The current resale price of a 40/60 condominium in Addis Ababa generally falls within the ETB 5.5 million to ETB 10 million+ range, depending on the unit's size, location, condition, floor, documentation, and remaining loan obligations. Recent 2026 listings show examples ranging from approximately ETB 5.5 million for a smaller unit to ETB 9 million or more for larger three-bedroom units. It is important to distinguish today's resale prices from the original government-program prices. The original 40/60 condominium price announced for the program was approximately ETB 11,162.97 per square meter, but that figure dates back to the 2022 allocation and should not be used as the current resale-market price.
What Is a 40/60 Condominium?
The 40/60 condominium program was one of Addis Ababa's government-supported condominium housing schemes. The name "40/60" refers to the financing structure associated with the program, in which beneficiaries were expected to cover 40% of the cost while the remaining 60% was financed through a loan arrangement. The program produced condominium units in different parts of Addis Ababa, with different apartment sizes and bedroom configurations. Today, many completed 40/60 units are traded through the resale market, meaning their prices are determined by the property's location, condition, size, documentation, and market demand rather than simply by the original program price.
How Much Does a 40/60 Condominium Cost in 2026?
Recent 2026 listings give a useful picture of current asking prices.
For example:
- A 57 m² 40/60 condominium in Bulbula was listed at approximately ETB 5.5 million in April 2026.
- A 76 m² two-bedroom 40/60 condominium in Bole Bulbula was listed at ETB 7 million in July 2026.
- A 76 m² two-bedroom 40/60 condominium in Ayat was listed at approximately ETB 7.8 million earlier in 2026.
- A 122 m² three-bedroom 40/60 condominium in Megenagna was listed at ETB 9 million in August 2026.
- A 112.23 m² three-bedroom condominium in Meri Loke was listed at approximately ETB 10.8 million in March 2026.
These are asking prices from individual listings, not an official city-wide average or confirmed transaction prices. Actual selling prices can differ after negotiation.
40/60 Condominium Price by Size
The size of the condominium is one of the most important factors affecting its price.
Based on recent listings, buyers may encounter prices approximately in these ranges:
These figures should be treated as indicative resale asking prices rather than fixed prices. A 76 m² condominium in Ayat, for example, may have a different price from a similarly sized unit in another part of Addis Ababa because location and condition influence value.
How Much Is a 1-Bedroom 40/60 Condominium?
Smaller one-bedroom or compact condominium units generally have a lower total purchase price than larger two- and three-bedroom units. However, buyers should not assume that a one-bedroom unit will always be cheaper on a per-square-meter basis. Location, floor, finishing, renovation, documentation, and demand can all affect the price.
How Much Is a 2-Bedroom 40/60 Condominium?
Two-bedroom units are common in the 40/60 resale market. Recent listings provide examples in the ETB 7 million–8 million+ range. For example, a 76-square-meter two-bedroom 40/60 unit in Bole Bulbula was listed at ETB 7 million, while another 76-square-meter two-bedroom unit in Ayat was listed at ETB 7.8 million. Some units can be more expensive depending on their location, size, finishing, floor, and documentation.
How Much Is a 3-Bedroom 40/60 Condominium?
Three-bedroom units generally have higher total asking prices because they are larger. Recent listings show three-bedroom 40/60 properties around ETB 9 million to ETB 10.8 million in locations such as Megenagna and Meri Loke. However, the price can vary significantly depending on the exact unit and its condition.
40/60 Condominium Price in Ayat
Ayat is one of the areas where buyers can find 40/60 condominium properties. Recent listings include a 76-square-meter two-bedroom unit in Ayat listed around ETB 7.8 million, while another two-bedroom Ayat 40/60 property has been listed at approximately ETB 8.2 million, depending on the unit and its terms. Because Ayat contains multiple developments and condominium sites, prices should be compared on a unit-by-unit basis rather than assuming one fixed price for the entire area.
40/60 Condominium Price in Bole Bulbula
Bole Bulbula is another location where 40/60 condominium resale properties are available. A recent listing for a 76-square-meter two-bedroom 40/60 condominium in Bole Bulbula was priced at approximately ETB 7 million. Other listings in the wider Bole/Ayat market can be higher, particularly when the unit has completed loan payments, has better finishing, or has additional documentation and improvements.
Why Are 40/60 Condominium Prices Different Today?
The current resale value of a 40/60 condominium is influenced by several factors.
Location
A condominium closer to major roads, business districts, shopping areas, schools, and transportation can command a different price from a similar-sized unit in a less developed area.
Size
Larger apartments normally have higher total prices.
Number of Bedrooms
Two- and three-bedroom units generally have higher total asking prices than smaller one-bedroom properties.
Condition and Renovation
A renovated kitchen, bathroom, flooring, windows, doors, and other improvements can increase the asking price.
Loan Status
Buyers should establish whether the condominium's original loan has been fully paid, whether there are outstanding obligations, and what documentation will be transferred with the property.
Floor and Building Condition
The floor of the unit, elevator availability, building maintenance, water supply, parking, security, and general condition can all affect what buyers are willing to pay.
Is the Original 40/60 Price Still Applicable?
No. Buyers should be careful when searching online because older articles may show the original 40/60 condominium prices. For the 2022 40/60 condominium allocation, the reported price was ETB 11,162.97 per square meter. That historical figure should not be confused with the current resale market. A completed condominium that is now being sold by an existing owner can have a much higher price because the current asking price reflects the property's location, market conditions, improvements, documentation, and other factors.
What Should You Check Before Buying a 40/60 Condominium?
Before purchasing a 40/60 condominium on the resale market, buyers should verify:
- Ownership and transfer documents
- Whether the property has outstanding loans
- Whether the loan has been fully settled
- The exact floor area
- Number of bedrooms and bathrooms
- Property condition
- Utility connections
- Building maintenance
- Parking availability
- Any outstanding fees or obligations
- The property's eligibility for transfer
- Whether the asking price is negotiable
A low asking price should not be considered a bargain until the property's legal and financial status has been checked.
Where Can You Find 40/60 Condominiums for Sale in Addis Ababa?
40/60 condominium units can be found in several parts of Addis Ababa, including areas such as Ayat, Bole Bulbula, Megenagna, Meri Loke, and other condominium sites.
Live Ethio has a dedicated condominium section where buyers can browse 20/80 and 40/60 condominiums for sale and rent in Addis Ababa, including one-, two-, and three-bedroom properties.
In 2026, the resale price of a 40/60 condominium in Addis Ababa can broadly range from around ETB 5.5 million to more than ETB 10 million, depending on the size, location, condition, and documentation of the unit. Recent listings show examples around ETB 7 million for a 76 m² two-bedroom unit, ETB 9 million for a 122 m² three-bedroom unit, and ETB 10.8 million for a 112.23 m² three-bedroom unit. Because these are resale asking prices, buyers should compare several similar units before deciding whether a particular property is fairly priced. If you are looking for a 40/60 condominium for sale in Addis Ababa, comparing properties by location, size, price per square meter, loan status, and documentation will give you a much clearer picture of the property's actual value than looking at the total asking price alone.