Bole Bulbula Condominium

Bole Bulbula Condominium is a group of government condominium sites in the south-east of Addis Ababa. The area has both 20/80 and 40/60 blocks. The 40/60 blocks are tall, with listings for units up to the 10th floor. Prices are lower than at central sites such as Gotera or Gerji, and the units are larger. This page covers the condominium blocks. For the wider area, see our Bole Bulbula neighborhood guide.

Where it is and how to get there

Bole Bulbula lies south of Bole International Airport. OpenStreetMap marks several condominium groups across the area:

• Bole Bulbula condominium in the east of the area
• Bulbula condominium a short distance to the west
• Bulbula condominium 40/60 further west
• Mariam condominium next to the eastern group

Listings also use local names such as Chefe for some 20/80 blocks. Sources differ on the sub-city. Some place the area in Bole and others in Lemi Kura. Check the sub-city and woreda on the title deed.

OpenStreetMap shows a minibus route from Mariam Condominium to Saris Abo. Neither light rail line reaches Bole Bulbula, so most trips are by minibus taxi, bus or car.

History and housing program

The sites are newer than the first condominium projects in the center. In July 2018, Capital reported that about 17,000 40/60 units in Bole Bulbula, Gerji, Ayat, Meri and Summit were close to completion. In July 2022, The Reporter listed Bole Bulbula with Ayat and Bole Beshale as the sites of the 20/80 units handed over in that lottery round.

The 2022 lottery set the price of 20/80 units at Br 7,997 per square metre and 40/60 units at Br 11,163 per square metre. Market prices are much higher. Asking prices for Bole Bulbula units in October 2026 work out at roughly ETB 70,000 to ETB 120,000 per square metre.

Blocks and unit types

The 20/80 and 40/60 blocks differ in size and height.

Other 1 bedroom listings do not state the scheme and show 57 to 64 m². Ask whether a size is the area on the title map or a larger figure that includes common areas. One 40/60 rent listing mentions basement parking. Ask whether your block has a working lift, because many 40/60 units sit on high floors.

Prices to buy and rent

These are asking prices seen on Jiji in October 2026.

The cheapest listings are often urgent sales or units that need work. A 40/60 2 bedroom of 76 m² on the 6th floor that needs renovation asked ETB 5.2 million. A finished 20/80 2 bedroom of 78 m² on the 4th floor asked ETB 9.5 million. Furnished units let as guest houses ask more, up to ETB 80,000 to ETB 90,000 a month.

Compare current condominiums for sale and condominiums for rent before you agree a price.

Living there

Bole Bulbula is still growing. New blocks and private apartment projects rise every year, and some streets are not yet paved. Our neighborhood guide notes that residents of some new sites have waited for full power and water connections. Visit at different times of day, test the taps and ask neighbors about power cuts.

The area suits buyers who want a larger unit for the money and tenants who want lower rent than in central Bole. It suits less well if you need fast daily trips to the center at peak hours.

Buying checks

1. Title. Ask for the title deed or digital map certificate. Many Bulbula listings state that the unit has one.
2. Loan balance. Many listings say the debt is cleared. Confirm with the bank.
3. The 5 year rule. Several listings state that the unit has passed 5 years since handover. Reports describe a ban on resale in the first 5 years. Ask the housing office whether the unit can transfer now.
4. 40/60 disputes. In 2019 a court suspended title transfers for more than 18,000 40/60 units. In 2024 the city told owners of empty 40/60 units to move in or lose their contracts. Check the status of the unit you want.
5. Fees. Brokers on listing sites often ask 2 percent commission. Add transfer taxes. See property tax and fees in Ethiopia.

Read our condominium guide for the full process. Other condominium sites in the south-east include Kilinto and Koye Feche. Gerji lies to the north.