How we measure.
Every figure published on Le'elt is sourced, verified, and dated. This page documents the standards we apply so buyers, renters, and journalists can audit our work.
Sources
Federal land registry filings, Ministry of Urban and Infrastructure transaction records, accredited broker MLS feeds, and Le'elt's proprietary inspection database (8,400+ residences, January 2023 – present).
Sample size & coverage
9,420 listings across 14 sub-cities of Addis Ababa, with secondary coverage in Bishoftu, Hawassa, and Bahir Dar.
Inclusion rules
Open-market arm's-length transactions only. Family transfers, distressed sales, and undisclosed off-market deals are excluded from medians.
Pricing normalization
Prices are reported in Ethiopian Birr (ETB) with USD parity stated at the date of computation. Per-square-metre values exclude furniture, fittings, and concierge fees.
Refresh cadence
Aggregates recompute on the first calendar day of each month. Individual listings update within 24 hours of any change confirmed by our inspectors.
Verification protocol
Every residence is physically inspected by a Le'elt agent. Photographs are commissioned, ownership documents are reviewed, and the seller's identity is confirmed before publication.
Limitations
The informal rental market is under-represented; expat-driven demand skews Bole and Old Airport medians; pricing in ETB carries currency-translation risk.
Corrections & contact
Found an error? Write to data@leelt.com. We acknowledge within 48 hours and publish corrections in the changelog below.