Ethiopia Property Centre
Market Report · Q4 2026

Ethiopia property asking prices, Q4 2026.

Published 5 October 2026 · Covering 1 Oct – 31 Dec 2026

PDF summary
Median for rent
Br 151.3K/mo
0% QoQ
Median for sale
Br 11M
0% QoQ
3-bed
Br 14.5M
+1.1% QoQ
Best yield
10.39%
Addis Ababa
To sell
203 days
from 31 completed sales
Priciest
Addis Ababa
Br 11M median
Listings
5,201
10 areas, 1 region

Key findings

  • Addis Ababa is the most expensive of the 1 ranked region to buy property, with a median asking price of Br 11,000,000 across 4,614 listings.
  • Addis Ababa has the highest median rent, at Br 160,000/mo.
  • Property that changed hands took a median of 203 days to sell, measured from publication to the agent recording the deal.
  • The highest gross rental yield in the report is 10.39% on houses in Addis Ababa.
  • Addis Ababa accounts for the largest share of the market, with 5,143 of the 5,201 listings analysed.

Price rankings and comparisons cover regions holding at least a fifth of a percent of the listings in the busiest region for that category, and never fewer than 100 — a median drawn from a few dozen listings is not comparable with one drawn from tens of thousands. Every region that met the reporting threshold still appears in the tables below.

How fast the market moves

Median days to sell 203 days from 31 completed sales

Measured from the date a listing was first published to the date its agent recorded it as rented or sold, over the last 12 months, for areas with at least 20 completed transactions. It covers only listings that transacted, so it is how long a completed deal took rather than how long a property should be expected to wait, and it depends on agents recording an outcome.

Where the enquiries are going

Enquiries per 100 rental listings 10.0 in the 28 days to 2 Oct, across 558 listings
Rental listings with at least one enquiry 7.0% in the 28 days to 2 Oct
Rental listings asking above the local going rate 44.0% more than 10% over their area's median · 42.5% more than 10% under · of listings with a comparable area median
Enquiries per 100: priced at the going rate vs above it 10.5 vs 6.7 at or up to 10% over the area median vs more than 10% over it
Enquiries per 100 sale listings 3.3 in the 28 days to 2 Oct, across 4,640 listings
Sale listings with at least one enquiry 2.5% in the 28 days to 2 Oct
Sale listings asking above the local going rate 37.3% more than 10% over their area's median · 34.1% more than 10% under · of listings with a comparable area median
Enquiries per 100: priced at the going rate vs above it 1.9 vs 4.3 at or up to 10% over the area median vs more than 10% over it

Enquiries are phone and WhatsApp contacts made through the site over the 28 days to the date shown, counted once per person, listing, channel and day, across the same listings the price figures count. A listing's price position is its asking price against the median for comparable listings in its area, where at least 10 exist; listings priced in another currency have none. Figures are published for areas with at least 20 scored listings.

National asking prices

Ethiopia — property for rent

All types first
All types Br 151,250/mo
Avg Br 593,353/mo
Low Br 11
High Br 50M
No. 559
QoQ 0%
Apartments Br 104,406/mo
Avg Br 350,347/mo
Low Br 11
High Br 33.6M
No. 177
QoQ 0%
Houses Br 105,000/mo
Avg Br 545,640/mo
Low Br 11
High Br 50M
No. 222
QoQ 0%
Commercial Property Br 700,000/mo
Avg Br 928,381/mo
Low Br 50K
High Br 4M
No. 160
QoQ 0%

Ethiopia — property for sale

All types first
All types Br 11,000,000
Avg Br 26,914,039
Low Br 102
High Br 4B
No. 4,642
QoQ 0%
Apartments Br 10,240,000
Avg Br 11,537,422
Low Br 50K
High Br 149M
No. 3,301
QoQ 0%
Houses Br 12,700,000
Avg Br 24,791,239
Low Br 102
High Br 520M
No. 956
QoQ 0%
Commercial Property Br 85,500,000
Avg Br 179,399,712
Low Br 105.5K
High Br 4B
No. 304
QoQ 0%
Land Br 60,000,000
Avg Br 106,320,988
Low Br 3M
High Br 1.1B
No. 81
QoQ 0%

By bedroom count

A median moves when the mix of listings moves. These hold the bed count still, so a rise here is a price rise rather than a quarter that happened to attract larger homes. Sizes run to five bedrooms; larger homes and listings with no bed count are counted in every other figure on this page, but are too few to publish a median of their own.

Property for rent by bedrooms

Fewest bedrooms first
1 bedroom Br 90,000/mo
Avg Br 92,457/mo
Low Br 13K
High Br 175K
No. 32
2 bedrooms Br 90,000/mo
Avg Br 101,599/mo
Low Br 11K
High Br 285K
No. 59
3 bedrooms Br 120,000/mo
Avg Br 476,154/mo
Low Br 11
High Br 33.6M
No. 127
4 bedrooms Br 96,250/mo
Avg Br 139,030/mo
Low Br 11
High Br 1.5M
No. 75
5 bedrooms Br 140,000/mo
Avg Br 1,822,952/mo
Low Br 31.5K
High Br 50M
No. 48

Property for sale by bedrooms

Fewest bedrooms first
1 bedroom Br 4,830,000
Avg Br 5,416,965
Low Br 89.9K
High Br 24M
No. 803
2 bedrooms Br 10,400,000
Avg Br 10,749,253
Low Br 88K
High Br 91.5M
No. 1,709
3 bedrooms Br 14,500,000
Avg Br 16,444,971
Low Br 52.5K
High Br 180M
No. 1,191
4 bedrooms Br 19,000,000
Avg Br 24,286,265
Low Br 102
High Br 149M
No. 167
5 bedrooms Br 31,000,000
Avg Br 47,825,000
Low Br 6.9M
High Br 500M
No. 88

Rental yield

Highest gross rental yields

Highest yield first
Addis Ababa — house 10.39%
Price Br 12,700,000
No. 946

Gross yield is the median annual asking rent as a percentage of the median asking price for the same area and the same product — the same property type, or the same bed count. It is matched because the rented stock and the for-sale stock are different properties: dividing one area-wide median by the other reads about half the matched figure. It is indicative of the market rather than of any one property, is gross of service charge, agency fees and void periods, and is not published for land. Across Ethiopia as a whole, the house figure is 9.92%.

By region

Property for rent by region

Most listings first
Addis Ababa Br 160,000/mo
Avg Br 614,350/mo
Low Br 11
High Br 50M
No. 529
QoQ 0%

Property for sale by region

Most listings first
Addis Ababa Br 11,000,000
Avg Br 26,820,848
Low Br 102
High Br 4B
No. 4,614
QoQ 0%

Addis Ababa

Addis Ababa — property for rent

Most listings first
Statewide Br 160,000/mo
Avg Br 614,350/mo
Low Br 11
High Br 50M
No. 529
QoQ 0%
3 property types
Apartments Br 111,999/mo
Houses Br 110,000/mo
Commercial Property Br 700,000/mo
Bole Br 120,000/mo
Avg Br 375,019/mo
Low Br 11
High Br 33.6M
No. 232
QoQ 0%
3 property types
Apartments Br 117,400/mo
Houses Br 100,000/mo
Commercial Property Br 400,000/mo
Akaky Kaliti Br 700,000/mo
Avg Br 936,683/mo
Low Br 35K
High Br 4M
No. 104
QoQ 0%
1 property type
Commercial Property Br 700,000/mo
Yeka Br 140,700/mo
Avg Br 840,651/mo
Low Br 15K
High Br 15M
No. 49
QoQ 0%
1 property type
Houses Br 126,000/mo
Nifas Silk-Lafto Br 200,000/mo
Avg Br 381,141/mo
Low Br 13K
High Br 1.4M
No. 44
QoQ 0%

Addis Ababa — property for sale

Most listings first
Statewide Br 11,000,000
Avg Br 26,820,848
Low Br 102
High Br 4B
No. 4,614
QoQ 0%
4 property types
Apartments Br 10,240,000
Houses Br 12,700,000
Commercial Property Br 90,000,000
Land Br 60,000,000
Bole Br 15,720,000
Avg Br 32,143,943
Low Br 33K
High Br 1.7B
No. 1,538
QoQ 0%
4 property types
Apartments Br 14,364,000
Houses Br 28,000,000
Commercial Property Br 150,000,000
Land Br 55,000,000
Arada Br 3,900,000
Avg Br 9,137,301
Low Br 97K
High Br 450M
No. 967
QoQ 0%
3 property types
Apartments Br 2,387,562
Houses Br 8,520,000
Commercial Property Br 3,900,000
Yeka Br 9,150,000
Avg Br 17,314,109
Low Br 102
High Br 1.9B
No. 667
QoQ 0%
3 property types
Apartments Br 7,560,000
Houses Br 25,000,000
Commercial Property Br 13,200,000
Nifas Silk-Lafto Br 11,000,000
Avg Br 20,880,524
Low Br 132K
High Br 450M
No. 519
QoQ 0%
3 property types
Apartments Br 11,000,000
Houses Br 11,000,000
Commercial Property Br 180,000,000
Kirkos Br 16,000,000
Avg Br 30,128,572
Low Br 115K
High Br 1.2B
No. 277
QoQ 0%
2 property types
Apartments Br 17,000,000
Commercial Property Br 4,100,000
Ayat Br 12,400,000
Avg Br 23,076,964
Low Br 57K
High Br 200M
No. 180
QoQ 0%
2 property types
Apartments Br 8,330,000
Houses Br 40,000,000
Lideta Br 12,000,000
Avg Br 27,233,523
Low Br 126K
High Br 670M
No. 136
QoQ 0%
1 property type
Apartments Br 10,400,000
Kazanchis Br 23,181,818
Avg Br 28,259,660
Low Br 89.8K
High Br 1.1B
No. 113
QoQ -5.4%
1 property type
Apartments Br 17,000,000
Akaky Kaliti Br 120,000,000
Avg Br 238,067,467
Low Br 670K
High Br 4B
No. 75
QoQ 0%
1 property type
Commercial Property Br 210,000,000
Gerji Br 10,600,000
Avg Br 10,915,736
Low Br 80K
High Br 38M
No. 53
QoQ 0%
1 property type
Apartments Br 10,600,000
Frequently asked

Questions this report answers

What is the median asking price for property in Ethiopia?

In Q4 2026 the median asking price for property for sale in Ethiopia was Br 11,000,000, across 4,642 published listings.

What is the median rent in Ethiopia?

In Q4 2026 the median advertised rent in Ethiopia was Br 151,250/mo, across 559 published listings.

Which region has the most expensive property in Ethiopia?

Addis Ababa, at a median asking price of Br 11,000,000 in Q4 2026.

How long does it take to sell a property in Ethiopia?

Listings that sold took a median of 203 days from publication to the agent recording the sale, measured over the last 12 months across 31 completed sales. It covers only listings that sold, so it is not how long a property should be expected to wait.

How many enquiries does a rental listing get in Ethiopia?

In the 28 days to 2 Oct 2026, rental listings in Ethiopia received 10.0 enquiries per 100 listings, and 7.0% of listings received at least one, across 558 published listings.

About this report

How we measure these figures.

Median and average of advertised asking prices, in ETB, of every listing published on Ethiopia Property Centre when the report was generated. Cells with fewer than 20 listings are excluded, as are listings advertised in US dollars. So are listings asking below Br 10 to rent or Br 100 to buy, which are placeholder prices rather than real ones. Not every advertised price is a whole-property asking price. Those quoted per plot, acre, hectare or square metre, and those quoted by the night, week or calendar month, are excluded from the figures above. They are published in their own units, in the land and short-let sections. Short lets below Br 1 a night are excluded on the same basis as the floors above.

Every price here is an advertised asking price, not a sold price, and the median is the headline figure — asking prices are heavily skewed, and a single high-value listing should not move an area's number.

Not every figure is. Days on market comes from agents' own records of a listing being rented or sold, over a different period and a different set of listings. It is measured beside the figures themselves, under how fast the market moves.

The enquiry figures come from contacts made through the site, counted once per person, listing, channel and day, over the 28 days before one scoring night near the quarter's end. The basis sits under where the enquiries are going.

For the monthly view, see our average property prices and demand vs supply report, or browse every quarterly report.

Using this data.

Free to use with credit. You can quote and republish these figures, as long as you credit Ethiopia Property Centre and link back to this report. They are licensed under CC BY 4.0, as set out in our terms of use.

Source: Ethiopia Property Centre, Ethiopia property asking prices, Q4 2026, https://ethiopiapropertycentre.com/market-reports/q4-2026

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