What's the average days-on-market in Ethiopia in 2026?
As of 2026, the estimated average days-on-market for residential property in Ethiopia is about 120 to 210 days, with Addis Ababa apartments usually selling faster than villas or older houses.
Most typical listings in Ethiopia stay on the market for about 90 to 150 days when the price is realistic, but overpriced villas, unclear titles, and unfinished homes can easily sit for 180 to 300 days.
This is slower than one or two years ago because buyers in Ethiopia in 2026 are more careful about cash, title documents, construction delays, and the new rules for foreign ownership.
Are properties selling above or below asking in Ethiopia in 2026?
As of 2026, most residential properties in Ethiopia sell about 5% to 15% below asking price, because buyers usually negotiate hard before committing cash.
We estimate that fewer than 10% of homes in Ethiopia sell above asking, around 20% sell close to asking, and most sell below asking, but confidence is medium because Ethiopia does not publish a clear sale-to-list price index.
The rare above-asking sales in Ethiopia usually happen for clean-title apartments in Goro, Lebu, Sarbet, and the eastern and southern corridors of Addis Ababa. especially when the unit is finished and easy to rent.