The verdict in three sentences
For a property agency in Abidjan managing 300 to 1,500 units and condominiums in districts such as Cocody, Marcory or Riviera, money leaks through rent collection: paper receipts, phone reminders, late remittances to landlords. Custom software at 10 to 30 million FCFA (€15,000 to €46,000), delivered in 3 to 5 months, automates receipts, reminders and client-money accounting, with Wave and Orange Money payments. The realistic goal is to cut arrears from 18% to 9% within 12 months.
The same logic applies across West African markets and to North African cities such as Casablanca, swapping FCFA for MAD and adapting local payment rails.
What Excel-based management costs
With average rent of 250,000 FCFA (€380) in Cocody and 150,000 FCFA (€230) in Marcory, a 600-unit agency collects about 110 million FCFA a month on behalf of landlords, earning 8 to 10% in management fees.
| Loss area | Excel and paper situation | 2026 order of magnitude (600 units) |
|---|---|---|
| Arrears and late payments | 15 to 20% of rents | 17 to 22 million FCFA late each month |
| Fees lost on arrears | 8 to 10% of uncollected sums | 1.4 to 2.2 million FCFA per month |
| Manual reminders | 2 full-time staff | 4 to 6 million FCFA in salaries per year |
| Landlord remittances | 15 to 30 days late | Lost mandates, 5 to 10% per year |
| Condo charges called late | 20 to 30% delay | Negative service charge cash |
| Receipt errors | 3 to 5% of receipts | Disputes and wasted time |
Custom or imported software
European property software assumes rent is paid by direct debit. In Abidjan, 60 to 75% of rents are paid in cash or by mobile money, often in instalments, with deposits of 2 to 3 months and rent advances of 3 to 6 months.
| Criterion | Imported software | Kolonell custom build |
|---|---|---|
| Initial cost | 1 to 3 million FCFA | 10 to 30 million FCFA |
| Annual cost | 2 to 6 million FCFA licence | 1.5 to 4 million FCFA maintenance |
| Wave, Orange Money, MTN MoMo payment | Absent | Payment link and automatic reconciliation |
| Split payments and advances | Poorly handled | Native, with schedule |
| SMS and WhatsApp reminders | Email only | SMS and WhatsApp at D-3, D+1, D+7 |
| OHADA client-money accounting | French chart of accounts | SYSCOHADA compliant |
| Landlord portal | Basic | Statements, remittances, documents in real time |
Scope and budget by module
| Module | Indicative budget | Timeline |
|---|---|---|
| Leases, units, tenants, receipts | 3 to 8 million FCFA | 4 to 6 weeks |
| Mobile money collection and reminders | 2 to 6 million FCFA | 3 to 5 weeks |
| Client-money accounting and remittances | 2 to 6 million FCFA | 4 to 6 weeks |
| Condominium: charge calls, meetings, works | 2 to 6 million FCFA | 4 to 6 weeks |
| Landlord portal and tenant app | 1 to 4 million FCFA | 3 to 4 weeks |
Mobile money transaction fees (around 1% with Wave) are usually passed on or absorbed in fees: they remain far below the cost of a collection agent.
Mini case study
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Mr Kouassi runs an 800-unit agency in Abidjan, collecting 150 million FCFA of rent a month with 9% fees. He invests 22 million FCFA in the receipts, mobile money, client-money and portal modules. Arrears fall from 18% to 10% in 9 months: he recovers 1.1 million FCFA of fees per month, 13 million FCFA a year, and redeploys one collection agent. Adding 3 mandates won thanks to the landlord portal, the project pays back in about 16 months.
FAQ
Do tenants really pay by Wave or Orange Money?
Yes, as soon as the payment link arrives by SMS or WhatsApp with the exact amount. In our projects, 55 to 70% of rents go through mobile money after 6 months.
Is the accounting compliant?
Client-money accounting follows SYSCOHADA with separate accounts per landlord and per condominium. Exports are compatible with accounting software used in Côte d'Ivoire.
Can we import our Excel files?
Yes. Migrating units, leases and balances takes 2 to 4 weeks, for 1 to 3 million FCFA depending on data quality.
Does the software handle several branches?
Yes, with per-branch rights and consolidation for management. This option adds 2 to 5 million FCFA.
How is the project paid?
In 3 or 4 milestones, for example 40% at kick-off, 30% midway and 30% at go-live.
Let's scope your project. Tell us your number of units, condominiums and current collection methods, and we will price a scope in FCFA with a timeline. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
