Top 10 African Countries with the Highest Rent Costs in early 2026

In Summary

• Urban rent pressure is rising across multiple regions, driven by population growth and demand.
• Energy, infrastructure, and household income patterns heavily influence rental pricing.
• Central and West Africa dominate the highest rent tiers in 2026.

Deep Dive!!

Lagos, Nigeria, Tuesday, January 13, 2026 - African cities are changing fast, and rent values now reflect the pace of those changes in everyday life. In 2026, many residents are settling in places where jobs are emerging, transport networks are improving, or private developers are building at a faster rate. As cities expand outward and older neighbourhoods rise in value, rent follows the movement of people and investment across the urban map.

The 2026 Numbeo Rent Index in Africa compares how these shifts play out across countries by examining average apartment prices in major cities. The figures show what tenants typically face when looking for a home, not luxury units or short-term rentals. Because it applies the same reference across all countries, the index makes it easier to see where rent has become heavier on households and where it remains more manageable.

Behind every ranking position are different forces shaping the market in construction costs, currency strength, building approvals, foreign investment, and competition between public and private housing. Some countries are seeing new estates absorb demand and hold rents steady, while others are stretching existing stock with little relief. 

Looking at each case separately helps explain why the cost of living in Africa through housing differs widely and where pressures may continue through 2026.

10. South Africa

South Africa posts a 2026 rent index of 13.0, a level shaped by a unique mix of urban spread, public housing history, and market diversification. Unlike smaller nations where demand is concentrated in a single city, South Africa distributes its rental pressure across several hubs: Johannesburg, Cape Town, Durban, Pretoria, Gweru, and Polokwane. This geographic distribution prevents the type of acute rental escalation seen in economies with only one major commercial centre. In Johannesburg and Pretoria, especially, ageing rental stock and long-established suburbs absorb a large share of households seeking mid-priced accommodation.

Development patterns further distinguish the country. For over a decade, private developers have shifted investment toward mixed-use precincts and transit-linked corridors, including Waterfall City in Midrand, Cape Town’s Northern suburbs, and the Durban–Umhlanga growth belt. These areas combine office space, retail, and moderately priced units, drawing households away from saturated inner-city areas. The more supply a city brings online, the slower rents grow, and South Africa has been able to sustain a predictable construction cycle even when economic growth is sluggish.

A second structural factor is the depth of South Africa’s formal housing ecosystem. Social housing institutions, municipal rental stock, and subsidised units under the Reconstruction and Development Programme (RDP) create alternative pathways for lower-income earners. Households that qualify for these channels reduce demand in the mid-market rental band, keeping average costs contained. In addition, the relative availability of mortgages, even if limited by credit scoring, allows a portion of working adults to transition from renting to ownership, freeing up rental supply and preventing bidding wars.

Economic realities also influence landlord behaviour. While inflation and energy costs have strained household budgets, uneven wage growth in provinces such as the Free State, North West, and Eastern Cape limits how aggressively rents can rise without triggering vacancies. Landlords often adjust rents gradually to avoid turnover, especially in cities hit harder by unemployment. Cape Town remains the outlier with high tourism activity, digital professionals, and migration from other provinces push rents upward,d but national averages remain tempered because Johannesburg and Pretoria dominate the rental market by volume.

Looking ahead, the outlook points to regional divergence rather than a uniform climb. Cities benefiting from logistics expansion and tech investment, such as Cape Town, Umhlanga, and Midrand, may see steady increases as demand clusters in lifestyle-oriented hubs. Conversely, reforms to release state-owned land for development and new township upgrading projects in Gauteng could expand supply and hold national rents closer to moderate levels. With multiple buffers, diversified metros, public housing pathways, and mixed-income construction, South Africa remains one of the more stable entries in African rent and cost of living rankings, even as pockets of pressure intensify.

9. Namibia

Namibia’s 2026 rent index of 14.2 reflects a country where housing costs sit above continental averages despite a modest population and a relatively small urban footprint. The rental market is shaped primarily by Windhoek, which accounts for a significant share of demand due to its role as the administrative and economic hub. Because Namibia does not have multiple large cities absorbing internal migration, rental pressure becomes concentrated, making Windhoek and, to a lesser degree, Swakopmund and Walvis Bay, the reference points for national rent levels.

A major factor influencing the market is limited housing stock growth, stemming from slow construction cycles and the cost of materials. Namibia imports a substantial share of building inputs, from cement and timber to steel and finishing components, which drives development costs above those seen in more industrialised economies. Higher construction prices naturally translate to higher rent per square metre. Developers often prioritise mid- to upper-income estates where margins are stronger, leaving fewer rental options available for entry-level earners and widening the affordability gap.

Land availability and policy mechanisms also shape the rental landscape. Much of Namibia’s urban land is held under formal title and is subject to rigid land-release processes, slowing the conversion of vacant plots into new residential districts. Housing assistance programmes exist, but scale remains limited, and many lower and middle-income residents rely on informal rental units on urban fringes. These informal markets provide crucial relief but do not significantly influence measured rent levels captured in continental datasets, which focus on standardised units.

Economic and demographic trends deepen demand. Namibia has seen steady internal migration from rural areas into Windhoek and coastal towns as young people pursue education, government roles, and service sector jobs. At the same time, the emergence of energy and green hydrogen investment zones, especially in Lüderitz and Walvis Bay, has pulled professionals into specific areas, raising prices in nearby communities. As resource-linked industries expand, they may introduce temporary rent spikes if workforces cluster faster than housing supply can adjust.

Looking ahead to late 2026 and beyond, the rental trajectory will likely depend on whether planned land-servicing projects and public-private housing schemes can move faster than demand growth. If Windhoek accelerates approvals and scales mixed-income estates, rent increases may level off. However, continued concentration of economic activity in a handful of cities and potential foreign investor inflows linked to Namibia’s energy ambitions could maintain upward pressure. Within the broader African cost-of-living landscape, Namibia’s position underscores how compact markets with focused growth nodes often experience higher rents relative to their size.

8. Ethiopia

Ethiopia’s 2026 rent index of 18.3 reflects pressures shaped by rapid urbanisation, constrained housing supply, and the outsized influence of Addis Ababa, which dominates the rental landscape. As one of Africa’s fastest-growing urban populations, Ethiopia’s major cities receive a constant flow of migrants seeking economic prospects, education, and public service roles. Because Addis functions simultaneously as the political, diplomatic, and commercial centre, demand accumulates faster than supply can expand, making rents climb more aggressively than in more decentralised economies.

Housing development patterns sit at the core of Ethiopia’s elevated rent profile. For several years, large-scale public housing initiatives, including condominium schemes under the Integrated Housing Development Programme, moved slowly due to financing gaps, construction delays, and supply bottlenecks. These delays left tens of thousands of eligible households on waiting lists, pushing many into private rentals. Meanwhile, construction materials are either imported or exposed to inflationary pressures, making private residential projects expensive to deliver. Developers often focus on mid-level units where returns are more predictable, leaving limited stock at accessible price ranges.

A defining feature of Ethiopia’s market is the role of foreign institutions and diplomatic communities, especially in Addis Ababa. The presence of the African Union headquarters, UN agencies, NGOs, and international contractors creates pockets of high-budget rental demand. Neighbourhoods such as Bole, Old Airport, and Kazanchis set pricing benchmarks that ripple outward, pulling average rents upward even for more modest districts. Local earners, who do not benefit from expatriate allowances or dollar-linked incomes, face competition for centrally located units, driving many to suburban zones where commute times and transport costs rise.

Economic conditions further shape market outcomes. Currency fluctuations and inflation have reduced real income for many households, limiting the feasibility of rent increases for middle-income tenants. Yet landlords contending with higher maintenance and financing costs still adjust prices to protect margins. Combined with migration from regions affected by drought or conflict, the rental pool expands faster than incomes. This imbalance explains why Ethiopia’s rent index sits well above the African median despite broad affordability constraints.

Going forward, the market hinges on how quickly Ethiopia can normalise supply and employment. If large-scale condominium distributions resume and land allocation systems improve, Addis could see meaningful pressure relief. Secondary cities such as Hawassa, Adama, and Mekelle could also begin absorbing demand if industrial parks and logistics corridors attract investment and workers. However, without systemic increases in supply, elevated rents will likely continue through 2026. In the broader African country rankings on cost of living, Ethiopia illustrates the impact of a single, hyper-centralised city on national rental costs and how demand growth can outpace construction for prolonged periods.

7. Cameroon 

Cameroon’s 2026 rent index of 19.1 reflects a market shaped by dual economic centres, internal migration, and varying levels of real estate development capacity. Unlike countries anchored to a single dominant city, Cameroon splits its rental demand largely between Douala, the commercial heart, and Yaoundé, the political capital. This dual-core structure produces consistent pressure across both urban markets, with civil servants, students, and private sector employees all competing for limited quality rental units. As each city expands outward, prices for central and mid-tier districts continue to rise, influencing national averages.

A key factor lifting rent levels is slow structural housing delivery relative to population growth. Cameroon’s construction sector faces persistent challenges such as access to finance, rising material prices, and logistical inefficiencies in transporting building inputs across the country. Much of the formal housing pipeline advances through private developers rather than large-scale national schemes. As a result, new stock arrives gradually, and developers commonly target middle- and upper-income buyers, narrowing the pool of affordable rentals. In older districts, demand spills into aging residential blocks that command higher prices purely due to location rather than quality.

Educational and administrative functions intensify demand in specific neighbourhood clusters. Yaoundé’s universities, national ministries, and diplomatic missions draw both students and expatriates to certain areas, especially around Bastos and Nouvelle Route. Meanwhile, Douala’s position as a trade and port hub funnels seasonal and permanent workers into the city to support logistics, retail, and small manufacturing. These dynamics generate upward rent pressure at two different spectra budget units in student-heavy zones and standard apartments suited for civil servants and professionals.

Regional mobility also influences the rental environment. Migrants from the Northwest, Southwest, and northern regions continue to move toward Douala and Yaoundé in search of employment and safety, particularly where insecurity has disrupted livelihoods. This inflow creates greater dependence on rentals over ownership, increasing competition for available units. At the same time, informal housing on urban fringes continues to expand, offering critical relief but not significantly altering measured averages for formal rentals, the basis for the African cost of living and rent index.

Looking ahead, Cameroon’s rental outlook is likely to remain elevated unless two trends shift: accelerated housing production and broader decentralisation of economic opportunity. Emerging secondary cities such as Bafoussam and Garoua could begin easing pressure if manufacturing zones and agro-processing corridors gain more investment. However, current trajectories suggest Douala and Yaoundé will continue pulling the bulk of working-age populations, sustaining rental demand. This keeps Cameroon firmly within the upper half of African country rankings for rent, driven by twin growth poles and slow housing pipeline expansion.

6. Senegal

Senegal’s 2026 rent index of 19.3 reflects a country undergoing rapid spatial and economic transformation centred on Dakar’s expanding metropolitan footprint. As the primary hub for governance, commerce, education, and regional trade, Dakar absorbs the majority of internal migration and urban growth. This singular gravitational pull places sustained pressure on rental markets in areas such as Plateau, Mermoz, Parcelles Assainies, and Guédiawaye, where demand consistently outpaces available supply. With most new arrivals dependent on rental housing, market competition intensifies in both central and peri-urban districts.

One of the strongest drivers of Senegal’s elevated rents is the proximity-driven value of Dakar’s coastal position, which constrains the city’s ability to sprawl indefinitely. Limited space pushes residential expansion northward and inland, increasing development costs due to infrastructure requirements. In addition, the gradual shift of administrative activity toward the new city of Diamniadio, while a long-term reliever, has not yet absorbed population pressure at a scale large enough to influence average rent levels. Many households still prefer neighbourhoods closer to core employment centres, even at higher costs.

Infrastructure projects have shaped the curve of rent pricing. The expansion of toll highways, the development of the Blaise Diagne International Airport corridor, and the Regional Express Train (TER) have opened suburban areas to tenants who previously could not commute efficiently. However, improved connectivity also attracts higher-income households into these same zones, leading local landlords to adjust asking prices upward. Meanwhile, foreign institutions, NGOs, and regional West African corporations operating from Dakar create pockets of premium demand that elevate median prices, especially in well-serviced districts.

Economic and demographic conditions reinforce these trends. Senegal’s youthful population and consistent GDP growth over the last decade have expanded the volume of urban renters without a proportionate increase in affordable units. Private developers tend to prioritise middle- and high-end estates where margins better offset construction costs, while social housing projects are progressing slowly relative to need. As a result, formal rental markets capture only a slice of total demand, pushing many families toward informal housing. However, it is the formal segment that informs the African rent and cost of living index, keeping Senegal’s position firmly in the upper tier.

Looking forward, the completion of more neighbourhoods in Diamniadio and planned developments along the TER corridor have the potential to gradually soften rent dynamics, but only if delivery timelines speed up and pricing aligns with the incomes of ordinary workers. Until economic activity disperses across secondary cities or decentralisation accelerates, Dakar’s dominance is likely to sustain upward pressure. This places Senegal among the countries where rent indexes in Africa are shaped by both geographic constraint and demographic momentum.

5. Ivory Coast

The Ivory Coast records a 2026 rent index of 21.8, reflecting a housing market that has seen sharp growth driven by Abidjan’s rapid urbanisation and its role as the economic powerhouse of West Africa. Abidjan accounts for the majority of formal rental demand, with districts like Cocody, Plateau, Marcory, and Treichville experiencing high competition for apartments and townhouses. The city’s status as a commercial, financial, and port hub concentrates both domestic migrants and international expatriates, creating a strong upward pull on rental prices.

A key contributor to elevated rents is the urban density and limited expansion capacity in central Abidjan. While peri-urban districts and satellite towns such as Yamoussoukro and Bouaké have room for new housing, most high-income employment remains concentrated in Abidjan. Developers often focus on gated communities and mid- to high-end apartments to capture premium returns, leaving middle- and lower-income tenants competing for a smaller pool of available units. This selective supply drives rents higher, even as informal housing grows on city outskirts.

Infrastructure development has been a double-edged factor. The city has benefited from major road upgrades, bridge projects, and port expansions, improving accessibility and attracting investment. Yet these same improvements increase land and construction costs, which landlords pass on to tenants. Additionally, the presence of multinational firms, regional banks, and international organisations inflates rental benchmarks in prime districts. Consequently, average rent levels rise, even for units that would otherwise be considered standard, because the formal rental market reflects a city-wide pricing baseline influenced by premium segments.

Economic dynamics also play a crucial role. While the Ivory Coast has maintained strong GDP growth and foreign investment inflows, wage growth for ordinary workers has been more gradual. This divergence means rental increases can outpace local incomes in urban centres, particularly in areas with high expatriate density. Internal migration from northern regions seeking employment opportunities compounds this pressure, resulting in competition across multiple income brackets. These combined factors explain why the Ivory Coast’s rent index stands above most West African peers and highlight the structural interplay between urban concentration, investment, and limited affordable housing supply in the African cost of living rankings.

Looking ahead, the trajectory of rent in the Ivory Coast will depend on whether satellite cities such as San Pedro and Bouaké can absorb population inflows and if government-backed housing initiatives expand quickly enough to balance supply. Without meaningful decentralisation of economic activity, Abidjan’s dominance is likely to maintain pressure on rents, keeping the Ivory Coast among the higher-ranked countries in the African rent index rankings for 2026.

4. Nigeria 

Nigeria posts a 2026 rent index of 22.8, reflecting a market under significant pressure from rapid urbanisation, population growth, and concentrated economic activity. Lagos, Abuja, and Port Harcourt dominate rental demand, with Lagos alone absorbing the largest share of tenants. Within Lagos, districts such as Victoria Island, Lekki, Ikeja, and Surulere see substantial upward pressure on rental prices due to high demand from expatriates, corporate employees, and young professionals moving into the city’s commercial and tech hubs.

A major factor influencing Nigeria’s elevated rent levels is chronic housing supply constraints. Despite substantial investment in residential construction, the pace of development struggles to match the rapid influx of urban residents. Developers tend to focus on high-margin, mid- to upper-income apartments, often leaving entry-level tenants dependent on older or informal rental units. Additionally, regulatory bottlenecks, such as land acquisition complexities, building approvals, and inconsistent utility provision, further limit new stock, maintaining upward pressure on rents across urban centres.

Infrastructure and transport patterns also shape the rental landscape. Lagos’ traffic congestion and limited public transport accessibility make proximity to work a key determinant of rent. Areas well-connected to business districts via bridges, expressways, and newly developed transit corridors command significantly higher prices, while peri-urban zones experience slower rent growth. In Abuja, planned satellite townships and new commercial hubs have partially eased central demand, but premium residential districts remain highly competitive due to government institutions and corporate offices clustered in specific zones.

Economic and demographic dynamics reinforce the pressure. Nigeria’s large youth population fuels continued internal migration toward urban centres, while foreign investment in energy, telecommunications, and fintech draws professionals into cities with high-paying roles. Currency fluctuations, inflation, and rising construction costs also compel landlords to adjust rents upward to protect returns. This combination explains why Nigeria ranks among the highest in the African rent index despite ongoing attempts to expand housing supply and infrastructure.

Looking forward, Nigeria’s rental market will depend heavily on policy interventions and urban planning. Successful expansion of affordable housing, redevelopment of older districts, and improved infrastructure could temper rent growth, particularly in Lagos and Abuja. Yet as long as economic opportunities remain concentrated in a few urban hubs, rental pressure is expected to persist, solidifying Nigeria’s position among Africa’s higher-cost rental markets in 2026.

3. Angola

Angola’s 2026 rent index of 24.8 places it among the highest in Africa, reflecting a rental market concentrated in Luanda, the nation’s political and economic centre. Luanda has consistently ranked as one of the most expensive cities on the continent due to a combination of limited housing supply, high construction costs, and strong demand from expatriates and oil industry professionals. Key districts such as Maianga, Talatona, and Kilamba Kiaxi see rents that often exceed national averages, as premium residential developments cater to multinational employees, while middle-income residents compete for a constrained pool of standard apartments.

A major contributor to Angola’s elevated rental costs is supply-side limitations driven by construction expenses. The country relies heavily on imported building materials, which, combined with logistics challenges and high labour costs, inflate the price of developing new residential units. Developers typically prioritise high-margin projects for expatriates or upper-income local households, leaving limited affordable rental options for the broader population. This shortage of accessible units drives competition, sustaining high average rents captured in the continental index.

Infrastructure and urban planning also play critical roles. Luanda’s hilly terrain, limited road networks, and zoning restrictions constrain urban sprawl, effectively bottlenecking residential expansion. While satellite developments like Kilamba New City were designed to absorb population growth, uptake among middle-income residents has been limited due to affordability issues, leaving demand concentrated in the more expensive central districts. Public housing programmes exist but remain insufficient to meet the scale of urban migration, especially from the oil-rich southern provinces.

Economic factors reinforce the trend. Angola’s dependency on oil exports creates cyclical income patterns, attracting transient foreign professionals with high rental capacity, which in turn drives up local averages. Currency fluctuations and inflation also compel landlords to adjust rents upward, particularly in high-demand urban neighbourhoods. Looking forward, unless large-scale affordable housing initiatives are accelerated and financing structures for local developers are improved, rental pressure in Luanda and other key cities is likely to persist. Within the African cost of living and rent rankings, Angola exemplifies how concentrated urban demand, high construction costs, and expatriate-driven markets push a country to the upper tier of rental expense in 2026.

2. Seychelles

Seychelles posts a 2026 rent index of 27.6, making it one of Africa’s most expensive rental markets. With a small population concentrated on just a few islands, primarily Mahé, Praslin, and La Digue, demand for rental housing is intensely focused on limited urban and coastal zones. Victoria, the capital city of Mahé, absorbs the bulk of economic, administrative, and tourism-driven demand, placing pressure on both long-term rentals and short-term lease markets. This concentration naturally pushes the average rent higher than in larger continental countries, where supply can spread across multiple cities.

Supply-side constraints further amplify costs. Land scarcity is a persistent challenge, as the islands’ geography limits the expansion of residential developments. Construction materials must largely be imported, which increases both project timelines and costs. Developers prioritize premium housing to cater to expatriates, tourists working in long-term accommodations, and high-income locals. Consequently, middle-income and entry-level renters face limited options, and rental prices remain elevated across the formal housing market.

Tourism and foreign investment exert a strong influence on Seychelles’ rental environment. The hospitality sector, expatriate employees, and international business investors drive demand in prime districts, establishing pricing benchmarks that ripple throughout the market. Even neighbourhoods not directly serving high-end tourists experience spillover effects, as landlords adjust rents to remain competitive or capture higher-income tenants. The resulting rental ecosystem reflects both the islands’ economic vibrancy and their limited capacity for widespread, affordable housing.

Economic and policy factors also shape trends. While Seychelles maintains a high per capita GDP relative to much of Africa, the cost of imported goods, construction materials, and utility services pushes landlords to factor these into rental rates. Government initiatives aimed at housing affordability, including social housing and subsidized developments, are slowly expanding supply but have not yet fully alleviated pressure on central locations. Looking ahead, unless new housing projects on Mahé and Praslin scale quickly, rent levels are expected to remain elevated, keeping Seychelles firmly among the highest-ranking countries in the African rent index and cost of living comparisons for 2026.

1. Democratic Republic of the Congo 

The Democratic Republic of the Congo (DRC) leads the 2026 African rent ranking with a rent index of 32.8, reflecting a rental market under intense pressure from rapid urban growth, limited housing supply, and economic concentration in a few major cities. Kinshasa, the capital, dominates national rental demand, with other urban centres like Lubumbashi and Matadi contributing to a lesser extent. Kinshasa alone accounts for the vast majority of formal rental transactions, and demand is particularly concentrated in districts such as Gombe, Ngaliema, and La Gombe-sur-Ma Campagne, where government institutions, corporate offices, and expatriate communities cluster.

A key factor driving the DRC’s high rent levels is chronic housing shortages. Decades of underinvestment in urban residential construction have left demand vastly exceeding supply. Many new households are forced into aging apartments or informal settlements, pushing tenants to compete for quality units, which drives rents upward. Developers face high costs due to scarce building materials, underdeveloped logistics networks, and currency volatility, further limiting the availability of affordable units in formal markets.

Infrastructure and urban planning challenges exacerbate the situation. Kinshasa’s rapid expansion has outpaced road development, utility provision, and municipal services, concentrating population in central areas with adequate amenities. This concentration elevates the value of well-serviced rental units, while peripheral zones, despite lower rents, remain less accessible due to poor transport and limited infrastructure. As a result, the measured rent index based on standardised urban units reflects high averages even though many residents live in informal or substandard accommodations.

Economic dynamics also contribute to elevated rental costs. Kinshasa’s role as a political, commercial, and diplomatic hub attracts expatriates, NGO workers, and multinational employees, who command higher-paying leases. Coupled with internal migration from rural provinces seeking jobs and education, this inflow further intensifies competition for available units. Looking ahead, unless significant housing initiatives, urban planning reforms, and investment in residential construction are accelerated, the DRC is likely to maintain its position as Africa’s highest-ranked country in rent index and cost of living metrics for 2026, demonstrating the impact of concentrated demand, infrastructural constraints, and market imbalances on urban rental markets.

The 2026 African rent index highlights the diversity of housing pressures across the continent. Countries with concentrated economic hubs, limited urban expansion, and high-income expatriate or professional populations, such as DRC, Seychelles, and Angola, occupy the top positions, reflecting elevated rental costs. By contrast, nations with more distributed urban networks, steady construction pipelines, and moderated economic pressures, like South Africa and Namibia, show comparatively lower indices. Moving forward, rent dynamics will increasingly hinge on urban planning, infrastructure investment, housing policy, and migration trends. Observing how governments and developers respond will be crucial for understanding the cost of living in Africa throughout 2026.