As Ethiopia undergoes rapid urbanization and economic expansion, the cost of living particularly housing remains a significant concern for residents, expatriates, and investors. Whether you're relocating, budgeting for a move, or exploring real estate opportunities, understanding the rental market is essential.
What to Expect from Rent Prices in Addis Ababa in 2025
- Inflation and foreign exchange shortages are impacting rent rates, especially in premium areas.
- Luxury housing demand is rising in neighborhoods like Bole and Kazanchis.
- Middle-class renters and diaspora returnees are increasingly choosing modern condominiums.
- Suburban expansion continues in areas like CMC, Ayat, Summit, and Goro.
Types of Rental Properties in Addis Ababa
Studio & 1-Bedroom Apartments
Ideal for students and young professionals. Often come unfurnished semi or fully furnished with modern amenities.
Typical Price Range: 25,000–80,000 ETB/month
2-Bedroom Apartments ( Unfurnished & Furnished Options)
Popular with small families or roommates. Many have balconies, parking, or shared courtyards.
- Typical Price Range: 50,000–150,000 ETB/month
3-Bedroom Apartments ( Unfurnished & Furnished Options)
Targeted at larger families or expats. Common features: domestic staff quarters, backup power/water.
- Typical Price Range: 60,000–300,000 ETB/month
Standalone Houses & Villas ( Unfurnished & Furnished Options )
Includes duplexes and high-end homes in gated communities. Ideal for embassies, NGOs, and diaspora families.
- Typical Price Range: 120,000–500,000+ ETB/month
Condominiums for Rent in Addis Ababa, Ethiopia
Affordable housing developed through government and private projects. Quality and amenities vary.
- 1-bedroom: 10,000–20,000 ETB/month
- 2-bedroom: 20,000–30,000 ETB/month
- 3-bedroom: 30,000+ ETB/month
Note: The rental prices mentioned above are estimates and can vary significantly based on several factors, including the season, the overall condition of the property, the floor level (especially in buildings without elevators), the specific location within the neighborhood, and the amenities included (such as generator, water tank, security, parking, or furnishings).
Special Considerations for Diaspora & Expats
- Some landlords prefer USD payments for high-end units.
- Foreigners may be asked for passport copies and embassy/employer references.
- Look for diplomatic zones for better security and amenities.
Rental Agreements in Addis Ababa (2025)
- Leases typically last 1-2 Years
- 2 month months' rent is usually paid in advance.
- A refundable deposit (usually 1 month) is required.
- Ensure a written lease with payment, maintenance, and termination terms.
Working with Real Estate Agents
- Use licensed agents whenever possible.
- Agents typically charge landlords, not tenants.
- Avoid verbal agreements; ask for documented listings.
Cost of Living Beyond Rent
- Utilities (water, power): 2,000–3,000 ETB/month
- Internet: 900–2,000 ETB/month
- Security/compound fees: Varies by property
Short-Term Rentals vs. Long-Term Leases
- Short-term (Airbnb or serviced apartments): Higher monthly cost but flexible.
- Long-term: Better pricing, usually paid upfront.
- Some landlords offer 6-month options for foreigners.
Tips for Renters in Addis Ababa
- Inspect the property in person before signing.
- Confirm who pays for utilities and services.
- Be ready to negotiate prices can be flexible.
- Check power/water backups, especially in higher-priced units.
- Ask locals or trusted agents for guidance.
Looking for property options? If you're searching for a place to stay, there are apartments for rent as well as condominiums for rent, offering modern living spaces. For those looking to invest or own, you can find apartments for sale along with condominiums for sale. For family homes, explore houses for rent, or consider houses for sale. Investors can also find land for sale for future development.
Explore modern, secure, and well-located properties tailored to your needs. Whether you’re moving, returning, or investing Addis Ababa’s real estate market has something for everyone.
For custom property listings or trusted agent referrals, contact Live Ethio