Best Neighbourhoods to Invest in Property in Sfax, Tunisia 2026
Rental yields from 5.5% to 9%, affordable prices and strong economic fundamentals: the top 5 Sfax neighbourhoods for property investment in 2026.
Best Neighbourhoods to Invest in Property in Sfax, Tunisia 2026
Sfax — Tunisia's second economic city — is often overlooked by investors in favour of Tunis or the tourist coast. That oversight creates opportunity: affordable prices, strong professional and student rental demand, and solid economic fundamentals.
Why Invest in Sfax in 2026?
Sfax agglomeration (~370,000 inhabitants) is the economic capital of southern Tunisia:
- Dense industrial base: Mechanical, chemical, agri-food and textile industries — strong demand from mobile professionals and technicians.
- University of Sfax: Multiple faculties; 9-month student rental demand.
- Medical sector: CHU Hédi Chaker, private clinics — doctors and healthcare workers seeking housing.
- Infrastructure: International airport, A1 motorway (Tunis 3 hrs), commercial port.
- Affordable prices: Significantly below Tunis and Sousse for equivalent properties.
Property Prices in Sfax — 2026
| Area | New price/m² | Resale price/m² | F3 rent/month |
|---|---|---|---|
| Sfax Centre (El Ain, Bir Chaabane) | 2,000–2,600 TND | 1,400–1,900 TND | 700–1,000 TND |
| Sakiet Ezzit / Chihia | 1,800–2,400 TND | 1,200–1,700 TND | 600–900 TND |
| El Matar (near airport) | 1,400–1,900 TND | 900–1,400 TND | 500–750 TND |
| Route Gremda (villas) | 1,800–2,800 TND | 1,200–2,000 TND | 700–1,100 TND |
Sources: local Sfax agency data, Q1 2026. Indicative.
Rental Yields in Sfax
| Property type | Est. price | Est. rent | Gross yield |
|---|---|---|---|
| 2-bed standard | 100,000–130,000 TND | 650 TND/mo | 6–7% |
| 3-bed standard | 130,000–180,000 TND | 800 TND/mo | 5.5–7% |
| Student studio | 50,000–75,000 TND | 350–450 TND/mo | 7–9% |
| Commercial unit | 80,000–150,000 TND | 700–1,200 TND/mo | 8–10% |
Top 5 Neighbourhoods
1. Sfax Centre (El Ain, Bir Chaabane): Highest and most stable rental demand. All amenities. Yield: 5.5–7%.
2. Sakiet Ezzit / Chihia: Modern residential extension north-west of centre. Strong family and professional demand. Yield: 6–7%.
3. Route de Gremda: High-end residential axis. Villas and secure residences for business owners and professionals. Lower yield (~5–6%) but stronger capital appreciation potential.
4. El Matar (airport zone): Affordable entry, growing zone driven by airport and industrial proximity. Yield: 6–8%.
5. University zones (El Ain, ENIS area): Strong year-round student demand for studios and 2-beds. Yield: 7–9% with low vacancy (Sept–June).
Key Considerations
- Lower liquidity than Tunis: A yield-focused market — resale takes longer.
- Good property management supply: Several Sfax agencies offer management at 8–12% of rent.
- Titre foncier available: Most modern residential properties have TF — required for non-resident buyers.
- Same tax rules apply: IR on rental income, bilateral treaties, same as Tunis.
Updated: May 2026. Sources: local Sfax agency data Q1 2026, INS, TunisiaPromo and Mubawab listings.