Tulu Dimtu Condominium

Tulu Dimtu is a large government condominium site on the south-east edge of Addis Ababa. Listings also write the name as Tullu Dimtu or Tuludimtu, and in Amharic as ቱሉ ዲምቱ. The site grew around the Tulu Dimtu roundabout, close to Koye Feche and Kilinto. It was one of the two biggest sites in the 2015 lottery round. Part of it moved under Oromia in the 2022 boundary deal, so title checks matter here.

Where Tulu Dimtu is and how to get there

OpenStreetMap marks the Tulu Dimtu condominium at about 8.875 N, 38.821 E, next to the Tulu Dimtu roundabout. A study of the 2015 lottery puts the site about 28 km from the city centre. The Tulu Dimtu main toll plaza is just south of the blocks.

The light rail does not reach Tulu Dimtu, but the site has many direct buses. OpenStreetMap lists these routes:

• Anbessa bus AB110 to 6 Kilo
• Anbessa bus AB107 to Piassa
• Anbessa bus AB121 to Mexico
• Anbessa bus AB124 and minibus Bole 021 to Megenagna
• Anbessa bus AB109 and minibus Lafto 008 to Saris
• Sheger bus SH077 to Yeka Abado

Local landmarks include branches of Commercial Bank of Ethiopia, Bank of Abyssinia and Tsehay Bank named after Tulu Dimtu, the Tulu Dimtu St. George church and the Tulu Dimtu Selam mosque. The Alem Bank area of Tulu Dimtu has private houses around the blocks.

History and housing program

Tulu Dimtu was a main site in the 10th lottery round in March 2015. A study of that round by economist Simon Franklin lists 12,272 units awarded at Tulu Dimtu, out of about 33,000 across the city. Only Yeka Abado had more. 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. Winners could rent out their units, but could not sell them for five years after taking ownership.

The 2022 boundary deal and Sheger City

In August 2022, Addis Ababa and Oromia agreed a new administrative boundary. Borkena and The Reporter report that the deal placed Koye Feche, part of Tulu Dimtu and Jemo 2 under the Oromia Special Zone. That zone's towns now form Sheger City. Some listings already describe parts of Tulu Dimtu as "Sheger City", while others place it in Akaki Kality, Addis Ababa.

We could not find a public map that shows which blocks fall on which side. What this means for you:

• Check which sub-city and city the title deed names.
• Ask the woreda office that serves the block which authority now registers transfers.
• Do not rely on a power of attorney alone.

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 Tulu Dimtu show:

Prices to buy

The table shows asking prices on listing portals, seen in October 2026. Treat them as a guide to the range, not as sale prices.

On these listings, Tulu Dimtu asks about ETB 53,000 to 94,000 per square metre. One-bedroom units on EthiopiaRealty ask ETB 2.7 to 2.9 million, at the low end of the range. Compare current condominiums for sale in Addis Ababa.

Rent

Rental listings for Tulu Dimtu are few. One seller lists a studio on the 4th floor at up to ETB 9,000 a month. We do not have enough data points to give a range for larger units. Browse condominiums for rent in Addis Ababa to compare.

Living at Tulu Dimtu

• Transport. Direct buses run to 6 Kilo, Piassa, Mexico, Megenagna and Saris.
• Commute. At about 28 km from the centre, trips are long at peak hours.
• Shared costs. Owners pay into an owners' association for stairs, pumps and security. Ask 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 Tulu Dimtu if you want a low price per square metre and good bus links, and you can confirm the title authority for your block. Rent if you work in the south-east of the city, or if you want to learn the area before you commit.

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.
2. Authority. Confirm whether Addis Ababa or Sheger City registers the transfer for your block.
3. Loan balance. One listing states a remaining loan of Br 100,000. Ask the bank for the exact balance and agree in writing who pays it.
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 rent out.
5. Broker fees. Agree the commission before you view.

Read our condominium guide for the full process. Nearby sites include Koye Feche and Kilinto.