Published on and written by Cyril Jarnias
Settling in Togo, whether for a few months or several years, is not just about signing a lease and unpacking your bags. The country is attracting more and more professionals, entrepreneurs, and international students, drawn by its economic growth, affordable cost of living, and the strategic position of its capital, Lomé, on the Gulf of Guinea. But the rental market is specific, the legal framework has recently evolved, and some local practices can surprise newcomers.
Good to know:
This article offers a comprehensive overview for finding housing in Togo, with a focus on Lomé. It covers understanding the neighborhoods, prices, legislation, tips to avoid scams, and optimizing your housing budget.
Understanding the Togolese Context Before Searching for Housing
Togo is a compact country covering 54,390 km², wedged between Ghana and Benin, with a coastline on the Atlantic and a major port that makes it a commercial gateway for the entire region. The country has approximately 9.7 million inhabitants, with a young population (median age 19.1 years) and sustained demographic growth.
Lomé concentrates economic activity, institutions, most international companies, the main private health facilities, and international schools. For an expatriate or a professional on assignment, it is almost always the primary landing point.
240,000
Over 240,000 immigrants reside in Togo, attracted by economic growth of 5.3% and a favorable business climate.
On the financial side, a crucial point for housing: the cost of living is significantly lower than in Western countries. Overall expenses are estimated to be about 43% lower than in Germany, and between 35 and 40% of the French level. However, average local salaries remain modest, which partly explains the importance of the informal sector and the high sensitivity to rental prices.
Where to Live in Togo? Focus on Lomé Neighborhoods
Although other cities like Sokodé, Kara, or Kpalimé offer interesting lifestyles, the vast majority of expatriates choose Lomé. The capital offers a wide range of neighborhoods, from very urban to more residential, with varying levels of price and comfort.
Central and Business Districts
Downtown is the administrative and commercial heart of Lomé. Here you will find government buildings, numerous companies, the Grand Marché, restaurants, and some historical sites. It is the most practical option for those who want to minimize travel and live in the midst of urban activity. Studios and small furnished apartments are popular among young professionals, consultants, and business travelers.
Neighborhoods like Cité du Bénin or Kodjoviakopé, close to the center, combine urban life with easy access to services and a slightly more residential atmosphere. These are also popular areas for short stays or assignments lasting a few months.
High-End Residential Neighborhoods
Tokoin is a historic sector, highly sought after. It houses several embassies and international organizations, a strong argument for those seeking enhanced security, relatively quiet streets, and proximity to many services. Rents here are generally high, especially for villas and apartments in secure compounds.
Good to know:
Nyékonakpoè attracts expatriate families thanks to its nearby international schools. You will find villas with gardens, high-end apartments, and secure residences offering parking, 24-hour security, and sometimes a swimming pool.
Tsévié, often presented as a “chic suburb” of Lomé, appeals to families looking for a quieter environment while still having good access to the center. Upscale boutiques, quality restaurants, and a sense of security add to its appeal.
Expanding and More Affordable Neighborhoods
Adidogomé is a fast-growing neighborhood, offering a good compromise between tranquility, still relatively reasonable prices, and the presence of shops, services, and even recent apartment buildings. Agoé, north of the city, also attracts for its greener spaces and softer rents, but often requires owning a car for commuting due to the greater distance from the center.
Tip:
Bè is a dynamic neighborhood close to downtown, offering affordable rents in a lively, urban atmosphere. The environment is noisier and more popular, but it is a good compromise for reducing housing costs without moving far from the heart of Lomé.
Tech and New Activity Hubs
On the eastern side, the Kmountcho Digital Park is gradually establishing itself as a technology hub where startups and subsidiaries of major IT groups are setting up. This sector attracts a young, often highly connected population, and is progressively becoming a micro-ecosystem for “digital nomads” and tech professionals, with modern housing nearby.
Reminder: Rents Vary Greatly by Neighborhood
Whatever your needs (studio downtown, family villa with garden, secure residence, or suburban apartment), the neighborhood you choose will strongly influence the rent, security, quality of infrastructure, and commuting time. The key is to clearly define your priorities: proximity to schools, work, leisure, or the search for absolute peace and large spaces.
What Type of Housing to Choose in Togo?
The Togolese rental market offers a relatively wide range of properties, suited to different profiles: singles, couples, families, temporary expatriates, entrepreneurs.
Studios and Small Furnished Apartments
For a young professional or a stay of a few months, furnished studios or small units are the simplest solution. They are mainly concentrated in Downtown, Bè, or along well-served axes. These accommodations generally include a minimum of equipment (bed, table, stove, sometimes air conditioning), but quality can vary from one property to another: a careful visit is essential.
Apartments in Secure Residences
Very popular with expatriates, apartments in modern residences generally offer security (guard, fencing, sometimes video surveillance), parking, sometimes a swimming pool or small gym. They are mostly located in sought-after neighborhoods like Tokoin, Nyékonakpoè, parts of Adidogomé, or near the coastline. This type of housing costs more but provides a level of comfort and security appreciated by families and companies housing their employees.
Villas and Single-Family Homes
Villas with gardens are the ideal solution for a family, especially if you have children or pets. They are numerous in residential neighborhoods, especially around Lomé and in the more chic or quiet suburbs. Depending on the standard, they may include several bedrooms, large outdoor spaces, sometimes a private pool, and often require a live-in guard, a service many expatriates choose to enhance security.
Compounds and Gated Residential Communities
“Compounds” are groups of villas or apartments clustered within a closed perimeter, with enhanced security and shared services (pool, playground, sometimes gym). This model is common in some West African countries and is beginning to spread in Lomé. It offers a good compromise between neighborhood life, security, and conviviality, especially for expatriate families.
How Much Does Housing Cost in Lomé and Togo?
Housing costs are highly variable depending on location, size, standard, and length of stay. However, several data points allow for a relatively accurate idea of price ranges.
Typical Rent Levels in Lomé
The amounts below are given in CFA Francs (XOF), the official currency of Togo. The ranges reflect recent local data.
| Type of Housing in Lomé | Location | Typical Monthly Rent (XOF) |
|---|---|---|
| Furnished Studio | Downtown | 150,000 – 250,000 |
| 1-Bedroom Apartment | Downtown or sought-after area | 150,000 – 300,000 |
| 2-Bedroom Apartment | Residential neighborhood | 300,000 – 600,000 |
| 3-4 Bedroom Villa with Garden | Good neighborhood | 600,000 – 1,500,000 |
| High-End Compound Housing | Highly sought-after areas | > 2,000,000 |
On average, a furnished studio in downtown can rent for around 150,000–250,000 XOF per month, while a comfortable 2-bedroom apartment in a residential area like Adidogomé, Nyékonakpoè, or Tokoin will run between 300,000 and 600,000 XOF. For a 3- or 4-bedroom villa with a garden in a sought-after neighborhood, rents often range from 600,000 to 1,500,000 XOF.
50
Outside of Lomé, rents typically drop by up to 50% in secondary cities and rural areas.
Security Deposit, Advance Rent, and Additional Fees
In practice, most landlords in Lomé require:
– a security deposit equal to 2 or 3 months’ rent,
– an advance payment of rent for several months (quarterly or semi-annually).
The law does regulate these practices, as we will see later. In addition to this initial outlay, there may be:
Caution:
In addition to the security deposit, budget for agency fees (often one month’s rent), possible application fees, and setup costs like furniture or appliances.
For an apartment at 400,000 XOF per month, it is not uncommon to have to pay upfront the equivalent of 4 to 6 months’ rent combining deposit, advance, and fees, i.e., 1.6 to 2.4 million XOF.
Housing in an Expatriate’s Overall Budget
Available estimates for a single expatriate living comfortably in Lomé, in a 2-bedroom apartment, show that housing represents a significant portion of the monthly budget. The typical breakdown might look as follows.
| Expense Category (Single Expat in Lomé) | Estimated Monthly Amount (XOF) |
|---|---|
| Rent (2-bedroom apartment) | 400,000 |
| Food and groceries | 150,000 |
| Electricity + Water | 50,000 |
| Internet + Phone | 37,500 |
| Transport (fuel, taxis) | 80,000 |
| Outings, restaurants, leisure | 100,000 |
| Health insurance | 165,000 |
| House help (part-time) | 60,000 |
| Total Estimated | ≈ 1,042,500 |
In this example, housing accounts for approximately 38 to 40% of the budget. For a family of four with a 4-bedroom villa and two children in international school, the weight of housing, combined with school fees, becomes even more significant.
The Legal Framework for Residential Leases: What Every Tenant Should Know
Togo modernized its legal framework for residential leases with a specific decree adopted in 2022. This text primarily aims to protect tenants, limit certain abuses, and clarify the rights and obligations of each party.
A Written Lease Is Mandatory
First crucial point: a simple verbal agreement is no longer sufficient. The residential lease must be established in writing. This contract must specify, among other things:
– the identity of the landlord and tenant,
– the exact address of the property,
– the amount of rent,
– the duration of the lease (fixed or indefinite),
– payment terms,
– the responsibilities of each party (maintenance, repairs, utilities, etc.).
The ministry in charge of housing has also established a standard contract model, intended to harmonize practices across the country, initially in the Greater Lomé area, where the decree applies first.
Deposit, Rent Guarantee, and Legal Caps
A frequent confusion exists between “security deposit” and “advance rent” or “rent guarantee”. The decree clearly distinguishes them and caps their amounts.
Good to know:
The security deposit and the rent guarantee are two separate amounts, each limited to a maximum of 3 months’ rent. The security deposit covers damages at the end of the lease, while the rent guarantee serves to cover unpaid rent or the notice period.
In total, deposit + guarantee cannot exceed 6 months’ rent. The security deposit must be returned to the tenant no later than one month after handing over the keys, minus any justified deductions (water and electricity bills, clearly documented rental repairs).
Any landlord who demands more may face a fine of up to double the amount illegally collected, plus the obligation to refund the overpayment.
Move-In/Move-Out Inspection Report: An Essential Reflex
The decree requires a joint inspection report upon move-in and move-out, prepared together by the landlord and tenant (or their representatives). The costs are shared equally.
Practically, it is essential:
– to describe room by room the condition of walls, floors, ceilings, doors, windows,
– to mention the condition of equipment (air conditioning, water heater, plumbing, provided appliances),
– to take dated photos of each room, especially in case of anomalies or wear and tear.
Caution:
In the absence of an inspection report, the law presumes that the property was handed over in good condition, which puts the tenant in a weak position when moving out: any damage found may be considered the tenant’s responsibility.
Maintenance and Repairs: Who Pays for What?
The basic rule is standard: the tenant handles minor work and routine maintenance, while the landlord covers major repairs related to the building’s structure or large equipment.
Tenant’s responsibility:
– cleaning the premises,
– minor repairs (locks, greasing hinges, seals, replacing light bulbs, lightweight partitions),
– maintaining pipes (simple unclogging),
– maintenance of certain everyday equipment.
Landlord’s responsibility:
– major repairs to load-bearing walls, roofing, framework,
– major plumbing or electrical issues due to construction defects or wear,
– structural work (septic tanks, retaining walls, etc.).
The tenant cannot carry out significant modifications without written authorization from the landlord (e.g., removing a partition, converting a garage, fully repainting in very bold colors). Without such authorization, the landlord may demand restoration to original condition, or keep the changes without any compensation.
Lease Duration, Termination, and Rent Increases
The lease can be for a fixed term or indefinite. In the case of an indefinite term, a notice period of two months is required for both the tenant and the landlord, except in special situations (e.g., unpaid rent).
Example:
The decree sets clear rules regarding rent increases in the areas where it applies.
– rent can only be increased every three years,
– the increase cannot exceed 10% of the current rent.
A landlord legally cannot impose an annual 20% increase on a property covered by this text in Lomé. In practice, it remains important to check this point upon renewal and, if necessary, rely on the legal framework or negotiate.
Sale of the Property and Death: What Happens to the Lease
If the landlord sells the occupied property, the lease continues automatically with the new buyer, who assumes all obligations of the previous landlord. The new owner cannot abruptly evict the tenant by invoking the sale.
In the event of the tenant’s death, the lease does not automatically terminate: the spouse, direct ascendants, or direct descendants have a two-month period to request the continuation of the lease. After this period, the contract ends if no one steps forward.
Where to Find Reliable Listings for Renting in Togo?
The Internet has profoundly transformed the way people search for housing. In Togo, several specialized platforms have developed, alongside traditional agencies and informal networks.
Togolese Real Estate Platforms and Websites
Several sites have established themselves as references for housing searches:
Real Estate Platforms in Togo
Discover the main platforms for buying, selling, or renting real estate in Togo.
Aggregates houses, apartments, land, and commercial spaces for sale or rent. Allows free ad posting for individuals and agencies.
100% dedicated to Togolese real estate with ads from professionals and individuals: villas, apartments, land, and commercial spaces.
Covers all properties for rent or sale from Lomé to Cinkassé, sorted by region and widely used by the Togolese diaspora.
Highlights standard rentals, shared housing, and land sales with city filtering for targeted searches in Lomé and elsewhere.
Mobile Apps and Modern Tools
Mobile apps also play a growing role:
Real Estate Platforms in Togo
Discover two digital solutions for real estate: virtual tours and targeted searches with verified profiles.
Virtual tours and direct contact with owner/agency. Covers several West African capitals including Lomé. Free ad posting and verified profiles for some agencies.
Togolese real estate search engine launched by a local startup. Enter criteria (buy/rent, type, location), view photos, and contact the seller. Partnership with the Togolese association of real estate agents for reliability.
Local Agencies, Word of Mouth, and Social Networks
Traditional real estate agencies remain very present in Lomé. They know the market well, guide clients to neighborhoods matching their budget and criteria, and often handle drafting the lease. Their fees typically amount to about one month’s rent.
Word of mouth remains one of the most effective methods: Togolese colleagues, other expatriates, foreign associations, Facebook groups like “Expats in Lomé” or “Internationals in Togo” regularly share good housing deals. These communities are also valuable for verifying a neighborhood’s reputation, a landlord’s honesty, or the actual quality of a residence.
However, social networks and online classifieds can conceal scams, especially on poorly moderated groups. Therefore, it is essential to cross-check information and follow some common-sense precautions.
Avoiding Rental Scams: Reflexes and Warning Signs
As everywhere, searching for housing remotely or through unregulated platforms opens the door to fraud attempts. Several schemes recur frequently, whether fake listings or dishonest intermediaries.
The Most Common Scam Scenarios
We often see the same mechanisms:
Tip:
Be wary of a listing that seems too good to be true (very low rent, professional photos, idyllic view), a landlord claiming to live abroad without showing the property, a request for urgent payment before any visit, listings copied with modified contact details, or multiple leases for the same property collecting deposits before disappearing.
Good Reflexes to Protect Yourself
Several simple reflexes can already help eliminate a large portion of scams:
Tip:
Never send money before a visit, refuse non-traceable payments (cash transfer, gift cards, cryptocurrencies), compare the rent with prices in the neighborhood, verify the property’s existence using tools like Google Maps, perform a reverse image search for photos, and prioritize contact through recognized platforms or agencies with verifiable contact details and licenses.
Finally, if someone pressures you to make an immediate decision, threatens to give the property to another candidate within the hour, or refuses any transparency, it is better to walk away than to insist.
Negotiating Your Rent in Togo: Room for Maneuver and Strategy
Unlike some ultra-tight markets where each property is snapped up within hours, the situation in Lomé often offers a small margin for negotiation, especially for medium- or long-term rentals.
When and How to Approach Negotiation
For a first rental, the best window is after the visit, once you have shown your seriousness (complete file, stable job, references) but before signing. For a renewal, it is advisable to anticipate the end of the lease by one to two months to discuss new terms.
Prepare in advance:
Tip:
To negotiate the rent, research the rents charged in the same neighborhood for similar sizes and comfort levels. Note how long the property has been vacant: a home that has been empty for several weeks or months is more negotiable. Finally, highlight your strengths as a reliable tenant: regular income, job stability, references from previous landlords, and a history of punctual payments.
The goal is not to halve the rent, but to obtain a reasonable adjustment (e.g., 5 to 10%), a reduction in deposit, or ancillary benefits if the rent itself is not very negotiable.
What You Can Offer in Return
To convince a landlord to make an effort, several options can be put on the table:
Good to know:
To increase your chances of renting quickly, propose a 24-month lease to reassure the landlord, opt for quarterly payments if your budget allows, take care of minor refreshment work in exchange for an adjusted rent, and sign quickly with a move-in date soon to avoid vacancy.
If the landlord refuses on the amount, feel free to shift the discussion to other topics: request inclusion of certain equipment, improvements to security (installing a gate, reinforcing the fence), repairing an air conditioner, or even covering part of the agency fees.
Check Technical Points Before Signing
Beyond legal and financial aspects, several very concrete parameters determine the quality of your daily life in a home in Lomé.
Electricity, Water, and Internet
Power outages remain common in some areas. Before signing, it is advisable to check:
– whether the property has a generator or solar installation,
– whether the electricity meter is prepaid (Cashpower) or traditional billing,
– the regularity of the water supply in the neighborhood, especially in outlying areas.
Poor water pressure, repeated breakdowns, or voltage fluctuations can quickly turn daily life into an obstacle course. Ask the landlord, neighbors, or even the agency about these points.
Caution:
For remote work or online activities, test or inquire about the necessary tools and conditions.
– the quality of Internet coverage in the area,
– the availability of fiber or ADSL offers,
– the average monthly cost (typically around 25,000 XOF for decent unlimited access in Lomé, but with variations depending on the neighborhood).
Air Conditioning, Ventilation, and Plumbing
Lomé’s coastal climate is hot and sometimes humid. Ensure that air conditioning systems work properly, especially in bedrooms. Also check natural ventilation, the presence of mosquito screens on windows, and the condition of the plumbing:
– toilet flush,
– faucets,
– wastewater drainage,
– absence of visible leaks.
Good to know:
A thorough tour of the bathrooms and kitchen, including opening under-sink cabinets, can detect problems before they turn into floods or mold.
Security of the Property and Neighborhood
Even though Togo generally enjoys political stability and a higher level of security than some neighbors, home security remains a priority, especially for expatriates.
Check:
– the sturdiness of doors and locks,
– the height and integrity of the perimeter wall,
– the possible presence of grilles or bars on ground-floor windows,
– the presence of a guard day and/or night.
In villas, hiring a permanent guard is common. Budget for this in the monthly expenses, with a typical salary between 50,000 and 100,000 XOF.
Buying Property in Togo: Opportunity or Trap?
For long-term settlement or investment projects, buying may seem like an attractive option. Purchase prices are indeed much lower than in major Western cities, even though the market remains segmented.
Available data indicate that in Lomé:
– average prices per m² in the city center are around 475,000 XOF (about 780 USD),
– on the outskirts, they drop to around 190,000 XOF/m² (310 USD), with variations depending on the neighborhood and accessibility.
Caution:
Buying may involve risks of land disputes, questionable property titles, and sometimes lengthy procedures, all of which should be considered for any acquisition project.
– hire a notary and a lawyer specialized in Togolese real estate law,
– carefully verify the land title and chain of ownership,
– budget between 10 and 15% of the price for notary and registration fees.
For a foreigner, acquisition is legally possible, but often requires a valid residence permit and registration with local authorities, along with payment of specific registration fees.
Setting Up Your Furniture: Buying or Renting, Moving, and Customs
Once you find housing, the question of furniture arises. Several options exist:
– rent an already furnished property, the simplest solution but often more expensive in the long run;
– buy locally, combining new furniture and second-hand;
– bring your own furniture via international moving.
Furniture rental is experiencing some growth in Togo, driven by urbanization, the arrival of expatriates, and the demand for flexible solutions. Local and international players offer packages to furnish an apartment or villa without a heavy initial investment, an interesting option for medium-term assignments.
Good to know:
Sea freight by container (20/40 ft) is the most economical for large volumes, with a transit time of 4 to 8 weeks between Europe and Lomé and a cost of a few thousand dollars. Air freight is 3 to 5 times more expensive per kilo but faster (3 to 7 days), to be reserved for essential items.
Personal effects and furniture of new residents generally benefit from a certain customs duty exemption, provided they present a work or residence visa. However, vehicles, large quantities of electronics, alcohol, and tobacco are taxed. A detailed and valued inventory of the container’s contents is essential for customs clearance, and using a local freight forwarder greatly simplifies the process.
Adapting Your Housing Choice to Your Life Project in Togo
Ultimately, the success of your settlement in Togo largely depends on the alignment between your project and the type of housing you choose.
For an internship or short assignment (a few months), a studio or small furnished apartment in downtown or a neighborhood close to the office will simplify commuting and errands. Serviced residences or seasonal rentals can also work.
Good to know:
For a single expatriate on a long-term assignment, a 1- or 2-bedroom apartment in an intermediate neighborhood like Adidogomé, Nyékonakpoè, or certain parts of Bè allows you to balance a reasonable budget, comfort, and access to urban life.
For a family with children, the choice will often lean toward a villa or spacious apartment, ideally in a neighborhood close to schools (Nyékonakpoè, parts of Tokoin, near international schools) or in a peaceful, well-connected suburb like Tsévié. Safety, access to healthcare, schools, and the ability to enjoy a garden or outdoor spaces become major criteria.
Good to know:
For an entrepreneur or tech worker, the ecosystem around Kmountcho Digital Park or some dynamic neighborhoods of Lomé offers a good compromise: proximity to professional networks, coworking spaces, events, and modern housing.
—
Finding housing in Togo, especially in Lomé, therefore requires balancing several dimensions: understanding the market, mastering the legal framework, staying vigilant against scams, carefully evaluating neighborhoods, and taking into account your own priorities. By taking the time to research thoroughly, visit properties, and document each step, it is possible to fully benefit from the very favorable cost/quality of life ratio that Togo offers newcomers.
A wealth management project or a question? Contact us now to speak with a wealth management expert.
Disclaimer: The information provided on this website is for informational purposes only and does not constitute financial, legal, or professional advice. We encourage you to consult qualified experts before making any investment, real estate, or expatriation decisions. Although we strive to maintain up-to-date and accurate information, we do not guarantee the completeness, accuracy, or timeliness of the proposed content. As investment and expatriation involve risks, we disclaim any liability for potential losses or damages arising from the use of this site. Your use of this site confirms your acceptance of these terms and your understanding of the associated risks.
Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
