Buy-to-Let Investment in Tunisia 2026: Yields, Management and Tax
Gross yields from 4% to 8% depending on location, remote management options and tax framework: the complete buy-to-let guide for Tunisia in 2026.
Buy-to-Let Investment in Tunisia 2026: Yields, Management and Tax
Tunisia's buy-to-let market draws growing interest from diaspora investors and international buyers, offering gross yields that outpace many European markets. This guide covers realistic yield expectations by location, management options for absentee owners, and the tax framework.
Rental Yields by Location — 2026
Greater Tunis
| Neighbourhood | Price/m² | Avg. 2-bed rent | Gross yield |
|---|---|---|---|
| Berges du Lac 1 & 2 | 3,200–4,500 TND | 2,200 TND/mo | 4.5–5.5% |
| La Marsa | 2,500–3,500 TND | 1,400 TND/mo | 4–5% |
| Jardins de Carthage | 2,000–2,800 TND | 1,100 TND/mo | 4.5–5% |
| Ariana / Riadh Andalous | 1,500–2,000 TND | 850 TND/mo | 5–6% |
| Menzah | 1,800–2,400 TND | 1,000 TND/mo | 4.5–5.5% |
Regional Cities
| City | Price/m² | Avg. 2-bed rent | Gross yield |
|---|---|---|---|
| Sousse | 1,800–2,800 TND | 1,000 TND/mo | 5–6% |
| Monastir | 1,200–2,200 TND | 850 TND/mo | 6–8% |
| Sfax | 1,000–1,800 TND | 700 TND/mo | 6–8% |
Sources: local agency data and Mubawab/TunisiaPromo listings, Q1 2026. Indicative figures.
Gross vs. net yield: Deduct syndic fees (100–400 TND/month), insurance, maintenance (1–2% of value/year), and vacancy (1–2 months/year). Net yield is typically 1.5–2.5 percentage points below gross.
Investment Strategies
Long-term unfurnished rental: Most manageable for non-resident owners. Predictable income, lower vacancy, agency-managed for 8–12% of monthly rent. Best in Ariana, Menzah, Jardins de Carthage.
Short-term/seasonal rental: Higher yield (8,000–18,000 TND/season on the coast) but requires active management or a trusted local partner. Hammamet, Djerba, Sousse, Monastir are strongest markets.
Parking spaces/commercial units: 6–9% gross yields with minimal management. Commercial units carry higher vacancy risk.
Remote Property Management
For TRE and non-resident owners:
- Letting agency (mandataire): 8–12% of monthly rent. Handles tenant search, check-in/out, rent collection.
- Holiday rental concierge: 20–30% of seasonal rent. Manages turnovers, cleaning, linen.
- Family network: Used informally by many TRE. No cost but less professional.
Practical advice: Before purchasing, meet your future property manager in person or by video. A poorly managed remote property quickly erodes yields.
Tax on Rental Income
For Tunisian residents: Rental income taxed at progressive IR scale (0–35%) after a 30% flat deduction on gross rents.
For non-residents and TRE: Same Tunisian IR applies. If the tenant is a company, 15% withholding tax at source is final (liberatory). Bilateral tax treaties (France, Germany, Italy, Belgium, UAE) prevent double taxation: Tunisia taxes the income; the country of residence grants a credit.
Key Pitfalls
- No titre foncier → harder to let to foreigners, harder to resell.
- Overstated yields → verify actual rents in the neighbourhood, not asking prices.
- Underestimating syndic charges → can erode 1–2% of yield.
- No contradictory check-in inventory → deposit recovery becomes contested.
Updated: May 2026. Sources: local agency data Q1 2026, Mubawab/TunisiaPromo listings, BCT, IRPP Tax Code.