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
Buying property in Ivory Coast as a foreigner comes down to one thing more than neighborhood choice: whether the land title is clean and secure.
We constantly update this blog post to reflect the latest market conditions, so what you read here reflects the reality of early 2026.
The Abidjan real estate market is essentially two markets in one: prime areas with expat demand and strong liquidity, and mass-market suburbs with higher yields but more risk.
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.
What's the Current Real Estate Market Situation by Area in Ivory Coast?
Which areas in Ivory Coast have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for residential property in Ivory Coast are Cocody Riviera Golf, Cocody Deux-Plateaux Vallon, and Marcory Zone 4, all located within Abidjan's prime residential belt.
In these premium neighborhoods of Ivory Coast, typical property prices range from 800,000 to 1,350,000 XOF per square meter for quality apartments and villas, with the very best addresses in Riviera Golf sometimes exceeding this range.
Each of these expensive areas in Ivory Coast commands high prices for distinct reasons:
- Cocody Riviera Golf and Riviera 3-4: direct access to international schools, embassy proximity, and gated security compounds
- Cocody Deux-Plateaux Vallon: quiet residential streets, mature trees, and strong demand from NGO and corporate housing budgets
- Marcory Zone 4 and Biétry: walkable restaurants, nightlife, and fastest commute access to Plateau business district
Which areas in Ivory Coast have the most affordable property prices in 2026?
As of early 2026, the most affordable areas to buy residential property in Ivory Coast are Yopougon Niangon, Abobo Baoulé, Anyama, and Koumassi, all large residential communes in Abidjan with active housing markets.
In these budget-friendly neighborhoods of Ivory Coast, property prices typically range from 220,000 to 500,000 XOF per square meter, depending on construction quality and proximity to main transport routes.
However, the main trade-off buyers face in these lower-priced areas of Ivory Coast is higher title risk and quality dispersion: Yopougon Niangon often has older stock requiring renovation, Abobo Baoulé has pockets with disputed land history, Anyama requires careful verification of formal titling documents, and Koumassi includes aging buildings near industrial zones with inconsistent infrastructure.
You can also read our latest analysis regarding housing prices in Ivory Coast.
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.
Which Areas in Ivory Coast Offer the Best Rental Yields?
Which neighborhoods in Ivory Coast have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Ivory Coast with the highest gross rental yields are Abobo (around major transport nodes) at 8 to 11 percent, Yopougon Niangon Nord and Niangon Sud at 7.5 to 10 percent, Koumassi near employment zones at 7 to 9.5 percent, and Port-Bouët Akwaba at 7 to 9 percent.
Across Ivory Coast as a whole, typical gross rental yields for investment properties range from about 5.5 percent in prime Cocody areas to over 10 percent in high-demand mass-market neighborhoods with affordable purchase prices.
These top-yielding neighborhoods in Ivory Coast deliver higher returns than other areas for specific reasons:
- Abobo (transport node pockets): huge working-class tenant pool, university demand, and purchase prices still below 400,000 XOF per square meter
- Yopougon Niangon Nord and Sud: deepest middle-income rental demand in Abidjan with stable occupancy rates
- Koumassi (industrial and market corridors): proximity to daily employment keeps units rented, even if tenant turnover is higher
- Port-Bouët Akwaba: airport-linked worker demand supports rents, though noise can limit tenant quality
Finally, please note that we cover the rental yields in Ivory Coast here.
Make a profitable investment in Ivory Coast
Better information leads to better decisions. Save time and money. Download our guide.
Which Areas in Ivory Coast Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Ivory Coast perform best on Airbnb in 2026?
As of early 2026, the best-performing neighborhoods for Airbnb in Ivory Coast are Cocody Riviera (particularly Riviera 3, Riviera Palmeraie, and Riviera Golf), Marcory Zone 4 near Biétry, Plateau for business travelers, and Grand-Bassam for weekend beach stays, with city-wide occupancy around 41 percent and average nightly rates near 42,000 XOF.
In these top short-term rental neighborhoods of Ivory Coast, well-managed properties typically generate monthly revenues ranging from 400,000 to 1,200,000 XOF, depending on unit size, furnishing quality, and location within the neighborhood.
Each of these neighborhoods outperforms others for short-term rentals in Ivory Coast for distinct reasons:
- Cocody Riviera 3 and Riviera Golf: visiting family of expats and business consultants book longer stays near international schools
- Marcory Zone 4 Biétry: restaurant and nightlife access combined with easy Plateau commute attracts business travelers
- Plateau CBD: short work trips and conference attendees prefer walkable access to offices and ministries
- Grand-Bassam historic town: UNESCO World Heritage status drives weekend beach tourism and French visitor demand
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Ivory Coast.
Which tourist areas in Ivory Coast are becoming oversaturated with short-term rentals?
The tourist areas in Ivory Coast showing early signs of short-term rental oversaturation are Grand-Bassam beachfront strips, Assinie-Mafia villa clusters, and certain micro-blocks within Marcory Zone 4 where too many similar listings compete for the same weekend peaks.
In Grand-Bassam alone, the beachfront corridor has seen rapid growth in studio and apartment listings, while Assinie-Mafia has dozens of competing villa rentals targeting the same holiday weekend demand, and Zone 4 has dense pockets where multiple buildings all offer nearly identical furnished units.
The clearest indicator that these areas in Ivory Coast have reached oversaturation is that revenue has become concentrated in the top 10 to 20 percent of best-designed units, while average hosts see flat or declining occupancy even as the neighborhood "feels popular" and must discount aggressively during off-peak weeks.
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 Areas in Ivory Coast Are Best for Long-Term Rentals?
Which neighborhoods in Ivory Coast have the strongest demand for long-term tenants?
The neighborhoods in Ivory Coast with the strongest demand for long-term tenants are Cocody Deux-Plateaux Vallon and Riviera 3-4 (for expat and corporate tenants), Marcory Zone 4 (for furnished professional lets), Yopougon Niangon (for middle-income families), and Bingerville (for commuting families seeking space).
In these high-demand neighborhoods of Ivory Coast, well-priced properties in good condition typically rent within two to four weeks, with prime Cocody units often receiving multiple inquiries within days of listing.
The tenant profiles driving demand differ by neighborhood in Ivory Coast:
- Cocody Deux-Plateaux Vallon and Riviera 3-4: diplomats, NGO staff, and multinational executives on housing allowances
- Marcory Zone 4 Biétry: corporate middle managers, airline staff, and young professionals in finance
- Yopougon Niangon Nord and Sud: government workers, teachers, and stable middle-income Ivorian families
- Bingerville residential pockets: growing families priced out of Cocody who accept longer commutes for space
The key amenities that make these neighborhoods attractive differ too: Cocody areas offer international school access and reliable utilities, Marcory Zone 4 provides walkable dining and nightlife, Yopougon Niangon offers affordable family-sized units, and Bingerville delivers larger plots and quieter streets.
Finally, please note that we provide a very granular rental analysis in our property pack about Ivory Coast.
What are the average long-term monthly rents by neighborhood in Ivory Coast in 2026?
As of early 2026, average monthly rents in Ivory Coast vary dramatically by neighborhood, from around 120,000 XOF for a studio in Yopougon Niangon to over 4,000,000 XOF for a family villa in Cocody Riviera Golf.
In the most affordable neighborhoods of Ivory Coast like Abobo and Yopougon Niangon, entry-level apartments typically rent for 90,000 to 220,000 XOF per month for studios and 180,000 to 380,000 XOF for two-bedroom units.
In mid-range neighborhoods of Ivory Coast like Cocody Angré and Bingerville, average two-bedroom apartments rent for 300,000 to 750,000 XOF per month, while three-bedroom units range from 520,000 to 1,200,000 XOF.
In the most expensive neighborhoods of Ivory Coast like Cocody Riviera 3-4 and Marcory Zone 4, high-end three-bedroom apartments command 1,000,000 to 1,800,000 XOF monthly, and family villas range from 1,800,000 to 4,500,000 XOF per month.
You may want to check our latest analysis about the rents in Ivory Coast here.
Get fresh and reliable information about the market in Ivory Coast
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which Are the Up-and-Coming Areas to Invest in Ivory Coast?
Which neighborhoods in Ivory Coast are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Ivory Coast that are gentrifying and attracting new investors include Bingerville (expanding residential zones with spillover from Cocody), Treichville (select streets benefiting from business proximity), Port-Bouët around Akwaba and Aérocité (airport corridor development), and parts of Cocody Angré (continued densification along major axes).
These gentrifying neighborhoods in Ivory Coast have typically seen annual price appreciation of 5 to 10 percent in recent years, though this varies significantly by exact street and whether new mid-rise projects have been delivered nearby.
Which areas in Ivory Coast have major infrastructure projects planned that will boost prices?
The areas in Ivory Coast with major infrastructure projects expected to boost property prices are the communes along the Abidjan Metro corridor: Anyama, Abobo, Adjamé, Plateau, Treichville, Marcory, and Port-Bouët.
The Abidjan Metro project is the most significant infrastructure development, connecting these seven communes via a north-south rail line designed to dramatically reduce commute times and increase accessibility for residential areas previously considered too far from employment centers.
Historically in Ivory Coast and similar West African markets, areas that gain improved transport connectivity have seen property prices rise 15 to 30 percent within three to five years of project completion, though the exact impact depends heavily on station proximity and existing neighborhood quality.
You'll find our latest property market analysis about Ivory Coast here.
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.
Which Areas in Ivory Coast Should I Avoid as a Property Investor?
Which neighborhoods in Ivory Coast with lots of problems I should avoid and why?
The neighborhoods in Ivory Coast that investors should generally approach with extra caution are areas with unclear land title status (common in informal expansion zones), lagoon-edge and low-lying flood-prone micro-pockets, and zones adjacent to heavy industrial logistics like parts of Vridi and Port areas.
Each problem area in Ivory Coast has specific issues to understand:
- Informal expansion zones without ACD documentation: risk of title disputes, demolition, or inability to resell legally
- Lagoon-edge low-lying pockets: flooding during rainy season damages properties and deters quality tenants
- Vridi and industrial Port-adjacent areas: noise, truck traffic, and pollution make residential use uncomfortable
- Disputed land areas in peripheral Abobo and Yopougon: ongoing ownership conflicts can freeze your investment for years
For any of these neighborhoods in Ivory Coast to become viable investment options, they would need verified ACD title documentation from the government, completion of drainage or flood mitigation infrastructure, or rezoning that clearly separates residential from industrial use.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Ivory Coast.
Which areas in Ivory Coast have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Ivory Coast with stagnant or declining property prices include overbuilt mid-range developments far from transport nodes, locations with persistent congestion but no infrastructure relief planned, and heritage-constrained zones like parts of Grand-Bassam's historic fabric.
These stagnating areas in Ivory Coast have seen price growth flatten to 0 to 2 percent annually over the past three years, compared to 5 to 10 percent in well-connected prime and gentrifying areas, effectively meaning negative real returns after inflation.
The underlying causes of stagnation differ by area in Ivory Coast:
- Peripheral Abidjan overbuilt zones: too many look-alike buildings without differentiating amenities or transport access
- Congested corridors without metro access: commute times worsen each year, pushing tenants and buyers elsewhere
- Grand-Bassam historic core: UNESCO heritage constraints limit renovations, narrowing the buyer pool significantly
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.
Which Areas in Ivory Coast Have the Best Long-Term Appreciation Potential?
Which areas in Ivory Coast have historically appreciated the most recently?
The areas in Ivory Coast that have historically appreciated the most over the past five to ten years are Cocody Riviera Golf and Riviera 3-4, Cocody Deux-Plateaux Vallon, Marcory Zone 4 and Biétry, and select Plateau residential pockets.
These top-performing areas have achieved different appreciation levels:
- Cocody Riviera Golf: estimated 8 to 12 percent annual appreciation driven by scarcity and expat demand
- Cocody Deux-Plateaux Vallon: estimated 6 to 10 percent annually due to stable NGO and diplomatic tenant base
- Marcory Zone 4 Biétry: estimated 5 to 9 percent annually from lifestyle demand and Plateau accessibility
- Plateau residential edges: estimated 7 to 11 percent annually due to extremely limited residential supply
The main driver of above-average appreciation in these areas of Ivory Coast is the combination of constrained formal supply (few new units with clean titles) and a deep pool of international and corporate buyers willing to pay premium prices for security, schools, and reliable utilities.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Ivory Coast.
Which neighborhoods in Ivory Coast are expected to see price growth in coming years?
The neighborhoods in Ivory Coast expected to see the strongest price growth in coming years are Bingerville (selected residential expansion zones), Treichville (pockets benefiting from metro access), Abobo (areas near planned metro stations), and Port-Bouët around Akwaba and Aérocité.
Projected growth rates differ by neighborhood based on their specific catalysts:
- Bingerville residential zones: projected 6 to 10 percent annually as families spillover from expensive Cocody
- Treichville metro-accessible pockets: projected 5 to 9 percent annually once metro improves Plateau commute times
- Abobo near metro stations: projected 7 to 12 percent annually with highest upside but also highest execution risk
- Port-Bouët Akwaba and Aérocité: projected 5 to 8 percent annually from airport corridor development
The single most important catalyst expected to drive future price growth in these neighborhoods of Ivory Coast is the completion and operation of the Abidjan Metro, which will fundamentally change commute calculations and make previously "too far" areas suddenly accessible to the employment centers of Plateau and Marcory.
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 Do Locals and Expats Really Think About Different Areas in Ivory Coast?
Which areas in Ivory Coast do local residents consider the most desirable to live?
The areas in Ivory Coast that local residents consider most desirable to live are Cocody (particularly Riviera, Deux-Plateaux, and Angré), Marcory Zone 4 and Biétry, and increasingly Bingerville for families seeking more space at lower prices.
Each desirable area appeals to locals for specific reasons:
- Cocody Riviera and Deux-Plateaux: prestige, good schools, security, and reliable electricity and water
- Cocody Angré: more affordable Cocody address with improving infrastructure and family-friendly streets
- Marcory Zone 4: convenience, restaurants, nightlife, and quick access to Plateau offices
- Bingerville: space, greenery, and quieter family life at a fraction of Cocody prices
The typical residents in these locally-preferred areas of Ivory Coast include upper-middle-class Ivorian professionals, successful business owners, senior government officials, and families with children in private schools.
Local preferences in Ivory Coast largely align with what foreign investors target, though locals tend to value school quality and family networks more heavily, while foreign buyers often prioritize security perception and proximity to international amenities.
Which neighborhoods in Ivory Coast have the best reputation among expat communities?
The neighborhoods in Ivory Coast with the best reputation among expat communities are Cocody Riviera Golf, Cocody Riviera 3 and Riviera 4, Cocody Deux-Plateaux Vallon, and Marcory Zone 4 near Biétry.
Expats prefer these neighborhoods over others in Ivory Coast for specific reasons:
- Cocody Riviera Golf: gated compounds, embassy proximity, and the highest perceived security in Abidjan
- Cocody Riviera 3-4: walking distance to international schools, supermarkets, and expat social networks
- Cocody Deux-Plateaux Vallon: quiet tree-lined streets, established expat community, and reliable utilities
- Marcory Zone 4 Biétry: restaurant and nightlife scene, younger expat professionals, and easy Plateau commute
The typical expat profiles in these popular neighborhoods of Ivory Coast include diplomats and embassy staff in Riviera Golf, NGO workers and international school teachers in Deux-Plateaux and Riviera, and younger corporate professionals and entrepreneurs in Zone 4.
Which areas in Ivory Coast do locals say are overhyped by foreign buyers?
The areas in Ivory Coast that locals commonly say are overhyped by foreign buyers are the most expensive pockets of Cocody Riviera Golf, certain Grand-Bassam beachfront properties marketed as vacation rental goldmines, and Assinie-Mafia beach villas sold with unrealistic occupancy projections.
Locals believe these areas are overvalued for specific reasons:
- Top-tier Riviera Golf: prices assume Dubai-like appreciation, but Abidjan's buyer pool is much thinner
- Grand-Bassam beachfront: marketed as "always booked" but actually very weekend-heavy with low midweek demand
- Assinie-Mafia beach villas: high maintenance costs and seasonal vacancy eat into the projected returns
Foreign buyers typically see prestige addresses, beach lifestyle, and vacation rental income potential in these areas, while locals know that the tenant and buyer pools are shallow, seasonality is real, and average units struggle to match the marketing promises.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Ivory Coast.
Which areas in Ivory Coast are considered boring or undesirable by residents?
The areas in Ivory Coast that residents commonly consider boring or undesirable include peripheral developments far from employment centers without transport improvements, chronically congested corridors where commutes worsen each year, and neighborhoods with unreliable water and electricity supply.
Residents find these areas unappealing for predictable reasons:
- Peripheral overbuilt zones: nothing to do, nowhere to walk, and hours lost commuting each day
- Congested corridors without metro access: daily frustration and wasted time with no improvement in sight
- Areas with weak utilities: constant generator costs and water delivery expenses add hidden burden to daily life
- Industrial-adjacent residential pockets: truck noise, dust, and lack of family-friendly amenities
Don't lose money on your property in Ivory Coast
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
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 |
|---|---|---|
| Government of Côte d'Ivoire (ACD information) | Official government portal reporting land title policy and administrative rules. | We used it to ground the legal requirements for secure land ownership through the ACD process. We treated it as the baseline for ownership security risk assessment in each neighborhood. |
| Abidjan Metro (Official Project Site) | Official project website describing the route and communes served. | We used it to identify the exact communes on the metro corridor for infrastructure uplift analysis. We then mapped potential appreciation candidates at the neighborhood level within those communes. |
| BCEAO (Central Bank of West African States) | Regional central bank providing official interest rate and inflation data. | We used it to set the macro financing backdrop for property affordability analysis. We stress-tested yields and affordability under high local borrowing cost assumptions. |
| IMF Côte d'Ivoire Reports | Standardized, data-heavy country reports audited by peer institutions. | We used it to anchor growth, inflation, and economic risk factors that feed property demand. We also used it to validate our early 2026 macro assumptions. |
| AirDNA (Abidjan Short-Term Rental Data) | Widely used STR analytics provider with consistent methodology. | We used it to quantify occupancy rates, average daily rates, and revenue for Abidjan short-term rentals. We compared STR revenue potential to long-term rents by neighborhood. |
| Keur-immo (Property Marketplace) | Large property marketplace publishing neighborhood asking-price bands. | We used it as an asking-price compass rather than transaction truth. We adjusted estimates using conservative asking-to-deal discounts and cross-checked against rental data. |
| Côte d'Ivoire Open Data (Census) | Official open-data release tied to the national census. | We used it to validate where population pressure is structurally strongest in Abidjan. We linked that pressure to rental demand depth in specific communes. |
| UNESCO World Heritage Centre (Grand-Bassam) | Definitive source for heritage status and tourism-driven place identity. | We used it to support the coastal and heritage demand story for Grand-Bassam. We applied stricter rules on renovation constraints in sensitive heritage zones. |
| World Bank (Secondary Cities Report) | Top-tier source for urbanization and infrastructure program analysis. | We used it to support the case for non-Abidjan cities where infrastructure can lift formal housing demand. We translated that into a cautious investor shortlist outside Abidjan. |
| African Development Bank (Housing Research) | Widely cited research focusing on African housing finance constraints. | We used it to frame structural supply gaps and why formal titles plus finance bottlenecks keep prices sticky in prime areas. We also used it to explain why cheap areas can be risky if title security is weak. |
Get the full checklist for your due diligence in Ivory Coast
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.