Bole Bulbula, Addis Ababa

Bole Bulbula is a fast-growing residential area in south-eastern Addis Ababa. A few years ago much of it was farmland with scattered houses. Today large condominium sites, private apartment projects and new villas cover much of the land. Buyers come here for lower prices and new homes.

Living in Bole Bulbula

Bole Bulbula is still changing. New blocks rise every year, and some streets are not yet paved. Shops and services open as more people move in. Some residents of new sites have waited for full power and water connections. Ask about these services before you move.

The area has a young, mixed population. Many residents are first-time owners of condominium units. Others are tenants who want lower rent than in central Bole. Developers also market units here to Ethiopians in the diaspora.

Sources differ on the sub-city. Some reports place Bole Bulbula in Lemi Kura sub-city, which the city formed in 2020 from parts of Bole and Yeka. Others place it in Bole. Check the sub-city and woreda on the title deed of any property.

Property types and prices

Bole Bulbula offers:

• Government condominium units, many built under the 20/80 scheme
• New apartment blocks from private developers
• Villas and houses on private plots
• Plots of land on the outer edges

The city handed over 20/80 condominium units at the Bole Bulbula site in 2022. Buyers had to pay more than 60 percent more per square meter than first planned, because building costs rose.

Private developers are active here. Jenboro Real Estate has its head office in Bole Bulbula and builds several apartment projects in the area. Ethiopian Airlines also agreed with the OVID Group to build staff housing in Bole Bulbula.

Prices here are usually lower than in central Bole. They vary between condominium units, private apartments and villas. We do not have enough reliable data to give a price range. Compare current apartments for sale and condominiums for sale.

Getting around

Bole Bulbula has no light rail station. Minibus taxis link it with Bole and the city center. Many residents use ride-hailing apps or their own cars. Some inner roads become hard to use in the rainy season. Travel times to central Bole depend a lot on the exact location and the time of day.

Who Bole Bulbula suits

• First-time buyers who want a new apartment at a lower price
• Condominium winners who want to live in their unit
• Investors who expect prices to rise as the area matures
• Diaspora buyers who buy through a developer payment plan

It suits people who need finished roads, schools and shops close by less well.

Buying or renting in Bole Bulbula

New projects bring more risk. Check the developer's delivery record and visit finished buildings. Confirm the building permit and the land title. Read the payment schedule and the penalty terms. Ask when power, water and roads will reach the site. Our guide on how to buy a house in Addis Ababa covers the checks.