Why invest in Tunisia in 2026
The Tunisian real estate market accounts for approximately 6.6% of GDP and continues to attract foreign buyers largely dominated by Tunisians residing abroad (TRE): France accounts for 51% of foreign demand, ahead of Germany (7%) and Qatar (5%), according to Mubawab’s 2025 Real Estate Report. Compared to prices on the northern shore of the Mediterranean, Tunisia offers significantly lower prices per square metre and gross rental yields that often exceed those of Paris, Lyon or Brussels. For a non-resident, acquisition is permitted but governed by foreign exchange regulations: financing via imported foreign currency and guaranteed repatriation of resale proceeds. All prices below are expressed in Tunisian dinar (TND); for reference, 1 euro is worth approximately 3.3 TND.
Price per m²: Tunis, Hammamet, Sousse and Djerba
At the national level, the average price per m² for apartments rose by 5% in 2025 compared to 2024, according to Mubawab’s 2025 Real Estate Report, following a 5% increase in 2024. The National Institute of Statistics (INS) confirms the trend: its price index for residential buildings rose by 5.6% year-on-year in the fourth quarter of 2025, driven by apartments (+5.7%) and houses (+5.6%). The dynamic is led by the coastline: the Sahel region (Nabeul, Sousse, Monastir, Mahdia) shows the strongest annual growth in built property, at +6.9%.
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Greater Tunis
The highest prices are concentrated in the northern suburbs. In the first half of 2025, new-build properties were listed at 5 460 DT/m² in Jardins de Carthage, 4 740 DT/m² in La Marsa and 4 410 DT/m² in Aïn Zaghouan Nord; in the resale market, Berges du Lac 2 peaked at 4 980 DT/m². Over the full year 2025, Jardins de Carthage confirmed their premium positioning at 5 690 DT/m² (new), La Soukra — the most sought-after neighbourhood in Greater Tunis — trades at 3 900 DT/m² (new) and 3 400 DT/m² (resale), and Aïn Zaghouan Nord reaches 4 600 DT/m² (new). At the other end of the scale, La Nouvelle Médina, El Mourouj 6 and La Manouba remain the most affordable areas, below 3 000 DT/m² for new builds.
Hammamet
The top nationally searched area for purchases, Hammamet Nord shows 4 025 DT/m² for new builds and 3 400 DT/m² for resale in 2025, while Hammamet Sud sits at around 3 448 DT/m² in the resale market.
Sousse and the Sahel
El Kantaoui is the most expensive market in the Sahel, at 4 800 DT/m² for new builds. Hammam Sousse trades at around 3 130 DT/m² (new), and Sahloul 4 at 3 304 DT/m² (new) / 2 758 DT/m² (resale). According to the platform Limmobilier.tn, the median price of apartments in Sousse comes out at approximately 2 727 DT/m², with the city centre itself sitting at around 2 400 DT/m².
Djerba
The island remains more affordable: according to Numbeo’s crowdsourced data, the purchase price of a city-centre apartment is around 2 850 DT/m², compared to approximately 1 500 DT/m² outside the centre. Villas, driven by tourist demand, are significantly more expensive — the median price observed on the island is around 1.2 million TND for a villa of approximately 320 m².
Comparison table: prices and yields
| City / area | Price per m² (TND) | Gross rental yield |
|---|---|---|
| Tunis — La Marsa | 4 740 (new) | 5–7 % |
| Tunis — Jardins de Carthage | 5 690 (new) | 5–6 % |
| Hammamet Nord | 4 025 (new) · 3 400 (resale) | ≈ 4 % (long-term) |
| Sousse — El Kantaoui | 4 800 (new) | 5–6 % (est., high seasonal) |
| Sousse — Hammam Sousse | 3 130 (new) | ≈ 4–5 % |
| Djerba — Houmt Souk / Midoun | 1 500–2 850 (apartments) | 5–8 % (est., seasonal) |
Sources: prices from Mubawab (2025 Report and S1 2025 Guide), Limmobilier.tn for Sousse, Numbeo for Djerba. Yields: ranges published by S Immobilière agency for Tunis, estimates calculated from average rents and prices sourced for the coastline.
Rental yields
In Tunis, gross rental yields generally range between 5% and 8%, according to S Immobilière agency: La Marsa offers 5 to 7%, Berges du Lac 6 to 8%, Carthage 5 to 6%, and Gammarth 4 to 5%. The rental market is tight: in 2025, the average long-term rent rose by 5.25% year-on-year. A S+2 rents on average for 1 950 DT/month in Jardins de Carthage, 1 518 DT in La Soukra and 1 320 DT in Hammamet Nord.
On the coast, short-term rentals change the picture significantly. As a benchmark, a villa with a pool rents for 600 to 1 250 DT per night in El Kantaoui, 350 to 750 DT in Djerba, and a S+1/S+2 apartment for 120 to 410 DT per night in Hammamet Nord. A S+2 rented at 1 320 DT/month in Hammamet Nord (≈ 15 840 DT/year) relative to a new-build property of 100 m² at 4 025 DT/m² gives a gross yield of approximately 4% on a long-term basis; with well-managed short-term rentals, the yield can increase significantly, at the cost of more active management and pronounced seasonality.
Legal framework for non-residents
The Tunisian foreign exchange regime, governed by the Code of Foreign Exchange and Foreign Trade (law no. 76-18 of 21 January 1976 and its implementing decree no. 77-608), distinguishes between residents and non-residents. A non-resident is notably a foreigner habitually residing abroad, or a Tunisian residing abroad for more than 183 days with a centre of activity outside Tunisia.
A non-resident may acquire real estate in Tunisia, provided the transaction is financed by foreign currency imported and converted into dinars through an authorised intermediary (bank). The net proceeds from the resale or liquidation of the investment are repatriable abroad, including any capital gain. Rental income received in Tunisia is also transferable once the foreign exchange formalities have been completed.
A major reform is underway: the draft new Code of Foreign Exchange (bill no. 2025/115, registered in October 2025) enshrines the freedom of transfers corresponding to foreign currency investments made by non-residents, as well as the repatriation of the net proceeds from disposal “even where such proceeds exceed the initial capital”. This text, which is intended to replace the 1976 law, also provides for an enhanced declaration mechanism with the Central Bank of Tunisia (BCT). In practice, any acquisition from abroad must go through a convertible dinar bank account opened with an authorised intermediary, which tracks the origin of the foreign currency and the subsequent repatriation.
Promising sectors
- La Marsa and the northern suburbs of Tunis: sustained rental demand, creditworthy tenants (executives, expatriates, diplomats), stable asset appreciation.
- Hammamet and Nabeul: the top nationally searched area for purchases, a dynamic seasonal market and proximity to Tunis.
- Sousse – El Kantaoui and Hammam Sousse: tourist and student hubs, more accessible prices than the capital.
- Djerba: low entry prices, strong seasonal rental demand (beach tourism) and a growing villa market.
Risks to be aware of
- Foreign exchange controls: every transaction must be traceable; financing outside the authorised circuit exposes buyers to criminal penalties (fines and even confiscation).
- Liquidity and volumes: the INS notes a contraction in transaction volumes, a sign of a more selective market.
- Dinar and inflation: the local currency has limited convertibility and dinar-denominated prices are rising; yields must be assessed taking currency risk into account.
- Legal title quality: verify the land title (blue title deed) and the absence of disputes before signing anything, ideally with a local notary.
- Seasonality: coastal seasonal yields depend heavily on occupancy rates and property management.
FAQ
Can a foreign non-resident buy real estate in Tunisia?
Yes. Acquisition is open to non-residents, provided the property is financed using imported foreign currency converted into dinars through an authorised intermediary. The net proceeds from the resale are repatriable, including any capital gain, in accordance with foreign exchange regulations.
What budget should be expected for a seaside apartment?
Expect approximately 4 025 DT/m² for new builds in Hammamet Nord, 4 800 DT/m² in El Kantaoui (Sousse) and 1 500 to 2 850 DT/m² in Djerba depending on location. A new 100 m² apartment on the coast therefore ranges between 300 000 and 480 000 DT excluding fees.
What rental yield can be expected in 2026?
In Tunis, gross yields range from 5% to 8% depending on the neighbourhood (La Marsa 5–7%, Berges du Lac 6–8%). For long-term rentals on the coast, expect around 4 to 5%; well-managed short-term rentals in Hammamet, Sousse or Djerba can significantly boost the yield, at the cost of more active management.
Further reading: Investing in real estate in Africa — complete comparison of 6 markets.
