in the most sought-after locations.

Which areas are truly high-end in Ivory Coast right now?

The truly high-end neighborhoods in Ivory Coast right now are concentrated in Cocody Riviera (top pockets like Riviera Golf and Riviera Palmeraie), Plateau (for prime apartments and penthouses), and select streets of Marcory Biétry and Zone 4.

What makes these areas truly high-end in Ivory Coast is their combination of scarcity (limited available plots), proximity to power centers and diplomatic missions, mature landscaping and established infrastructure, very low crime, and strong social signaling value among wealthy Ivorians and expatriates.

The typical buyer profile for these high-end Ivory Coast areas includes senior diplomats and embassy staff, executives of multinational companies, wealthy members of the Ivorian diaspora returning home, successful local business owners, and international investors looking for both lifestyle and capital preservation.

How much does it really cost to buy, beyond the price, in Ivory Coast in 2026?

What are the total closing costs in Ivory Coast in 2026 as a percentage?

As of early 2026, the total closing costs for buying property in Ivory Coast as a percentage of the purchase price is around 7% to 10% for most standard transactions, though complex deals or very high-value properties can push this slightly higher.

The realistic low-to-high percentage range that covers most standard transactions in Ivory Coast is 7% on the lower end (straightforward deal, efficient notary) to 13% on the higher end (complex title history, additional legal support, various administrative complications).

The specific fee categories that make up this total percentage in Ivory Coast include the transfer/registration tax (about 4%), notary fees (roughly 1% to 3% depending on price bracket), and administrative costs like stamps, copies, and filing fees (usually 0.5% to 2%).

To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Ivory Coast.

How much are notary, registration, and legal fees in Ivory Coast in 2026?

As of early 2026, the combined cost for notary, registration, and legal fees in Ivory Coast typically ranges from about 3.5 million to 7 million XOF ($6,000 to $12,500 USD, or 5,500 to 11,500 EUR) for a mid-range property around $150,000 to $200,000.

These fees typically represent 5% to 7% of the property price in Ivory Coast, though the percentage can be lower for very high-value properties because notary fees are calculated on a progressive scale that decreases at higher brackets.

Of the three fee types, registration/transfer tax is usually the most expensive in Ivory Coast, sitting at a flat 4% of the sale value, while notary fees run roughly 1% to 3% depending on price, and optional independent legal counsel varies widely but often adds another 1% to 2%.

What annual property taxes should I expect in Ivory Coast in 2026?

As of early 2026, the annual property tax for a typical property in Ivory Coast depends on whether you rent it out or keep it for personal use, but for a mid-range apartment you might pay roughly 500,000 to 2,000,000 XOF per year ($900 to $3,600 USD, or 800 to 3,300 EUR), depending on assessed value and usage.

Annual property taxes in Ivory Coast typically represent 0.5% to 1.5% of the property's assessed value, though the exact rate depends on whether the property is classified as productive (rented) or non-productive (owner-occupied or vacant), and whether it is built or unbuilt land.

Property taxes vary based on type and location: productive built properties pay 9% of the "valeur locative" (rental value) for individuals, while non-productive built properties pay 0.5% of market value, and unbuilt land pays 1.5% of land value, all based on DGI rules.

There are some exemptions available in Ivory Coast, including potential relief for new construction during initial years and specific provisions for social housing, though foreigners should not count on these without verifying eligibility with a notary or tax advisor.

You can find the list of all property taxes, costs and fees when buying in Ivory Coast here.

Is mortgage a viable option for foreigners in Ivory Coast right now?

Obtaining a mortgage as a foreigner in Ivory Coast is possible but challenging, with most foreign buyers ending up doing cash purchases or negotiating developer payment plans because local banks have strict requirements and limited appetite for non-resident lending.

When mortgages are available to foreigners in Ivory Coast, typical loan-to-value ratios are conservative at 60% to 70% (meaning you need a 30% to 40% down payment), and interest rates currently run around 7% to 10% depending on the bank and your profile.

To qualify for a mortgage in Ivory Coast, foreign buyers typically need to show proof of stable income (preferably local or verifiable international income), provide extensive documentation including passport, residence permit if applicable, tax returns, and bank statements, and often need a relationship with a local bank or a corporate guarantee.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Ivory Coast.

What should I predict for resale and growth in Ivory Coast in 2026?

What property types resell fastest in Ivory Coast in 2026?

As of early 2026, the property types that resell fastest in Ivory Coast are clean-title 2-bedroom apartments in high-demand Abidjan communes like Cocody and Marcory, and well-documented land plots in growth corridors like Bingerville where many buyers want to build later.

The typical time on market to sell a property in Ivory Coast is 3 to 9 months for well-priced properties with clear documentation, though overpriced homes or those with unclear paperwork can sit for 12 months or more, sometimes becoming effectively unsellable until the issues are resolved.

What makes certain property types sell faster in Ivory Coast is not just price or location, but documentation quality: Abidjan's housing deficit creates strong demand, but buyers are rightfully cautious about title risk, so properties with impeccable paperwork verified by a notary attract multiple serious offers quickly.

The slowest properties to resell in Ivory Coast tend to be oversized luxury villas priced above the local buyer pool, land without clear title documentation, properties in areas with poor transport access, and older buildings in compounds that lack modern security or backup power systems.

If you're interested, we cover all the best exit strategies in our real estate pack about 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.