Bole Arabsa Condominium

Bole Arabsa is one of the largest government condominium sites in Addis Ababa. It sits on the far eastern edge of the city, in Lemi Kura sub-city, south of Ayat. The site includes tall blocks of up to 15 storeys. Prices and rents here are lower than at central sites. Listings write the name as Bole Arabsa, Arabsa or in Amharic as አራብሳ.

Where Bole Arabsa is

OpenStreetMap places the Arabsa residential area at about 8.975 N, 38.893 E. Bus stops along the site are named Bole Arabsa (1), (2) and (3), from south to north. Local landmarks include the Umer Mosque (Arabsa), Arabsa Medhane Alem Church and the main road that people call "30 meter". Listings also name parts of the site, such as Arabsa Gebreil and Arabsa Sefera. One landlord speaks of the "new and old Arabsa sites".

Bole Arabsa was part of Bole sub-city. Since 2020, it has been part of Lemi Kura sub-city, which the city formed from parts of Bole and Yeka. Older papers and listings still say Bole.

Getting there

Bole Arabsa has no light rail station. The Ayat terminus of the east-west line is about 5 km to the north. OpenStreetMap lists these routes from the site:

• Anbessa city buses to Piassa (AB126) and Mexico (AB127)
• Sheger bus to Megenagna (D46)
• Minibus taxis to Ayat, Aba Kiros and Goro

A common trip to the centre is a minibus to Ayat, then the light rail west. Road trips to Bole can be slow at peak hours.

History and housing program

Bole Arabsa is a 20/80 site. A 2020 study in the American Journal of Engineering and Technology Management looked at construction of the 20/80 blocks at the Bole Arabsa site. It found that almost all sample blocks suffered delays. The main causes were material shortages, changes in unit rates and changes in the work.

In July 2022, the city handed over units at Bole Arabsa in its 14th lottery round. The 20/80 price in that round was Br 7,997.17 per square metre. The Reporter listed Bole Arabsa sites 3, 5 and 6 in that round. Other reports of the same round put the Arabsa sites under 20/80, so check the scheme on the allocation papers.

Addis Fortune describes 15-storey towers at Bole Arabsa. In 2018, the city also auctioned ground floor shops in the Bole Arabsa blocks. The site later received families moved from central areas under the corridor development project. In 2025, The Reporter quoted a family who moved from their own house in Kazanchis to a studio at Arabsa.

Unit types and sizes

The site has studios, one-bedroom, two-bedroom and three-bedroom units. Listings give these sizes for the larger units:

Listings show units up to the 7th floor. Ask whether a block has a working lift before you choose a high floor. Commercial units of about 57 m2 also come up for sale.

Prices to buy

The table shows asking prices seen on listing portals in October 2026. Some listings were posted earlier in 2026.

Two-bedroom units ask about ETB 4.5 to 5.2 million. That is about ETB 63,000 to 64,000 per square metre, about half the rate at central sites like Balderas. Three-bedroom units ask about ETB 7 to 8 million.

Some units still carry a lottery loan. One 82 m2 two-bedroom unit on the 7th floor asks ETB 3.8 million, with monthly loan payments still to make. A low price like this often covers only the seller's share. Ask for the loan balance before you compare prices.

Rent

Rents are low compared with the rest of the city.

• A furnished two-bedroom unit of 72 m2 is listed at ETB 20,000 a month.
• An unfurnished three-bedroom unit of 90 m2 is listed at ETB 30,000 a month.

Both landlords ask for a minimum stay of three months. Browse current condominiums for rent in Addis Ababa.

Living at Bole Arabsa

Bole Arabsa is a young area. Shops, cafes and small markets now run inside the site. Water supply is the main complaint. In 2025, a relocated resident told The Reporter that there is no water at Arabsa and that schools are far away. Many households keep a water tank. Ask neighbours how many days a week water reaches the block and the floor you want.

The site is far from the city centre. You gain a lower price and a newer, larger unit. You pay with longer daily trips. Our Bole Arabsa neighborhood guide covers daily life in more detail.

Buy or rent?

Buy at Bole Arabsa if you want a large unit on a tight budget, and you can accept the distance. Rent here if you want low rent and your work is in Ayat, CMC or along the light rail.

Checks before you buy

1. Papers. Ask for the allocation papers and the title. Check the name against the seller's ID. Confirm the scheme and the site number.
2. Loan balance. Units from recent lottery rounds still carry a bank loan. Ask the bank for the balance and agree in writing who pays it.
3. Transfer rules. Confirm with the housing agency that the unit can transfer to you now.
4. Occupancy rules. In 2024, the city housing corporation told owners of empty 40/60 units to move in or lose their contracts. Check the current rules if you plan to leave a unit empty or rent it out.
5. Water, lift and floor. Visit the block at different times of day.
6. Broker fees. Some listings state a 2 percent commission. Agree the fee first.

Read our condominium guide, and browse condominiums for sale in Addis Ababa. Nearby sites include Ayat condominium and Summit condominium.