QUICK ANSWER
- Across the city, a typical 2-bedroom rents for about 90,000–175,000 ETB a month.
- Modern, expat-standard 2-bedrooms listed on RealEthio have a middle price of about 198,000 ETB furnished (≈ $1,200).
- Bole, Old Airport and Kazanchis are the most expensive areas; CMC, Ayat and Lebu offer more for less.
- Rent increases on renewal are capped at 11.5% for 2026/27.
Rent in Addis Ababa depends on three things more than anything else: the neighborhood, whether the home is furnished, and the building’s services — generator, water tank, security and parking. Below are real figures from the homes we list right now, compared with city-wide averages, so you know what a fair price looks like before you start viewing.
What a typical apartment costs across the city
City-wide surveys published in 2026 put the average monthly rent at roughly:
- Studio: about 50,000 ETB (range 35,000–95,000)
- 1 bedroom: about 75,000 ETB (range 60,000–100,000)
- 2 bedrooms: about 120,000 ETB (range 90,000–175,000)
These averages include older buildings and homes outside the main expat areas. A city-centre studio averages about 45,000 ETB a month, according to Addis Fortune’s reporting on the rent law.
Prices on RealEthio right now, by neighborhood
The table below is live: it is calculated automatically from the apartments currently listed on RealEthio and updates whenever our listings change. Monthly short-term rentals are left out. The figures are the middle (median) price — half the homes are cheaper, half are more expensive — and the number in brackets is how many listings it is based on.
| Neighborhood | 2BR unfurnished | 2BR furnished | 3BR unfurnished | 3BR furnished |
|---|---|---|---|---|
| Bole | 210,500 (16) | 240,800 (42) | 200,000 (17) | 234,000 (75) |
| Olompia (Bole Atlas) | — | 175,500 (8) | 296,700 (5) | 360,000 (13) |
| Old Airport / Bisrate Gebriel | 170,000 (5) | 241,300 (7) | 196,000 (3) | 350,000 (7) |
| Kazanchis | 238,000 (3) | 195,000 (9) | 200,000 (5) | 250,000 (13) |
| CMC | — | — | 128,000 (3) | — |
| Gerji | — | — | — | — |
| Summit | — | — | — | — |
| Sarbet | — | 240,000 (4) | 308,200 (5) | 128,750 (4) |
| Megenagna | — | 156,000 (4) | — | 217,500 (4) |
| Lebu | — | 145,000 (4) | — | — |
| Ayat | — | — | — | — |
| Ferensay | — | — | — | — |
| Jemo | — | — | — | — |
| Lafto | — | — | — | — |
Approximate median monthly rent in ETB from 309 current RealEthio listings (number of listings in brackets), updated 19 Oct 2026. “—” means too few listings to show a reliable figure. Prices are negotiable and vary by building.
Most homes we list are modern buildings with lifts, generators and security, so they sit above the city average. When we checked in October 2026, the middle price across 487 listings was about 198,000 ETB for a furnished 2-bedroom (≈ $1,200) and 240,000 ETB for a furnished 3-bedroom. The spread inside one area is wide: a 2-bedroom in Bole ranged from about 120,000 to 600,000 ETB depending on size, view and building.
Furnished vs unfurnished: what changes
On comparable homes, furnishing typically adds 20,000–60,000 ETB a month. Furnished apartments suit people staying one or two years who don’t want to buy furniture; unfurnished homes are cheaper over a long lease and give you more choice.
Building services matter as much as furniture. A reliable backup generator, a water tank and pump, secure parking, 24-hour security and good internet can each add 5,000–25,000 ETB to the rent — and they are worth it in Addis, where power and water cuts still happen.
Birr or dollars?
Most rents are agreed in birr. Expat-standard furnished apartments in Bole, Old Airport and Kazanchis are often quoted in US dollars — typically $1,000–2,500 a month for a furnished 2-bedroom. If you are quoted in dollars, agree in the contract which exchange rate applies and whether you can pay in birr, so a move in the rate doesn’t surprise you.
Advance payment, deposit and renewals
Landlords often ask for several months — sometimes a year — in advance. Ethiopia’s residential rent law limits advance rent to two months, so treat anything above that as a negotiation, not a rule. Leases must run at least two years and be registered at the woreda housing office, and for 2026/27 the city capped increases on renewal at 11.5%. Read our full guide: Ethiopia’s rent law explained.
Work out your own budget
Rent is only part of the cost. Use the calculator below for an approximate monthly total — rent, food, transport, utilities — and how much you need to move in, including advance rent and the agent fee.
How much does it cost to live in Addis Ababa?
Pick your area and lifestyle for an approximate monthly budget and move-in cost.
Approximate one-time move-in cost
Find homes in your budget
Our agents drive you to viewings for free, and you pay our fee only after the lease is signed.
Frequently asked questions
Across the city about 90,000–175,000 ETB a month. For a modern, furnished 2-bedroom in Bole, Old Airport or Kazanchis expect around 195,000–240,000 ETB — the middle price among our current listings.
Outer and newer areas such as Ayat, CMC, Lebu, Jemo and Lafto usually offer more space for the money than Bole, Old Airport or Kazanchis.
Many do ask, but the residential rent law limits advance rent to two months. You can negotiate; get every payment in writing.
Increases are allowed once a year and are capped by the city — 11.5% on renewal for 2026/27.
Sources (checked October 2026)
Want us to find it for you?
Free car pickup for viewings. You pay our fee only after the lease is signed.