Bole and Kazanchis remain the two most premium real estate markets in Addis Ababa. Here's a detailed look at current prices and trends in both neighborhoods.
Bole Price Overview
Bole sub-city encompasses diverse micro-markets. Bole Atlas and Old Airport command the highest prices, followed by Bole Medhanialem and Rwanda. Average prices: Apartments for sale: ETB 4M–15M. Villas for sale: ETB 15M–80M+. Apartment rentals: ETB 25,000–80,000/month. Villa rentals: ETB 60,000–200,000/month.
Kazanchis Price Overview
Kazanchis benefits from its central location and proximity to the African Union headquarters. The area is dominated by apartment buildings with limited villa inventory. Average prices: Apartments for sale: ETB 5M–12M. Apartment rentals: ETB 30,000–80,000/month. Commercial spaces: ETB 40,000–150,000/month.
Market Trends for 2026
Both areas continue to see price appreciation, though at different rates. Bole's larger footprint means more varied pricing, while Kazanchis' limited supply keeps prices consistently high. New developments in both areas are adding modern inventory that commands premiums of 15–25% over older buildings.
Investment Outlook
For investors, Bole offers more entry points and property types, making it suitable for various budgets. Kazanchis offers more concentrated demand, particularly from corporate tenants and international organizations. Both areas deliver strong rental yields of 6–9% annually.