Bamako real estate market report, Q3 2026
Land prices, rents and gaps between 12 Bamako neighbourhoods: Terrimoine's free summary, with what the figures say, what they do not yet say, and the method for reading them.
1. Key takeaways
- A three-speed market. The median price per m² is 200,000 F in the centre and prime residential areas, 150,000 F in established residential areas and 45,000 F on the outskirts.
- Hamdallaye ACI stands alone at the top. At 525,000 F/m², it is worth 4.2 times the Bamako median. No other tracked neighbourhood comes close.
- A plateau at 200,000 F/m². 4 neighbourhoods (Bamako Coura, Badalabougou, Quartier du Fleuve, Baco Djicoroni) show the same recorded median price.
- Rents: from 40,000 to 75,000 F per month for an apartment, from 125,000 to 300,000 F for a villa. A villa rents for a median 3.8 times as much as an apartment in the same neighbourhood.
- The outskirts offer the widest land availability, but require careful title checks.
2. Reading by zone
| Zone | Neighbourhoods | Median F/m² | Range F/m² | Apt. rent | Villa rent |
|---|---|---|---|---|---|
| Central and prime residential | 3 | 200,000 | 200,000 – 525,000 | 60,000 | 250,000 |
| Established residential | 5 | 150,000 | 60,000 – 200,000 | 65,000 | 200,000 |
| Expansion and outskirts | 4 | 45,000 | 30,000 – 60,000 | 50,000 | 175,000 |
Median of the neighbourhood medians of each zone. Rents in F CFA per month.
3. Detail by neighbourhood
| Neighbourhood | F/m² | vs median | Land | Reliability |
|---|---|---|---|---|
| Hamdallaye ACI | 525,000 | +324% | scarce | Indicative |
| Bamako Coura | 200,000 | +62% | limited | Indicative |
| Badalabougou | 200,000 | +62% | scarce | Indicative |
| Quartier du Fleuve | 200,000 | +62% | scarce | Indicative |
| Baco Djicoroni | 200,000 | +62% | limited | Indicative |
| Sotuba | 150,000 | +21% | limited | Indicative |
| Sébénikoro | 97,500 | −21% | limited | Indicative |
| Faladié | 60,000 | −52% | wide | Indicative |
| Kalaban Coura | 60,000 | −52% | wide | Indicative |
| Lafiabougou | 60,000 | −52% | limited | Indicative |
| Yirimadio | 30,000 | −76% | wide | Indicative |
| Sirakoro | 30,000 | −76% | wide | Indicative |
“vs median” compares the neighbourhood's price with the median of 123,750 F/m² across the 12 neighbourhoods. “Land”: availability judged scarce, limited or wide.
Price per m² by neighbourhood
F CFA per m², median sale price (Q3 2026)
Rents by neighbourhood
■ apartment · ■ villa — F CFA per month, medians of small samples.
Change over time
Q3 2026 is our first survey. The price trend chart will appear here from next quarter, then grow with every report.
4. Historical trend: where we stand
A price trend cannot be deduced from a single survey. Q3 2026 is the reference baseline: from it, each quarter adds a point to the curve, neighbourhood by neighbourhood.
| Stage | What Terrimoine publishes |
|---|---|
| Q3 2026 (published) | Baseline survey: prices, rents and reliability for 12 neighbourhoods |
| Q4 2026 | First quarterly change, neighbourhood by neighbourhood |
| 2 quarters | First trend curve |
| 4 quarters | First year-on-year change and first projection ranges, with their method |
5. Test price scenarios
Choose a neighbourhood, an area and a horizon: the simulator calculates the estimated value today, then its future value in three scenarios whose rates you set. These are calculation assumptions, not Terrimoine forecasts.
Open the value and scenario simulator6. What this report does not yet say
- Rental yield by neighbourhood. It requires comparing a rent with the price of a built property. Our current prices are land prices: comparing them with housing rents would give a wrong figure. We will publish it once we have enough sale records of built properties.
- The price of a specific plot. It depends on the street, access, title and negotiation.
- Neighbourhoods outside the survey. Unlisted neighbourhoods are not yet covered.
7. Reliability: how we rate it
| Level | Criterion |
|---|---|
| Indicative | Fewer than 5 records, or a single source |
| Correct | 5 to 9 records, at least 2 sources |
| Solid | 10 or more records, 2 or more sources, dated within 6 months |
For Q3 2026, all neighbourhoods are “Indicative”. The number of records per neighbourhood will be published here as soon as the quarterly collection allows.
8. Going further
- Price table for the 12 neighbourhoods
- Methodology and sources
- Calculate the total cost of buying land
- Guide: buying land in Bamako
Detailed market report for an agency, a bank or an investor: zone, product, comparables and value range.Request a detailed report
Source: Terrimoine, Q3 2026 report (pilot edition), field network of professionals. Updated: October 2026.
Frequently asked questions
What is the average price per m² in Bamako?
In the Terrimoine Q3 2026 survey, the median price is 123,750 F CFA per m² across 12 neighbourhoods, from 30,000 F in Yirimadio and Sirakoro to 525,000 F in Hamdallaye ACI. We publish the median, which is less sensitive to extreme values than the average.
Are property prices rising in Bamako?
We cannot honestly say yet: Q3 2026 is our first survey. The quarterly change will be published with the Q4 2026 survey, then the trend will sharpen with each report.
Does Terrimoine publish price forecasts?
Not while real history is insufficient. The simulator lets you test your own growth assumptions. These are calculation scenarios, not Terrimoine forecasts.
How reliable are these figures?
Indicative for the Q3 2026 pilot edition: samples are small. Each neighbourhood carries a reliability indicator, and the criteria are published on this page.
Why not show rental yield by neighbourhood?
Because it requires comparing a rent with the price of a built property, whereas our current prices are land prices. We will publish it when we have enough sales of built properties.
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