Gelan Condominium

Gelan condominium is a government housing site in Akaki Kality sub-city, on the southern edge of Addis Ababa. Listings also write the name as Galan or in Amharic as ገላን ኮንዶሚኒየም. Do not confuse the condominium site with Gelan town. The town lies further south-east in Oromia and is now part of Sheger City. The condominium site is inside Addis Ababa.

Where Gelan condominium is and how to get there

OpenStreetMap places the Gelan condominium blocks in Akaki Kality sub-city, at about 8.88 N, 38.77 E. The site is south of Saris and Kality. A 2018 study of the 2015 housing lottery puts Gelan about 18 km from the city centre.

Gelan town is a separate place. OpenStreetMap places it at about 8.83 N, 38.86 E, roughly 11 km to the south-east, on the road to Dukem and Bishoftu.

The light rail does not reach the site. The north-south Blue Line ends at Kaliti, north of the blocks. Buses and minibuses do the rest. OpenStreetMap lists these routes from the Gelan Condominium stops:

• Anbessa bus AB027 to Mexico
• Anbessa bus AB076 and Sheger bus SH096 to Megenagna
• Minibus routes to Saris, Mexico, Akaki Gebeya and Haile Garment

Local landmarks include the Gelan Condominium health centre, Gelan secondary school, a taxi and bajaj stand, and branches of Dashen Bank, Abay Bank, United Bank and Bank of Abyssinia named after the site. The nearest neighbourhood page on Real.et is Saris.

Sheger City and what it means for title

In late 2022, Oromia merged six towns around Addis Ababa into a new city called Sheger City. Gelan town is one of the six, with Sebeta, Burayu, Sululta, Legetafo and Legedadi.

The Gelan condominium site is a different matter. OpenStreetMap and the listing portals place it in Akaki Kality, Addis Ababa. In August 2022, Addis Ababa and Oromia agreed a new boundary. Reports on that deal name Koye Feche, part of Tulu Dimtu and Jemo 2 as condominium sites that move to Oromia. We found no report that names the Gelan condominium site.

What this means for you:

• A condominium unit at Gelan site should carry Addis Ababa papers. Check that the title deed names an Addis Ababa sub-city and woreda. Many sellers call the title deed a "digital map".
• A house in Gelan town is in Sheger City. Its land and title go through Sheger City offices in Oromia, not Addis Ababa.
• Listings mix the two. Some portals label houses in Gelan town as "Oromia-Finfinne". Read the address with care before you pay a deposit.

History and housing program

Gelan was one of the sites in the 10th lottery round in March 2015. A study of that round by economist Simon Franklin lists 1,272 units awarded at Gelan. The study focuses on the 20/80 scheme.

The same study describes the typical 20/80 site. Blocks are 5-storey walk-ups with 20 to 30 units each, set around shared open space. Units come with water, sewer and power connections, but the fittings are basic.

The study also says winners could rent out their units, but could not sell them for five years after taking ownership. For units from the 2015 round, that period has passed. Still, confirm the transfer rules with the housing agency before you buy.

Unit types and sizes

The 2015 study gives standard 20/80 floor areas of 32 m2 for a studio, 51 m2 for a one-bedroom and 75 m2 for a two-bedroom unit. Listings at Gelan show a mix:

Ground floors along the main roads hold shops. Temer Real Estate has advertised shops for sale at Gelan condominium in 2026.

Prices to buy

The table shows asking prices on listing portals, seen in October 2026. Some listings were first posted earlier, so treat them as a guide to the range, not as sale prices.

On these listings, Gelan asks about ETB 63,000 to 96,000 per square metre. That is well below central sites. Compare current condominiums for sale in Addis Ababa.

Rent

Rental listings for Gelan are few. A one-bedroom unit at Gelan condominium was listed at ETB 11,500 a month on Betoch in October 2026. We do not have enough data points to give a range. Browse condominiums for rent in Addis Ababa to compare.

Living at Gelan

• Services. The site has its own health centre, a secondary school, several bank branches and shops on the ground floors.
• Shared costs. Owners pay into an owners' association for stairs, pumps and security. Ask the association for the monthly fee.
• Upper floors. Blocks have no lift. Water pressure can be low on the top floors. Check the taps when you visit.

Buy or rent?

Buy at Gelan if you want a low entry price inside Addis Ababa and accept a long commute. Trips to the centre are slow at peak hours. Rent if you work in Akaki Kality or along the Debre Zeit road and want to keep costs low.

Checks before you buy

1. Title and allocation papers. Ask for the original documents from the housing agency. Check that the name matches the seller's ID and that the deed names an Addis Ababa sub-city.
2. Site or town. Confirm that the unit is in the Gelan condominium blocks, not a house in Gelan town in Sheger City.
3. Loan balance. Ask the bank how much of the condominium loan is unpaid. Agree in writing who pays it.
4. Transfer rules. Confirm with the housing agency that the unit can legally transfer to you. Do not rely on a power of attorney alone.
5. The 40/60 court case. In 2019, a court suspended title transfer for more than 18,000 40/60 units. Gelan is a 20/80 site, so this case should not apply.
6. 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 rent the unit out.
7. Broker fees. Brokers often charge a commission. Agree the fee before you view.

Read our condominium guide for the full process. Other sites in the south include Kilinto and Tulu Dimtu.