Rental prices in Sfax by neighbourhood in 2026, estimated gross yields and due-diligence checklist for rental investment in Sfax. Full guide with comparison table.

Renting an Apartment in Sfax in 2026: Prices, Neighbourhoods & Rental Yields

Sfax is Tunisia's second economic city — and yet its rental market remains largely off the radar for investors who focus on Tunis or the Sahel coast. That's precisely its appeal: accessible rents, structural rental demand from a large student population and a skilled workforce, and gross yields that regularly outperform those of the capital.

This guide gives you rent-per-m² benchmarks, the best neighbourhoods depending on your profile, and a realistic estimate of rental yields in Sfax in 2026.

Sources: Tunisian property platforms (Mubawab, Affare.tn, Tayara.tn), H1 2025 market observations, local Sfax agencies. All ranges are indicative.

Why Sfax Attracts Rental Investors

Sfax is not a tourist destination — and that's an asset for the rental investor. Demand here is structural, driven by:

A significant university presence: the Faculty of Sciences, the National Engineering School of Sfax (ENIS) and several higher education institutes generate sustained student rental demand, particularly for small units (studios, 1-beds).
A dense economic fabric: industry, fishing, port activity and Sfax SMEs create a tenant base of managers and skilled workers.
An active diaspora: Sfaxian expatriates (France, Italy, Gulf) are a notable share of local investors, often preferring to place savings in Sfax rental property rather than Tunis.

Rental vacancy in Sfax is structurally low for small units (studios, 1-beds) near universities and business zones. Larger units (4 beds+) take longer to let.

Sfax Rental Prices by Neighbourhood (2026)

Sfax Ville (Historic Centre & Médina)

Average studio/1-bed rent: TND 300–450/month Average 2-bed rent: TND 400–600/month

Lowest rents in the city. Variable stock quality, limited standing. Tenant profile: small traders, young households on tight budgets. Heavy presence of unlisted freehold property may complicate purchase transactions.

Sfax Ouest (El Ain, Thyna)

Average studio/1-bed rent: TND 350–500/month Average 2-bed rent: TND 500–750/month

A developing zone, less prestigious but well connected. Growing new-build supply attracts first-time tenants and mid-budget families. Estimated gross yield on new builds: 6–7%.

Route de Tunis / Route du Caire (North Sfax)

Average studio/1-bed rent: TND 400–600/month Average 2-bed rent: TND 600–900/month

The north-west axis of Sfax houses managers and upper-middle-class families. Recent buildings, gated residences. Solid rental demand; rents tend to hold up well. Most popular zone for investors targeting 2-bed and 3-bed upmarket units.

Sfax Cité Commerciale / Ettahrir

Average studio/1-bed rent: TND 380–550/month Average 2-bed rent: TND 550–800/month

Mid-range neighbourhood well positioned between the centre and western residential areas. Dense commercial fabric, good transport access. Tenants: employees, small business owners, some postgraduate students.

Soukra / Sakiet Ezzit (East Sfax)

Average studio/1-bed rent: TND 450–650/month Average 2-bed rent: TND 650–1,000/month

The most valued zone for residential rental in Sfax. Proximity to Sfax-Thyna Airport, good private schools, recent buildings. Gated residences here command rents approaching Ennasr (Tunis) levels. Tenant profile: senior managers, expatriates, affluent Sfax families.

Estimated Rental Yields in Sfax 2026

Purchase prices in Sfax remain significantly below Tunis levels, mechanically improving gross yields.

Neighbourhood	2-bed purchase price (est.)	Monthly rent (2-bed)	Gross yield
Sfax Ville centre	TND 120,000–180,000	TND 400–600	4–6%
Sfax Ouest (El Ain)	TND 180,000–260,000	TND 500–750	5–7%
Route de Tunis / North Sfax	TND 220,000–350,000	TND 600–900	5–7%
Cité Commerciale / Ettahrir	TND 200,000–300,000	TND 550–800	5–7%
Soukra / Sakiet Ezzit	TND 280,000–420,000	TND 650–1,000	5–7%

Gross yields calculated on purchase price vs annual rent, before charges and tax. Indicative ranges — verify with a local agent.

Tax note: Rental income is taxable in Tunisia. Residents pay income tax on rental income at their marginal rate; non-residents are subject to withholding tax. Expense deductions apply in both cases. Consult a Tunisian accountant or tax adviser.

Due-Diligence Checklist Before Buying to Let in Sfax

Verify the land title (Titre Foncier). A significant share of Sfax properties lack a registered freehold title (governed by private deeds or pending immatriculation). For a rental investment, a clear TF reduces resale risk and eases bank financing. Always request the title document or a status update on the immatriculation process.

Vacancy varies by size. Studios and 1-beds in university zones (Route de Tunis, Ettahrir) let quickly. 3-beds and 4-beds have a longer commercialisation window: budget 1–3 months of vacancy per year in your yield calculation.

Property management. If you are investing from abroad or from another city, arrange management cover (local agency or agent). Sfax agencies typically charge 1 month's rent for the letting mandate and 5–10% of annual rent for ongoing management.

Block management health. Sfax has many poorly managed blocks with outstanding service-charge arrears. Before buying, request the last AGM minutes and the state of arrears.

Key Takeaways for Rental Investors in Sfax

Gross yields in Sfax (5–7%) generally exceed Tunis equivalents on the same property types.
Rental demand is structural (students, employees) but narrower than the capital: your letting strategy must target the right segment.
Purchase prices remain accessible — a decent 2-bed can be found between TND 220,000 and TND 350,000 in mid-range neighbourhoods.
A clear land title is non-negotiable.

FAQs

Can non-resident Tunisians buy and rent out property in Sfax? Yes. TRE (Tunisians Residing Abroad) have the same property acquisition rights as residents for built urban properties. Rental income can be repatriated up to declared amounts via a non-resident foreign account or a foreign-currency savings account (CED). Non-Tunisian foreigners may require governor authorisation for undeveloped land; built residential property is generally accessible.

Which neighbourhood is best for rental investment in Sfax? For small units (studio, 1-bed): Route de Tunis and Ettahrir, for student demand. For larger units (2-bed, 3-bed): Soukra / Sakiet Ezzit, for senior-manager tenants and better long-term rent growth.

Are rents in Sfax rising? Yes, broadly in line with general inflation (INS data, 2024–2025). The pace is more moderate than in the northern Tunis suburbs, but growth is consistent, especially in Soukra/Sakiet Ezzit.

Published by TunisiaPromo Editorial. Last updated: May 2026. Next revision: May 2027. Sources: Mubawab, Affare.tn, Tayara.tn, H1 2025 local market observations, INS.