Market report · Q3 2026
Addis Ababa property market, Q3 2026
Asking prices rose 22.6% in birr since Q1 2025, about as fast as consumer prices (+20.8%). After inflation they are roughly flat (+1.5%); in US dollars they are slightly lower (−2.5%).
Published 13 Oct 2026. Price index Q1 2025–Q3 2026; other figures cover the 12 months to 13 Oct 2026 (4,750 properties for sale).
All figures are asking prices from public listings: not sale prices and not valuations.
Key findings
+22.6%
Asking price per m² in birr, Q1 2025 to Q3 2026
+1.5%
After national inflation (consumer prices +20.8%)
−2.5%
In US dollars, each price at the exchange rate of its day
41%
Of resale listings are in Lemi Kura, by far the largest market
Prices in birr, in dollars and after inflation
Mix-adjusted index of resale asking prices per m² (apartments, condominiums and houses in Addis Ababa), Q1 2025 = 100.
- Birr
- US dollars
- After inflation
In birr, asking prices have climbed almost every quarter. Over the same time the birr itself bought less: consumer prices rose +20.8% and the birr weakened against the dollar. Measured in dollars or after inflation, Addis asking prices are close to where they were in Q1 2025.
Consumer prices for Q3 2026 cover 2 of 3 months: the latest ESS release is for August 2026.
Price per m² by sub-city
Among sub-cities with at least 50 resale apartments, Bole asks the most per m² (148,897 ETB) and Nifas Silk-Lafto the least (105,556 ETB). Houses ask more per m² than apartments (median 173,333 ETB vs 120,000 ETB), with wide ranges because house posts mix plot and built area.
Apartments for sale (resale), ETB per m²
| Sub-city | Median | Middle half | Properties | Largest source |
|---|---|---|---|---|
| Bole | 148,897 | 120,192–175,000 | 321 | 36% |
| Kirkos | 131,414 | 115,000–155,982 | 378 | 38% |
| Yeka | 125,000 | 102,679–137,931 | 137 | 45% |
| Lideta | 124,298 | 107,962–136,426 | 134 | 31% |
| Arada | 112,383 | 101,969–121,195 | 48 | 31% |
| Lemi Kura | 110,024 | 96,944–122,525 | 552 | 36% |
| Nifas Silk-Lafto | 105,556 | 97,297–120,370 | 145 | 50% |
| Akaki Kality | 104,685 | 89,730–126,075 | 24 | 38% |
| Gullele | 101,908 | 96,019–115,959 | 14 | 71% |
| Addis Ketema | 81,953 | 77,273–97,000 | 10 | 80% |
Houses for sale, ETB per m²
| Sub-city | Median | Middle half | Properties | Largest source |
|---|---|---|---|---|
| Lideta | 315,000 | 122,125–481,951 | 14 | 71% |
| Nifas Silk-Lafto | 208,333 | 135,000–263,889 | 149 | 41% |
| Bole | 206,667 | 142,857–280,000 | 153 | 41% |
| Kolfe Keranio | 200,000 | 159,574–257,353 | 9 | 30% |
| Yeka | 180,476 | 108,961–273,896 | 138 | 43% |
| Gullele | 173,333 | 48,000–232,143 | 5 | 60% |
| Lemi Kura | 166,667 | 120,000–238,095 | 786 | 34% |
| Kirkos | 145,056 | 112,216–199,342 | 42 | 49% |
| Akaki Kality | 125,833 | 86,414–201,954 | 24 | 52% |
| Arada | 106,639 | 106,521–106,752 | 8 | 88% |
Where the listings are
41% of resale listings in the last 12 months are in Lemi Kura. Listings show where sellers advertise, not where homes sell, but the weight of the city's newest sub-city is striking.
| Sub-city | Resale listings | Share |
|---|---|---|
| Lemi Kura | 1,953 | 41% |
| Bole | 579 | 12% |
| Nifas Silk-Lafto | 514 | 11% |
| Kirkos | 475 | 10% |
| Yeka | 362 | 8% |
| Lideta | 275 | 6% |
| Arada | 106 | 2% |
| Akaki Kality | 94 | 2% |
| Gullele | 27 | 1% |
| Kolfe Keranio | 16 | <1% |
| Addis Ketema | 11 | <1% |
Off-plan vs resale
Apartments that developers sell before completion ask less per m² than resale apartments in 5 of the 6 sub-cities with enough listings of both, typically 7–24% less. Off-plan buyers usually pay in instalments and carry the risk of delays.
| Sub-city | Off-plan | Resale | Difference | Off-plan / resale |
|---|---|---|---|---|
| Yeka | 95,500 | 125,000 | −23.6% | 16 / 137 |
| Lemi Kura | 89,000 | 110,024 | −19.1% | 50 / 552 |
| Bole | 122,425 | 148,897 | −17.8% | 26 / 321 |
| Kirkos | 114,554 | 131,414 | −12.8% | 28 / 378 |
| Arada | 104,438 | 112,383 | −7.1% | 8 / 48 |
| Lideta | 131,600 | 124,298 | +5.9% | 10 / 134 |
Apartment rents
Median monthly asking rent for apartments by bedrooms. A single channel supplies 50%–76% of these listings, so treat rents as indicative.
| Bedrooms | Median rent / month | Middle half | Properties |
|---|---|---|---|
| Studio | 25,000 | 16,000–30,000 | 69 |
| 1 | 35,000 | 25,000–50,000 | 333 |
| 2 | 60,000 | 45,000–90,000 | 599 |
| 3 | 90,000 | 60,000–150,000 | 489 |
| 4 | 100,000 | 70,000–182,500 | 44 |
| 5 | 150,000 | 70,000–190,000 | 11 |
Gross asking yields
A year's asking rent as a share of the asking price, for apartment and condominium groups with at least 10 rent and 10 sale listings. They range from 4% to 9%, below national inflation of 15.1% (year to August 2026): in birr, rent alone does not keep up with rising prices.
| Segment | Gross yield | Rent / sale |
|---|---|---|
| Condominium, 2 bed · Bole | 9.0% | 23 / 13 |
| Apartment, 1 bed · Nifas Silk-Lafto | 8.5% | 22 / 23 |
| Apartment, 2 bed · Nifas Silk-Lafto | 8.1% | 26 / 60 |
| Apartment, 3 bed · Arada | 8.0% | 12 / 25 |
| Apartment, 2 bed · Arada | 7.5% | 21 / 14 |
| Apartment, 3 bed · Kirkos | 7.2% | 58 / 196 |
| Apartment, 2 bed · Kirkos | 7.1% | 54 / 140 |
| Apartment, 3 bed · Bole | 6.9% | 102 / 182 |
| Apartment, 2 bed · Bole | 6.9% | 108 / 95 |
| Apartment, 3 bed · Nifas Silk-Lafto | 6.9% | 15 / 50 |
| Condominium, 1 bed · Bole | 6.8% | 24 / 10 |
| Condominium, 1 bed · Nifas Silk-Lafto | 6.7% | 16 / 76 |
| Apartment, 1 bed · Bole | 6.6% | 59 / 18 |
| Apartment, 2 bed · Lideta | 6.2% | 25 / 53 |
| Apartment, 4 bed · Lemi Kura | 6.2% | 17 / 28 |
| Apartment, 3 bed · Lemi Kura | 6.0% | 190 / 283 |
| Apartment, 1 bed · Kirkos | 5.6% | 22 / 30 |
| Apartment, 2 bed · Lemi Kura | 5.3% | 177 / 178 |
| Apartment, 3 bed · Lideta | 5.1% | 18 / 62 |
| Apartment, 1 bed · Lemi Kura | 5.1% | 113 / 36 |
| Apartment, 1 bed · Yeka | 5.1% | 60 / 14 |
| Apartment, 2 bed · Yeka | 5.1% | 99 / 60 |
| Condominium, 1 bed · Lemi Kura | 5.0% | 41 / 83 |
| Apartment, 3 bed · Yeka | 4.9% | 53 / 45 |
| Condominium, 2 bed · Lemi Kura | 4.8% | 96 / 177 |
| Condominium, 3 bed · Lemi Kura | 4.2% | 42 / 106 |
How to read this report
- Source: asking prices from public Telegram property channels, one price per property per period. Asking prices are usually above the price a property finally sells for.
- Index: compares the same groups (property type × sub-city) from quarter to quarter, so a change in what is advertised does not move it. Resale only; off-plan units and Sheger City are left out.
- Dollars: every asking price is converted at the published ETB/USD rate of the day it was posted (currency-api). Sellers who think in parallel-market dollars may see a different picture.
- Inflation: the national consumer price index of the Ethiopian Statistics Service (ESS), chained from monthly changes and averaged per quarter. There is no Addis Ababa series in this data; living costs in the capital may have moved differently.
- Concentration: a few broker channels supply a large share of some groups (column “Largest source”). Rents and condominiums rely most on single channels.
- Every figure shows how many properties stand behind it; figures with fewer than 5 are not shown. These are asking prices, not valuations: for a valuation, consult a certified valuer.
Full methodology: how Kartalens works.
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