Finished Two-Bedroom Residences Under 8.5M ETB
An authoritative buyer's dossier indexing 27 move-in-ready private apartments and condominiums across Ayat, Summit, Gerji, Bole, and Torhailoch—complete with direct-owner channels (ያለ ደላላ), statutory closing calculators, and legal verification rules.
Target Corridors & Price Brackets
An 8.5M ETB ceiling targets three distinct move-in-ready residential segments across Addis Ababa's high-growth corridors.
Private Apartments
Completed units by established developers including Noah Real Estate, Alemgenet, and Torhailoch. Typically hold individual authenticated Digital Karta and qualify for commercial bank loans.
Finished 40/60 Condos
High-demand middle-income towers with owner-installed modern cabinetry, gypsum ceilings, and ceramic/parquet flooring. Upper levels feature active elevator access and dedicated parking.
Finished 20/80 Condos
Established low-to-mid-rise compounds in mature neighborhoods. Offers the lowest capital entry point while leaving ample cash buffer for the ~8.2% statutory transfer taxes.
Standard 2-Bedroom Finished Floor Plan
Every unit in this directory is screened for 100% completed interior finishes across four functional zones (65 m² – 114 m² net floor area).
27 Move-In Ready Residences
Jemo 2 Kiru Area Ground Floor Value Entry
Well-finished ground floor unit, 1 bath
Gerji Giorgis Rd Move-In Ready Gated Unit
Clean, move-in-ready unit in gated compound near supermarkets
Bole Bulbula 40/60 Finished 2BR
Finished 2-bedroom, 1-bath unit
Ayat Residential 2-Bedroom Condo
Finished residential 2-bedroom unit
Bole Ayat 49 Active Elevator 11th Floor
Finished unit on 11th floor with active elevator access
Ayat Noah Real Estate Complex Compact 2BR
Finished compact 2-bedroom unit inside Noah Real Estate Ayat complex
Gerji Fully Renovated Prime Compound Condo
Fully finished, renovated 2-bedroom unit in prime Gerji compound
Bole Bulbula St. George Rd 2-Bath Unit
Finished unit, 2 Bedrooms, 2 Bathrooms (Balcha St / Bole Mikael side)
CMC & Ayat Adebabay Main Corridor 2BR
Completed 2-bedroom units on main corridor (80 m² or 60 m² option)
Yeka Abado 20/80 Finished 2BR
Finished 2-bedroom unit, 1 bathroom
Bole Ayat 49 Debt-Free Digital Karta 40/60
Finished (cabinets, AC installed), Debt-Free with Digital Karta
Ayat 40/60 8th Floor Finished 2BR
Finished 2-bedroom, 1-bath residential unit
Gerji Imperial Area Ground Level Convenience
Finished (living/dining, closed kitchen, 1 bath), near Ahadu Bank Imperial
Summit Salitemihret Family Compound 2BR
Finished 2 Bedrooms, 2 Bathrooms in a family-friendly compound
Ayat 49 High Floor View with Parking
Finished residential unit with dedicated parking
Bole Alemgenet Real Estate Finished 2BR
Finished 2-bedroom apartment unit listed via In-Addis social feed
Bole Ayat 49 Finished Unit with Water Heater
Finished with water heater, balcony, dining area, 1 bath
Ayat Site 2 Quick Transfer 40/60
Finished residential unit, ready for quick transfer
Torhailoch Extra-Large Private Apt with Digital Karta
Finished 2-bedroom apartment with Digital Karta (ዲጅታል ካርታ ያለው)
Ayat Adebabay Spacious 2BR + Extra Room
Finished unit, 2 Bedrooms, 2 Bathrooms + extra room; bank loan eligible
Ayat 49 Mazoria Site 2 Main Road 40/60
Finished residential unit next to main asphalt road (includes 1.7M bank loan balance)
Bole Ayat 49 Newly Finished 40/60
Newly finished, kitchen cabinets & shelves, dedicated parking
Summit Ground Floor Easy Access 2BR
Finished 2-bedroom unit, ground floor for easy access, move-in ready
Summit Pepsi Area Finished Condo
Finished 2-bedroom unit, full kitchen cabinets, ceramic flooring, move-in ready
Ayat Noah Real Estate Compact 2BR
Fully finished unit with Digital Map (Digital Karta), 1 Bathroom
Ayat 49 High-Grade Material 40/60 (በምርጥ ማቴርያል የተሰራ)
Newly finished with high-grade materials (በምርጥ ማቴርያል የተሰራ), move-in ready
Sarbet Temer Real Estate Premium 2BR (Upward Flexibility)
Finished 100 m² 2-Bedroom, 2-Bathroom apartment in Sarbet (near African Union), open to negotiation
| Residence / Corridor | Category | Area & Floor | Price (ETB) | ETB / m² | Contact Desk | Actions |
|---|---|---|---|---|---|---|
| Jemo 2 Kiru Area Ground Floor Value Entry Jemo • Jemo 2 (Kiru Area) | Condominium | 72 m² • Ground Floor | 5,000,000 ETB | 69,444 | EthiopiaRealty +251 988 133 433 | |
| Gerji Giorgis Rd Move-In Ready Gated Unit Gerji • Giorgis Rd Gated Compound | Condominium | 54 m² • 4th Floor | 6,000,000 ETB | 111,111 | EthiopiaRealty +251 988 133 433 | |
| Bole Bulbula 40/60 Finished 2BR Bole Bulbula • Bole Bulbula 40/60 | 40/60 Condominium | 76 m² • Mid Floor | 6,200,000 ETB | 81,579 | Betoch / Adera Property +251 911 084 039 | |
| Ayat Residential 2-Bedroom Condo Ayat • Ayat Residential Complex | Condominium | 83 m² • Mid Floor | 6,400,000 ETB | 77,108 | EPF (Eyob) +251 982 114 586 / +251 923 085 548 | |
| Bole Ayat 49 Active Elevator 11th Floor Ayat • Bole Ayat (Ayat 49) | 40/60 Condominium | 77 m² • 11th Floor | 6,400,000 ETB | 83,117 | Akeaddis Desk (Jiji) jiji.com.et/bole | |
| Ayat Noah Real Estate Complex Compact 2BR Ayat • Noah Real Estate Ayat Complex | Private Apartment | 65 m² • 2nd Floor | 6,500,000 ETB | 100,000 | EthiopiaRealty +251 988 133 433 | |
| Gerji Fully Renovated Prime Compound Condo Gerji • Prime Gerji Compound | Condominium | 70 m² • Standard 2BR | 6,600,000 ETB | 94,286 | Betoch / Adera Property +251 911 084 039 | |
| Bole Bulbula St. George Rd 2-Bath Unit Bole Bulbula • St. George Rd / Bole Mikael Side | Condominium | 76 m² • Mid Floor | 6,700,000 ETB | 88,158 | EthiopiaRealty +251 988 133 433 | |
| CMC & Ayat Adebabay Main Corridor 2BR CMC • CMC & Ayat Adebabay Corridor | Private Apartment | 80 m² • Multiple Floors | 6.0M – 8.0M ETB | 87,500 | CMC/Ayat Social Desk +251 924 543 401 / +251 980 676 768 | |
| Yeka Abado 20/80 Finished 2BR Yeka Abado • Yeka Abado Site | 20/80 Condominium | 84 m² • 6th Floor | 7,000,000 ETB | 83,333 | Betoch / Adera Property +251 911 084 039 | |
| Bole Ayat 49 Debt-Free Digital Karta 40/60 Ayat • Bole Ayat (Ayat 49) | 40/60 Condominium | 76 m² • 8th Floor | 7,200,000 ETB | 94,737 | Akeaddis Desk (Jiji) jiji.com.et/bole | |
| Ayat 40/60 8th Floor Finished 2BR Ayat • Ayat (40/60) | 40/60 Condominium | 75 m² • 8th Floor | 7,300,000 ETB | 97,333 | Betoch / Adera Property +251 911 084 039 | |
| Gerji Imperial Area Ground Level Convenience Gerji • Imperial Area Condominium | Condominium | 49 m² • 1st Floor | 7,500,000 ETB (Negotiable) | 153,061 | Real Ethio (Masresha) +251 911 619 180 | |
| Summit Salitemihret Family Compound 2BR Summit • Salitemihret Rd Condominium | Condominium | 86 m² • 3rd Floor | 7,500,000 ETB (Negotiable) | 87,209 | EthiopiaRealty +251 988 133 433 | |
| Ayat 49 High Floor View with Parking Ayat • Ayat 49 Condominium | Condominium | 86 m² • 12th Floor | 7,500,000 ETB | 87,209 | EthiopiaRealty +251 988 133 433 | |
| Bole Alemgenet Real Estate Finished 2BR Bole • Alemgenet Real Estate | Private Apartment | 75 m² • Standard 2BR | ~7,597,800 ETB | 101,304 | In-Addis Properties +251 983 776 178 / Dejene: +251 935 277 825 | |
| Bole Ayat 49 Finished Unit with Water Heater Ayat • Bole Ayat (Ayat 49) | 40/60 Condominium | 83 m² • Mid Floor | 7,700,000 ETB | 92,771 | Akeaddis Desk (Jiji) jiji.com.et/bole | |
| Ayat Site 2 Quick Transfer 40/60 Ayat • Ayat (Site 2) | 40/60 Condominium | 89 m² • 2nd Floor | 8,000,000 ETB | 89,888 | EthiopiaRealty (Leul) +251 988 133 433 | |
| Torhailoch Extra-Large Private Apt with Digital Karta Torhailoch • Torhailoch Private Apartment | Private Apartment | 114 m² • 1st / 4th Floor | 8,000,000 ETB | 70,175 | BGS Homes IG/TikTok #bgshomes / @arifdelala | |
| Ayat Adebabay Spacious 2BR + Extra Room Ayat • Ayat Adebabay | Private Apartment | 94 m² • 3rd Floor | 8,200,000 ETB | 87,234 | EthiopiaRealty +251 988 133 433 | |
| Ayat 49 Mazoria Site 2 Main Road 40/60 Ayat • Ayat (49 Mazoria, Site 2) | 40/60 Condominium | 89 m² • 2nd Floor | 8,200,000 ETB (Incl. 1.7M loan) | 92,135 | EthiopiaRealty / EPF +251 988 133 433 / +251 923 085 548 | |
| Bole Ayat 49 Newly Finished 40/60 Ayat • Bole Ayat (Ayat 49) | 40/60 Condominium | 82 m² • Mid Floor | 8,200,000 ETB | 100,000 | Akeaddis Desk (Jiji) jiji.com.et/bole | |
| Summit Ground Floor Easy Access 2BR Summit • Summit Condominium | Condominium | 71 m² • Ground Floor | 8,200,000 ETB | 115,493 | Ethio Home's +251 954 545 905 | |
| Summit Pepsi Area Finished Condo Summit • Pepsi Area Condominium | Condominium | 66 m² • 2nd Floor | 8,400,000 ETB | 127,273 | Jiji Verified Seller jiji.com.et/bole | |
| Ayat Noah Real Estate Compact 2BR Ayat • Noah Real Estate | Private Apartment | 78 m² • 3rd Floor | 8,500,000 ETB | 108,974 | Addiyon Property Desk +251 940 224 433 | |
| Ayat 49 High-Grade Material 40/60 (በምርጥ ማቴርያል የተሰራ) Ayat • Ayat 49 40/60 High-Rise | 40/60 Condominium | 70 m² • 8th Floor | 8,500,000 ETB | 121,429 | MyGojo Social Desk +251 985 225 576 / +251 913 729 987 | |
| Sarbet Temer Real Estate Premium 2BR (Upward Flexibility) Sarbet • Temer Real Estate (Near AU) | Private Apartment | 100 m² • Mid Floor | 9,100,000 ETB (Negotiable) | 91,000 | In-Addis Properties +251 983 776 178 |
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Direct-Owner Feeds (ያለ ደላላ)
Yale Delala Direct-Owner
No-broker platform where homeowners post finished apartments and condos. Tap the "☎️ ባለቤቱን ያናግሩ" (Contact Owner) button on any listing to call the titleholder directly.
Condominium Market Addis
High daily volume feed for completed 20/80 and 40/60 units. Features urgent direct-owner resales explicitly tagged (በባለቤቱ የሚሸጥ) for zero-commission closing.
Jiji Direct-Owner Method
Filter: Houses & Apartments → 2BR → 6M–8.5M ETB. Inspect seller profiles: accounts with only 1–2 ads stating "Agent Fee: No" or "በባለቤቱ የሚሸጥ" are direct homeowners.
Ethio Home's Video Desk
Daily video tours of finished 2-bedroom units between 6.5M and 8.5M ETB. Ideal for visually verifying floor ceramics, cabinetry, and lighting before visiting.
Wase Broker Resale Feed
Active video walkthroughs of finished condominiums and urgent owner resales across Bole Bulbula, Summit, and Ayat corridors.
Arif Delala & Central Desks
TikTok video walkthroughs of 6.5M–8.5M ETB units with pre-verified Digital Karta. Secondary resale desks in Mexico, CMC, and Ayat.
Statutory Closing Cost Calculator
Compute the exact transfer taxes, notary registration at DARS, municipal title transfer, and agency fees for any residential purchase.
Transaction Parameters
Statutory Itemized Schedule
| Component | Statutory / Market Rate | Amount | Payer |
|---|---|---|---|
| Stamp Duty | 2% of assessed value | 170,000 ETB | Buyer |
| City Transfer Tax (Ashura) | 4% of assessed property value | 340,000 ETB | Buyer (100%) |
| Broker Commission (Delala) | 2% of agreed price | 170,000 ETB | Buyer (Seller pays separate 2%) |
| DARS Notary Authentication | Administrative schedule | 8,500 ETB | Buyer |
| Sub-City Land & Title (Karta) | Cadastral file & Karta | 5,500 ETB | Buyer |
Buyer's Verification Checklist
Protect your earnest deposit and verify clean legal title through this structured due diligence protocol.
Beware "3.9M – 6.3M Birr 2-Bedroom in Bole or Sarbet" Listings
Approximately 95% of viral social media property ads quote only the 20%–30% down payment (ቅድመ ክፍያ) on an off-plan project or an unfinished semi-finished concrete shell requiring 12–18 months of intensive capital work.
Statutory Legal Verification Protocol
Verify each document before advancing earnest deposits or broker fees.
Technical Inspection Standards
Critical infrastructure factors to evaluate during in-person walkthroughs.
Water Pressure & Pumps
In high-rise 40/60 units (e.g. Ayat 49 8th to 12th floors), check for an active ground water tank and functioning booster pumps to guarantee pressure during municipal outages.
Elevator Dues & Generator
For units above the 4th floor, verify if the block committee collects active monthly elevator maintenance dues and maintains a backup diesel generator.
Deeded Parking Status
Confirm whether parking is deeded or open compound parking. Units like Ayat 49 (8,200,000 ETB) specify dedicated parking which adds significant resale value.
Asphalt Road Proximity
Units next to main asphalt roads (e.g. Ayat 49 Mazoria or CMC corridor) enjoy superior public taxi connectivity and command higher rental yields than interior gravel plots.
