Ethiopia’s New Foreign-Buyer Rules: What Property Listings Must Show
Publication date: 27 August 2026
Official rule — new this month
Ethiopia’s Ministry of Urban and Infrastructure has issued Directive No. 1147/2026 on foreign nationals’ right to own residential houses, implementing Proclamation No. 1388/2025. It became effective upon registration and publication on the Ministry of Justice website in August 2026.
The Directive limits a foreign national to one residential house and requires a Ministry permit. Minimum capital is USD 150,000 in Addis Ababa and Sheger City; USD 120,000 in most listed regions and Dire Dawa; and USD 100,000 in Afar, Benishangul-Gumuz and Gambella. Government-subsidized condominiums, specified publicly supported or non-profit housing, and housing-cooperative homes are excluded from foreign ownership.
Practical marketing guidance
Sellers and agents advertising to foreign-national buyers should accurately identify the property’s city or region, residential category, ownership status and asking price. Listings should not describe an excluded property as “foreign-buyer eligible,” promise automatic residence rights, or imply that a sale can proceed before the buyer receives the required permit.
Ethiopian diaspora buyers should not assume the Directive applies—or does not apply—based only on residence abroad. Citizenship and legal status matter; buyers should confirm their eligibility directly with the Ministry before relying on a listing.
Event watch — verify before attending
A developer-hosted Dubai Property Expo listing advertises sessions in Addis Ababa on 29–30 August 2026, but the venue was still marked “TBD” on 27 August. Buyers should confirm the location and independently verify any overseas developer, title and payment claim.
Useful official links: Ministry of Justice laws database · Ministry of Urban and Infrastructure