Viewing a property is one of the most important steps in renting or buying a home in Addis Ababa. Pictures and descriptions can only tell you so much; the real impression comes when you walk through the doors, experience the space, and observe details that are often overlooked online. Because the real estate market in Addis is fast-paced and competitive, knowing exactly what to look for during a viewing can help you make a confident decision and avoid costly mistakes.
This guide walks you through the key things to pay attention to when inspecting a home or apartment in Addis Ababa, whether you are a first-time renter, a buyer, or a diaspora investor viewing remotely through your agent.
Start With the Neighborhood and Surroundings
Your evaluation should begin even before you step inside the property. The neighborhood will play a major role in your comfort, safety, and daily routine. Addis Ababa neighborhoods vary widely in infrastructure, accessibility, and convenience, so take time to observe your surroundings carefully.
Pay attention to the roads leading to the property. Are they paved or gravel? Some areas close to the main roads are modern and convenient, while a turn into inner roads may suddenly reveal rough access that gets muddy during the rainy season. Look for nearby amenities such as supermarkets, pharmacies, bakeries, banks, and cafés, since these will influence your living experience. For families, the proximity to schools and playgrounds may also be a priority.
Noise level is another important factor. Neighborhoods like Bole and Kazanchis tend to be livelier, with more traffic and nightlife, while areas such as Summit, CMC, and Ayat may offer quieter environments. Visit during different times of the day if possible: a calm morning can turn into a crowded, noisy evening.
Evaluate the Exterior and Building Condition
Once you arrive at the property, take a few minutes to look at the overall structure. In Addis Ababa, building standards can vary significantly between developers, and many buildings look newer online than they do in person.
Check for any visible cracks on the exterior walls, signs of moisture, or peeling paint, which may indicate deeper structural issues or poor maintenance. For apartment buildings, observe the common areas: hallways, staircases, parking lots, gardens, and entrance gates. Well-maintained common spaces usually reflect a building managed by a responsible association or caretaker.
Pay close attention to the elevator if you’re viewing a multi-story apartment. Is it functional? Is it regularly serviced? Many buildings have elevators, but not all maintain them properly something that becomes crucial if you live on the upper floors.
Security is another key factor. Look for a functioning gate, a guard station, and secure fencing. Some buildings in Addis have guards around the clock, while others rely on residents for security arrangements. Make sure the level of security aligns with your comfort.
Step Inside: First Impressions Matter
The moment you enter the home, allow yourself to register your immediate impression. Does the space feel bright? Is the layout inviting? Does the ventilation feel healthy? These intuitive responses often reveal more than any checklist.
However, once that initial feeling passes, it’s time to look more closely at the details. Start by assessing natural light, which is especially important in Addis where electricity interruptions and low voltage can happen. Homes with large windows and good sunlight feel more open, warm, and energy-efficient.
Check the flooring: tiles, wood, and laminate vary widely in quality. Look for chipped tiles, unstable boards, or areas that seem uneven, which may indicate poor construction or water damage.
Inspect Walls, Ceilings, and Signs of Moisture
Moisture issues are one of the most common problems in Addis Ababa properties. Because many homes rely on older plumbing systems and water tanks, leaks can spread to unexpected areas of the home.
Look carefully for water stains on walls and ceilings. Even small discolorations could be signs of recent leaks or poor waterproofing. Check corners, behind doors, and areas near bathrooms and kitchens. Paint that bubbles, peels, or smells damp is usually a red flag.
If you’re viewing an apartment, ask whether the unit is directly below the water tank area or connected to shared plumbing lines these units are more prone to leak issues.
Examine the Kitchen Carefully
The kitchen is one of the most heavily used spaces, so it’s important to assess it thoroughly. Start by opening cabinets to check for moisture, mold, or rotting wood. Many kitchens in Addis, especially older ones, suffer from leaks under the sink or poor ventilation, which leads to lingering smells.
Inspect the countertop quality, storage space, and general layout. Try turning on the water to check pressure and drainage speed. Low water pressure can be a sign of building-wide issues, and slow drainage often indicates clogged pipes.
If the kitchen has built-in appliances such as stoves, hoods, or microwaves make sure they are functional. In newer apartments, these appliances are often included, but not always maintained properly. For furnished rentals, check that the refrigerator and stove are clean and operational.
Check Bathrooms for Functionality and Cleanliness
Bathrooms in Addis can reveal more about a property’s condition than any other room. Start with the water pressure and temperature by testing the shower and sink taps. In some buildings, hot water only works during certain hours or takes several minutes to heat up.
Observe the tiles and grouting. Cracked tiles or dark, damp grout lines can signal moisture problems. Look around the toilet base for leaks or instability. Check the ventilation bathrooms without windows or functioning ventilators often trap moisture and cause mold.
It’s also important to check the water tank system. Some buildings have shared water tanks that supply the entire building, while others provide individual tanks for each unit. Confirm how often the tank is filled and whether interruptions are common in the area.
Evaluate Bedrooms and Living Spaces
When walking through bedrooms and living areas, focus on comfort, size, and practicality. Measure mentally whether your furniture would fit, especially in apartments with smaller bedrooms. Many units in Addis have oddly shaped rooms due to space-saving construction, so pay attention to layout.
Windows should open easily and allow airflow. Try to identify the direction of sunlight; rooms facing east tend to have pleasant morning light, while west-facing rooms can become hot in the afternoon. Check for noise how much can you hear from outside, from neighbors, or from the hallway?
Observe closet space, ceiling height, and electrical outlets. Homes built quickly or cheaply often lack sufficient outlets or place them in inconvenient spots.
Check Utilities: Water, Electricity, and Internet
Water reliability is one of the most critical aspects of living in Addis Ababa. Ask how often water comes, whether there is a backup tank, and how long the tank typically lasts. In some neighborhoods, water can be absent for days without a tank.
For electricity, look for signs of voltage fluctuation—burnt outlets, dim lights, or buzzing sounds. Ask whether the building has a generator or solar backup, especially in high-rise apartments.
Internet availability also varies. Some buildings are pre-equipped with Ethio Telecom broadband, while others may require installation. If you're working from home, ask current residents or the agent about connection stability.
Observe Parking, Accessibility, and Common Amenities
If you own a car, confirm that parking is included. Some buildings offer private parking spaces, while others operate on a first-come, first-served basis. Check if the parking area floods during rainy seasons or has security.
For accessibility, assess the stairs, elevators, and entrance paths. Wide hallways and smooth access are especially important for families with children or elderly tenants.
Some modern buildings in Addis offer amenities like rooftop spaces, small gyms, or shared gardens. If these matter to you, inspect their condition rather than relying on promotional photos.
Review Safety and Security Features
Security should be a major consideration. Confirm whether the building has a 24/7 guard, CCTV cameras, and controlled access. Check the integrity of the main door and locks. Some homes come with additional metal doors, while others don’t.
For standalone houses, inspect the compound walls, the gate's strength, and external lighting. If the house has multiple entrances, make sure they can all be securely locked.
Ask the Right Questions Before You Leave
A property viewing is never complete until you ask the essential questions. These include:
- How often does water come, and is the tank shared or private?
- What is included in the rent or selling price?
- Are there additional service charges?
- How old is the building, and who is responsible for maintenance?
- For rentals: how many months of advance payment are required?
The more information you gather, the easier it becomes to compare properties and make the best decision.
A property viewing in Addis Ababa is more than just a walkthrough; it’s an opportunity to understand the home, the neighborhood, and the lifestyle it offers. With varying building standards, infrastructure inconsistencies, and rapid urban growth, taking your time to examine every detail can save you from unexpected inconveniences later.
Whether you’re renting or buying, trust your instincts, look beyond the photos, and gather as much information as possible. A good property should feel right both emotionally and practically. With the right approach, you’ll be able to identify a home that fits your needs, aligns with your budget, and supports your long-term plans in Addis Ababa.