Real estate in Abidjan

The Abidjan property market

The Abidjan real estate market covers a wide range : apartments in Cocody or the Riviera, low-rise villas in Bingerville and Abatta, serviced plots in Angré Belleville, and new-build schemes under construction or on sale in Koumassi and Bonoumin. Imonga data list residential projects in these areas as well as subdivided land estates.

Demand remains strong for built properties close to commercial arteries and schools. Diaspora investors and expatriates often target turnkey new developments, while local households focus on renting family apartments or looking for building plots on the outskirts. Prices vary sharply from one district to another depending on accessibility, servicing and proximity to amenities. New developments in Cocody, the Riviera or Bingerville are located in areas where real estate generally features larger units and higher specifications, whereas Koumassi and Port-Bouët present rental stock with generally more moderate rents. Building plots are mainly found on the periphery, in Songon Kassemblé or Djorogobité, where several developers market serviced parcels.

Securing a purchase : land title and ACD

In Ivory Coast, full ownership of an urban State land plot is granted by the Arrêté de Concession Définitive (ACD), issued by the minister in charge of Construction and Urban Planning in Abidjan (Ordonnance n°2013-481 of 2 July 2013, art. 3 and 4, consulted on 30 September 2026). In Ivory Coast, the ACD must be published in the Land Register by the Conservation de la Propriété Foncière et des Hypothèques (CPFH). Once published, it becomes the land title and is incontestable (capital-foncier.com, consulted on 30 September 2026).

In Ivory Coast, no land can receive an ACD unless it comes from an approved subdivision whose perimeter has been previously registered (Ordonnance n°2013-481, art. 5). The buyer must therefore check the subdivision approval at the Guichet Unique du Foncier et de l'Habitat or the Direction du Domaine Urbain before signing. In Ivory Coast, the transfer is made by authentic deed before a notary and gives rise to a mutation certificate issued by the land registrar (Ordonnance n°2013-481, art. 9).

According to available information, the Attestation de Droit d'Usage Coutumier (ADU) replaced the village attestation on 1 July 2024 in Ivory Coast. It does not confer ownership. It only opens a right of use on an unregistered parcel. A plot sold with only an ADU exposes the buyer to major legal risk.

Renting in Abidjan

Landlord-tenant relations fall under the Construction and Housing Code established by Law n°2019-576 of 26 June 2019 (consulted on 30 September 2026). In Ivory Coast, a landlord may not demand more than two months' rent in advance and two months' security deposit at the time of signing (servicepublic.gouv.ci, consulted on 30 September 2026). In Ivory Coast, rent is payable monthly. In Ivory Coast, unless otherwise stipulated, rent revision occurs every three years. In Ivory Coast, any increase must be notified in writing with justification.

Taxation and transfer costs

In Ivory Coast, any property sale gives rise to registration duties and land publicity taxes set by the General Tax Code and its fiscal annexes, while Article 6 of Ordonnance n°2013-481 sets out the conditions for issuing the ACD and the land title establishment tax. The 2024 fiscal annex (Law n°2023-1000 of 18 December 2023) amended some of these rates and increased the fixed registration duty. Only the notary can establish the exact settlement on the day of the deed. The seller must provide a land status certificate, a tax clearance and the land title or published ACD. The buyer must check for the absence of mortgage or seizure at the CPFH.

What foreign buyers should check

In Ivory Coast, the Constitution of the Republic of 8 November 2016 reserves access to rural land ownership to the State, public bodies and Ivorian natural persons (article 12) (Foncier & Développement, citing the Official Gazette, consulted on 30 September 2026). In urban areas, acquisition of built properties or registered land by foreigners is possible, subject to compliance with the texts governing the ACD and land title. Exact conditions vary according to nationality, type of property and project. Before any commitment, verification should be entrusted to a notary or lawyer.

Key checks before renting or buying

• Check that the subdivision is approved by the ministry in charge of Construction : an unapproved plan blocks ACD issuance (Ordonnance n°2013-481, art. 5).
• Require the land status certificate to ensure the plot is free of any real right or easement.
• Favour properties with a land title or an ACD published in the Land Register. Village attestations or the ADU do not protect the owner in case of dispute.
• For rentals, sign a written lease stating the term, rent, charges and conditions for refunding the deposit. Keep a receipt for every payment.
• Ask for a written quote from the agency or broker for fees before any viewing.

On Imonga

According to its internal data, Imonga currently lists zero advertisements in Abidjan for apartments, villas, land and new developments (advertisements : 0, advertisementsByType : []). Projects under construction or on sale cover several areas : apartments in the Riviera, villas in Bingerville or Abatta, and subdivisions in Angré Belleville and Koumassi. Imonga directory professionals offer valuation, property management and real estate portfolio management services. Also see our guide to land status for regional comparison.