Addis Ababa property prices
Asking prices from public property listings (currently Telegram channels), one price per property, last 12 months unless stated. Figures with fewer than 5 properties behind them are not shown. How we calculate this
Sale price index
Resale price per m², quarterly, mix-adjusted; first quarter = 100
125 in 2026-Q3
Rent index (experimental)
Monthly rent, half-yearly; not adjusted for bedroom mix
158 in 2026-H2
Apartments for sale, price per m² (ETB)
Resale, by sub-city. The share of listings from the largest source channel shows how concentrated the data is.
| Segment | Properties | Median | Middle half | Largest source |
|---|---|---|---|---|
| Bole | 550 | 131,944 | 114,865 – 162,500 | 44% @BlihApartments |
| Yeka | 360 | 106,969 | 95,000 – 121,258 | 41% @BlihApartments |
| Kirkos | 238 | 131,579 | 115,000 – 159,086 | 29% @BlihApartments |
| Location unknown | 187 | 120,150 | 106,700 – 139,822 | 46% @BlihApartments |
| Lideta | 80 | 125,000 | 109,264 – 141,099 | 41% @BlihApartments |
| Nifas Silk-Lafto | 75 | 112,000 | 102,740 – 129,412 | 60% @BlihApartments |
| Akaki Kality | 70 | 116,334 | 97,241 – 126,389 | 44% @BlihApartments |
| Arada | 16 | 106,500 | 101,969 – 128,205 | 38% @BlihApartments |
| Gullele | 12 | 98,361 | 94,048 – 118,578 | 83% @BlihApartments |
Houses for sale, price per m² (ETB)
By sub-city. House posts mix plot and built area, so these ranges are wide.
| Segment | Properties | Median | Middle half | Largest source |
|---|---|---|---|---|
| Yeka | 476 | 160,000 | 107,006 – 224,138 | 41% @blihhousebroker |
| Bole | 440 | 186,100 | 123,333 – 257,857 | 46% @blihhousebroker |
| Nifas Silk-Lafto | 127 | 223,404 | 151,515 – 276,000 | 52% @blihhousebroker |
| Location unknown | 114 | 149,713 | 100,000 – 255,496 | 47% @blihhousebroker |
| Akaki Kality | 80 | 221,111 | 152,571 – 280,000 | 41% @blihhousebroker |
| Sheger City | 22 | 61,364 | 46,000 – 74,286 | 73% @ETHIOhouseagents |
| Kirkos | 16 | 168,884 | 105,916 – 259,375 | 19% @BlihApartments |
| Kolfe Keranio | 9 | 200,000 | 166,667 – 257,353 | 44% @blihhousebroker |
| Lemi Kura | 7 | 166,667 | 60,667 – 176,667 | 86% @livingethio |
| Lideta | 5 | 216,667 | 119,043 – 250,000 | 80% @blihhousebroker |
New apartments from developers (off-plan), price per m² (ETB)
Developer list prices for units not yet finished, usually paid in instalments. Kept apart from resale because they are a different market.
| Segment | Properties | Median | Middle half | Largest source |
|---|---|---|---|---|
| Bole | 67 | 89,000 | 89,000 – 114,948 | 46% @alefabroker |
| Location unknown | 34 | 96,154 | 77,616 – 105,561 | 35% @addispropertyzone1 |
| Yeka | 25 | 95,500 | 95,500 – 106,667 | 36% @alefabroker |
| Kirkos | 23 | 114,867 | 80,500 – 116,471 | 26% @Anchor_Real_Estate_Marketing |
| Lideta | 6 | 131,600 | 131,600 – 131,600 | 100% @ethiorealestate32 |
Apartments for rent, monthly rent (ETB)
By sub-city and bedrooms.
| Segment | Properties | Median | Middle half | Largest source |
|---|---|---|---|---|
| Bole · 2 bed | 195 | 60,000 | 45,000 – 85,000 | 73% @bettolo_rentals |
| Bole · 3 bed | 168 | 90,000 | 65,000 – 140,000 | 66% @bettolo_rentals |
| Bole · 1 bed | 120 | 40,000 | 30,000 – 50,000 | 86% @bettolo_rentals |
| Yeka · 2 bed | 107 | 45,000 | 35,000 – 60,000 | 88% @bettolo_rentals |
| Location unknown · 2 bed | 90 | 50,000 | 40,000 – 60,000 | 91% @bettolo_rentals |
| Yeka · 3 bed | 77 | 65,000 | 45,000 – 90,000 | 79% @bettolo_rentals |
| Yeka · 1 bed | 76 | 27,000 | 16,000 – 35,000 | 96% @bettolo_rentals |
| Yeka · bedrooms not stated | 66 | 15,000 | 10,250 – 17,000 | 97% @bettolo_rentals |
| Location unknown · 1 bed | 47 | 35,000 | 27,500 – 45,000 | 87% @bettolo_rentals |
| Location unknown · 3 bed | 47 | 70,000 | 55,000 – 100,000 | 83% @bettolo_rentals |
| Kirkos · 3 bed | 36 | 145,000 | 90,000 – 180,000 | 42% @livingethio |
| Bole · studio | 29 | 25,000 | 18,000 – 40,000 | 83% @bettolo_rentals |
| Bole · bedrooms not stated | 29 | 20,000 | 15,000 – 25,000 | 93% @bettolo_rentals |
| Nifas Silk-Lafto · 2 bed | 29 | 65,000 | 45,000 – 80,000 | 45% @betdelalarent |
| Kirkos · 2 bed | 26 | 90,000 | 61,250 – 150,000 | 42% @bettolo_rentals |
| Nifas Silk-Lafto · 1 bed | 21 | 30,000 | 22,000 – 35,000 | 71% @bettolo_rentals |
| Akaki Kality · 2 bed | 20 | 62,500 | 35,000 – 81,250 | 70% @bettolo_rentals |
| Yeka · studio | 19 | 16,000 | 11,500 – 22,500 | 100% @bettolo_rentals |
| Akaki Kality · 1 bed | 18 | 30,000 | 22,750 – 53,750 | 83% @bettolo_rentals |
| Lideta · 2 bed | 15 | 80,000 | 70,000 – 135,000 | 40% @betdelalarent |
| Nifas Silk-Lafto · 3 bed | 12 | 95,000 | 80,000 – 127,500 | 42% @bettolo_rentals |
| Bole · 4 bed | 12 | 115,000 | 83,750 – 205,000 | 67% @bettolo_rentals |
| Akaki Kality · 3 bed | 10 | 82,500 | 52,500 – 115,000 | 50% @bettolo_rentals |
| Arada · 2 bed | 10 | 70,000 | 66,250 – 88,750 | 80% @betdelalarent |
| Location unknown · studio | 8 | 20,750 | 17,000 – 23,500 | 100% @bettolo_rentals |
| Kirkos · 1 bed | 8 | 52,500 | 37,500 – 76,250 | 75% @bettolo_rentals |
| Location unknown · 4 bed | 8 | 71,000 | 55,000 – 82,500 | 100% @bettolo_rentals |
| Lideta · 3 bed | 8 | 46,500 | 3,000 – 248,750 | 63% @betdelalarent |
| Gullele · 2 bed | 7 | 55,000 | 40,000 – 82,500 | 57% @livingethio |
| Yeka · 4 bed | 7 | 80,000 | 67,500 – 100,000 | 100% @bettolo_rentals |
| Arada · 3 bed | 6 | 100,000 | 88,750 – 107,500 | 67% @bettolo_rentals |
Gross asking yields
Median monthly rent × 12 ÷ median sale price, where both have at least 5 properties. An indicator of where rents are high relative to prices, not an expected return.
| Segment | Gross yield | Median rent | Median price | Rent / sale listings |
|---|---|---|---|---|
| apartment, 3 bed · Kirkos | 7.9% | 145,000 ETB/mo | 22M ETB | 36 / 127 |
| apartment, 3 bed · Nifas Silk-Lafto | 7.5% | 95,000 ETB/mo | 15.3M ETB | 12 / 38 |
| apartment, 2 bed · Kirkos | 6.8% | 90,000 ETB/mo | 16M ETB | 26 / 78 |
| apartment, 1 bed · Kirkos | 6.2% | 52,500 ETB/mo | 10.1M ETB | 8 / 20 |
| apartment, 2 bed · Nifas Silk-Lafto | 6.0% | 65,000 ETB/mo | 13M ETB | 29 / 31 |
| apartment, 3 bed · Akaki Kality | 5.7% | 82,500 ETB/mo | 17.3M ETB | 10 / 50 |
| apartment, 3 bed · Arada | 5.7% | 100,000 ETB/mo | 21M ETB | 6 / 7 |
| apartment, 2 bed · Lideta | 5.7% | 80,000 ETB/mo | 17M ETB | 15 / 30 |
| apartment, 4 bed · Yeka | 5.7% | 80,000 ETB/mo | 17M ETB | 7 / 29 |
| apartment, 2 bed · Akaki Kality | 5.6% | 62,500 ETB/mo | 13.3M ETB | 20 / 14 |
| apartment, 3 bed · Yeka | 5.4% | 65,000 ETB/mo | 14.5M ETB | 77 / 172 |
| apartment, 2 bed · Bole | 5.1% | 60,000 ETB/mo | 14M ETB | 195 / 173 |
| apartment, 3 bed · Bole | 4.9% | 90,000 ETB/mo | 22M ETB | 168 / 278 |
| apartment, 1 bed · Bole | 4.6% | 40,000 ETB/mo | 10.5M ETB | 120 / 38 |
| apartment, 2 bed · Yeka | 4.5% | 45,000 ETB/mo | 12M ETB | 107 / 106 |
| apartment, 1 bed · Yeka | 4.5% | 27,000 ETB/mo | 7.2M ETB | 76 / 28 |
| condominium, 2 bed · Yeka | 4.3% | 25,000 ETB/mo | 7M ETB | 75 / 9 |
| condominium, 3 bed · Yeka | 3.5% | 28,000 ETB/mo | 9.5M ETB | 31 / 7 |
| apartment, 4 bed · Bole | 3.1% | 115,000 ETB/mo | 45M ETB | 12 / 19 |
| house · Sheger City | 2.7% | 60,000 ETB/mo | 26.5M ETB | 5 / 22 |
| apartment, 3 bed · Lideta | 2.5% | 46,500 ETB/mo | 22.3M ETB | 8 / 40 |
| house · Bole | 1.1% | 29,000 ETB/mo | 33M ETB | 373 / 440 |
| house · Akaki Kality | 0.9% | 25,000 ETB/mo | 32M ETB | 47 / 80 |
| house · Kirkos | 0.9% | 20,000 ETB/mo | 27.5M ETB | 19 / 16 |
| house · Yeka | 0.7% | 20,000 ETB/mo | 35M ETB | 292 / 476 |
| house · Kolfe Keranio | 0.7% | 15,000 ETB/mo | 26M ETB | 17 / 9 |
| house · Nifas Silk-Lafto | 0.7% | 18,000 ETB/mo | 32M ETB | 55 / 126 |
| house · Lemi Kura | 0.5% | 11,500 ETB/mo | 25M ETB | 6 / 7 |
| house · Lideta | 0.3% | 14,000 ETB/mo | 65M ETB | 13 / 5 |