Where are you thinking of buying or renting a home?
See what a home costs, rents for and earns in Addis Ababa. Tell us what you need in four quick steps.
Price per square meter by area
Thousand birr, typical newer apartment. Select an area for its details.
Figures marked est. use the 2-bedroom price divided by an assumed 120 sqm. Asking prices, not registered sales.
Medians, not averages: villas and commercial buildings pull the average far above the median. Q3 2026 report, as of 14 Nov 2026.
Find an area
Set a budget and a goal. The skyline shows every area: taller means pricier, deeper blue means higher net yield.
Area skyline
Height is price in birr millions. Dashed line is your budget; towers above it fade. Select a tower for details.
Edit the "a year ago" estimate
Recorded history exists only for the whole city (see History). For areas, Betgebeya applies one citywide change to every area, so the year-ago view shows scale, not area differences.
Net rental yield
After vacancy, management, maintenance and fees.
What the numbers say
Updated 21 Sep 2026. Estimates built from sale and rent listings, not guaranteed returns. Payback is purchase price divided by yearly rent.
What it looked like a year ago
Monthly median asking figures. Move across a chart to read any month. Area-level history does not exist yet; Betgebeya starts storing it from the first listing.
Apartments for sale: median listing price
Birr millions, Sep 2025 to Sep 2026.
Prices fell from Br 16.0M in Sep 2025 to a low of Br 13.0M in Apr 2026, then rose to Br 19.6M by Sep 2026. The headline is about Br 19.5M and +22% for the year. It rests on a few hundred listings, and its level is higher than the Q3 2026 apartment median (Br 10.24M) because the samples differ. Read the direction, not the exact level.
1-bedroom apartments for rent: median asking rent
Birr thousands per month, Jun 2025 to Jun 2026.
This series shows a 52% fall, while formal apartment rents are reported up about 15% over the year. Median asking rents move with which listings happen to be online, so a fall can mean more small or cheaper units were listed, not that rents dropped. Betgebeya will track the same unit in the same area to remove that effect.
What this means for a buyer
Information, not a recommendation to buy or wait.
Buy and rent
Each card is the typical apartment in that area, not one listing. Real listings from agents and developers will fill this page once feeds are connected.
Prices in birr; rent per month. The switch at the top changes these cards too.
Find a project
Set how you plan to pay and how much you have. Where a developer has not published a price, the card says so instead of guessing.
Confirm every price and unit with the developer before paying a deposit. Information only, not financial advice.
Developers
Open a developer to see its active sites, what it has delivered, and what buyers say. Residential and commercial are kept apart.
Logos are supplied by the Betgebeya team. Developers not listed here are not yet covered.
Bank loan options
Since the National Bank's 2026 directive, banks set their own lending rates, so every figure carries a date. Filter by loan type, or show only banks with a published rate.
Market size
Outstanding mortgages are about 24.1 billion birr, with the Commercial Bank of Ethiopia holding roughly 69%.
Bank logos are placeholders made from initials.
ROI calculator
Start from an area, then change anything. Growth, vacancy and fee defaults are placeholders to edit, not forecasts.