Date of publication:

01/08/2026

Ethiopia

Do domestic laws and policies allow forcibly displaced and stateless persons to own, lease, rent or inherit housing and land? 

ANALYSIS

Assessment by population

Refugees
Analysis

The Ethiopian Constitution and national laws have certain limitations on property rights for foreigners, including refugees. The Constitution recognizes the right to property for Ethiopian citizens and provides equal treatment in the enjoyment of it. The 2019 Refugee Proclamation recognizes tangible and intangible property rights under Article 29. The Proclamation provides the right to acquisition of movable and immovable property, to lease and other contracts relating to the property. The provision accords the standard of the most-favored national treatment regarding acquisition of movable and immovable property which implies the best treatment offered to citizens of a foreign country. By so doing, the Refugees Proclamation adheres to the recommendation in Article 3 of the 1951 Refugee Convention to accord refugee’s treatment as favorable as possible. The Civil Code of Ethiopia, although it restricts ownership of immovable property by foreigners, ensures a neutral regulatory framework for property-related transactions involving foreigners. Article 389 of the Civil Code assimilates foreigners to Ethiopian subjects in civil rights enjoyment, except concerning immovable properties. This implies that refugees are covered under most provisions of the Civil Code concerning property rights, except where ownership of land or immovable property is concerned.

    LAW & POLICY

    Related provisions of domestic law or policy

    Constitution of Federal Democratic Republic of Ethiopia (FDRE)
    • Year: 1995
    • Type: Domestic law
    • Rights Category: Asylum, Education, Freedom of movement, Health, Housing, land & property, Liberty & security of person, Nationality & facilitated naturalization, Social protection, Work & Workplace rights, Family life, Documentation
    • Link to external source: https://www.refworld.org/legal/legislation/natlegbod/1995/en/18206

    Legal provision

    Article 40(3) - Right to ownership

    The right to ownership of rural and urban land, as well as of all natural resources, is exclusively vested in the State and in the peoples of Ethiopia. Land is a common property of the Nations, Nationalities and Peoples of Ethiopia and shall not be subject to sale or to other means of exchange.

    Civil Code of the Empire of Ethiopia Proclamation No. 165 of 1960

    Legal provision

    Article 390 - Restriction regarding ownership of immovable property

    No foreigner may obtain immovable property situate in Ethiopia except in accordance with the Imperial order.

    Refugees Proclamation No.1110/2019

    Legal provision

    Article 29(1) - Right to Acquisition and transfer of property

    Recognized refugees and asylum seekers shall be entitled to the most favorable treatment accorded to foreign nationals as regards acquisition of movable or immovable property, to leases and other contracts relating to the property.