Published on 26 October 2026

New or older apartment in Kinshasa: which to choose in 2026

New or older apartment in Kinshasa: which to choose in 2026

New build apartments in Kinshasa cost more than older apartments in the same neighbourhood. According to Mbote (January 2026), the gap is 15% to 30%. So the real question is what that extra money pays for, and whether it is worth it for you. To answer it, you need to compare the two options point by point: price, building services, service charges, repairs, guarantees, financing and resale. At the end you will find a checklist for each case.

Price: what new build apartments in Kinshasa cost

Let’s start with the market figures. According to Mbote (January 2026), the median price of an apartment in Kinshasa is about 90,000 $, and the average price is about 120,000 $. The median price per square metre across the city is 1,300 $, with an average of 1,750 $. But the gaps between neighbourhoods are huge. In Matete, Masina, Ndjili or Kimbanseke, you are looking at about 700 $ per square metre. In la Gombe and parts of Ngaliema, prices go above 5,500 $ per square metre.

The website theafricanvestor (September 2026) gives similar figures for the most sought after areas: la Gombe, the best parts of Ngaliema, Mont Fleury and Ma Campagne sit at around 5,000 to 6,000 $ per square metre. Listings in la Gombe show a more varied picture: for six apartments whose size was stated (2024 to 2026), asking prices ranged from about 1,700 $ to 6,250 $ per m², most of them between 3,200 and 4,300 $. Older units or units needing work sit at the bottom of that range.

On top of these prices come the purchase costs. According to Mbote, you should add 10% to 13% to the price of a standard apartment. Mbote does not name a precise source: treat these figures as a guide, not as a rule. The main official cost is the registration duty of 3% of the assessed value, according to the Ministry of Land Affairs, plus the notarial deed, the valuation, the new certificate and, if you use one, a lawyer.

For a new build, the developer sets the price. For an older apartment, you negotiate with the seller. One listing published on Mediacongo in May 2026 offered a 3 bedroom apartment in la Gombe, in Haut Commandement, at 850,000 $. Prices like this show that the quality of the building and the location matter more than the age of the property.

Point	New apartment	Older apartment
Price	15% to 30% more expensive according to Mbote	Cheaper in the same neighbourhood
Negotiation	Price set by the developer	Price discussed with the seller
Payment	Often spread over the construction period	Often paid in one go
Work to plan for	Little or none at the start	Sometimes significant
Building services	Designed in from the start	Vary from building to building

What the extra cost pays for: power, water and services

In Kinshasa, the difference between new and older shows most in daily life. Power cuts and water problems are common. A recent building can be designed to deal with them from day one.

Take Zarina Résidence, a Safricode project in la Gombe, as an example. The 15 storey complex includes 24/7 backup power for the whole complex and a water reserve. It also offers adult and children’s pools, a gym, a sauna, a jogging track, a play area, a crèche, a party hall and a terrace on the top floor.

In an older building, these services sometimes exist, but rarely all together. You need to check on site. Does the generator really work ? Who pays for the fuel ? Does water reach every floor ? These details change both your daily life and your budget.

Facilities change from one Safricode project to another. Zenith Residence in la Gombe and Éminence Towers in Ngaliema, for example, list a generator, water and power 24 hours a day and round the clock security. Ask for the detailed sheet of the project you are interested in.

Service charges and repairs: the cost over time

The purchase price is only part of the story. You also need to think about what you will pay every year.

With an older apartment : An older apartment often needs work. Plumbing, wiring, the roof’s waterproofing or the paintwork may need redoing. These costs often come in the first few years. Have the property inspected by a professional before you sign, and ask for a quote for the work.

With a new apartment : A new apartment needs few repairs at the start. On the other hand, a building with many services (pool, gym, backup power, security) has higher service charges. These charges pay for maintenance, fuel and staff. Fuel weighs heavily : diesel has cost 2,635 Congolese francs a litre in Kinshasa since 16 April 2026, or about 1.16 $. There is no public scale of service charges in Kinshasa, so always ask the developer, in writing, for the estimated monthly charge for your unit before you buy.

In both cases, ask questions about how the building is managed : who handles maintenance, how charges are shared, and how owners make decisions together. The 1973 land law says shared costs are split in proportion to each owner’s share, and co-ownership rules signed by the owners set out the details. Ask to read them.

Guarantees and documents

This is where new and older apartments really differ.

When you buy new from a developer, you sign a contract that describes the property, the price, the payment schedule and the handover date. The contract should also state what happens if there is a delay or a defect after handover. The DRC has no specific off-plan sales law like France’s VEFA, so the contract is your main protection. Have it state the late delivery penalties, the refund terms, the title you will receive and when you will receive it.

When you buy an older apartment, you deal with an owner. The most important step is to check the title deed and make sure there is no dispute over the property. In the DRC, only the registration certificate (certificat d’enregistrement) counts as title : a livret de logeur or a simple private sale agreement is not a title. Have the certificate checked with the Land Titles Registrar (Conservateur des titres immobiliers), including any mortgages. An older apartment without clear papers is a serious risk, even at a good price.

In both cases, have the documents checked by a notary or a lawyer before you pay anything. The sale must also go through a notarised deed for the new certificate to be issued in your name.

Financing: paying cash or in instalments

In Kinshasa, few buyers use a bank loan. According to Mbote, foreign buyers often pay 70% to 100% of the price upfront, because mortgages are very limited.

Things are moving a little. The Central Bank of Congo cut its policy rate from 13.5% to 12.5% on 17 July 2026, according to Capmad. But the same article notes that the cut is not yet fully passed on to bank rates, and the Central Bank held the rate at 12.5% on 8 October 2026. Home loans usually run for 10 years at most, with rates of about 12% a year at best. Total bank credit reached 11.3 billion dollars at the end of June 2026, according to Mediacongo.

This is where a new build has a practical advantage. A developer often offers a payment plan spread over the construction period. For example, a listing published on Mediacongo in July 2026 for new 2 to 4 bedroom apartments in la Gombe (197 to 277 m², river views) asked for a 60% deposit, then 40% over 6 months, with handover planned for December 2026. With an older apartment, the seller usually expects full payment at signing.

With Safricode, plan on a deposit of around 30% for a project under construction, then the balance spread out. On 8 September 2026 Safricode also signed a partnership with EquityBCDC to make financing easier for its clients, including diaspora buyers. Exact terms vary by project : ask the sales team on WhatsApp at +243 991 977 779 or at info@safricode.com.

Resale and renting out

You also choose a property for the future. Two questions matter. Will it be easy to rent out ? And will it sell again at a good price ?

According to theafricanvestor (September 2026), rents for high end units and villas in la Gombe and the best parts of Ngaliema range from 3,000 to 10,000 $ a month, and Knight Frank (2026/27) quotes 4,000 $ or more for a prime 2 to 3 bedroom apartment. Gross yield is about 6% in la Gombe according to theafricanvestor, and 7% for prime residential according to Knight Frank. It can approach 12% in well located mid market areas, according to theafricanvestor and Numbeo. Several guides also estimate that prices have risen in recent years in la Gombe, Ngaliema and Limete, but no official statistics measure this. These are estimates, not promises.

A new apartment in a well equipped building attracts expatriate tenants and companies more easily. It also holds its value better in its first years. An older apartment can give a better yield if you buy it cheaper and renovate it well, but it takes more work and more caution.

To run your own numbers, read our real estate investment guide 2026 and our guide Buy to let in Kinshasa : the numbers to run before you invest.

Which choice suits which buyer

A new apartment often suits you if you :

1. want to move in without any work;
2. live abroad and cannot follow a renovation project;
3. prefer to pay in instalments during construction;
4. want a property that is easy to rent to expatriates or companies.

An older apartment often suits you if you :

1. have a tighter budget;
2. live locally and can manage building work;
3. want a specific neighbourhood with no new development;
4. can pay cash and negotiate.

Checklist before you buy

For a new apartment

1. Check the projects the developer has already delivered. Safricode, founded in 2014, reports 130 projects built and delivered and 30 under construction.
2. Read the contract : price, payment schedule, handover date, late delivery penalties.
3. Ask for the exact list of facilities and services included.
4. Ask for an estimate of the monthly service charges.
5. Have the contract checked by a notary or a lawyer.

For an older apartment

1. Check the title deed and make sure there is no dispute.
2. Have the wiring, plumbing, roof and waterproofing inspected.
3. Ask for a quote for the work needed.
4. Check the backup power, water and security of the building.
5. Add the purchase costs (10% to 13% according to Mbote) and the cost of the work to your budget.

Frequently asked questions

Why does a new apartment cost more?

According to Mbote (January 2026), new apartments cost 15% to 30% more than older ones in the same areas. The extra pays for a recent building, services designed in from the start (backup power, water reserve, security) and little work in the first years. It also often lets you pay in instalments.

Are service charges higher in a new building?

Often yes, when the building has many services such as a pool, a gym or backup power. In return, repairs are rare at the start. There is no public scale, so always ask for the estimated service charge in writing before you sign.

Can I buy a new apartment in instalments?

Yes, this is common with developers in Kinshasa. For example, a Mediacongo listing from July 2026 asked for a 60% deposit, then 40% over 6 months, and Safricode usually asks for a deposit of around 30%, then the balance spread out. Terms vary by project, and the contract should be checked by a notary or a lawyer. To learn more, read our guide Apartment payment plans in Kinshasa explained.

Is an older apartment a bad choice?

No. A well located older apartment with clear papers and controlled renovation costs can be a good buy. It simply needs more checks and a budget for renovation.

Your next step

A new apartment costs more, but it saves you building work, gives you services suited to life in Kinshasa and often lets you pay in instalments. An older apartment can be cheaper, as long as you check the papers and the condition of the property carefully. Compare calmly, and always have the documents reviewed by a professional.

Sources

• Mbote, “Combien coûte un appartement à Kinshasa en 2026”, 25 January 2026
• theafricanvestor, “Best Areas to Buy Property in Kinshasa (2026)”, updated 21 September 2026
• Capmad, Central Bank of Congo policy rate cut, 21 July 2026
• Mediacongo, bank credit at end of June 2026
• Mediacongo, 3 bedroom apartment in la Gombe at 850,000 $ (8 May 2026)
• Mediacongo, 2 to 4 bedroom apartments with river views (12 July 2026)
• Alain Realty, 240 m² apartment near the Pullman
• expat.com, apartments for sale in the DRC (viewed October 2026)
• zwandako, apartments for sale in la Gombe (2026)
• Knight Frank, “Africa Report 2026/27”
• Numbeo, property investment in Kinshasa (August 2026)
• Financial Afrik, Central Bank holds its policy rate (11 October 2026)
• CAHF, housing finance in the DRC
• Ministry of Land Affairs, transfer fee schedule
• Law No. 73/021 of 20 July 1973 on property, land and real estate
• US Department of State, 2023 Investment Climate Statement for the DRC, registration certificate
• Mediacongo, fuel price rise (17 April 2026)
• actualite.cd, EquityBCDC and Safricode partnership (8 September 2026)
• Safricode, KBM Kolwezi article (payment terms)
• Safricode, Zenith Residence
• Safricode, Éminence Towers
• Safricode, Zarina Résidence
• Safricode, About