Price per m², best neighbourhoods and rental yields in Sfax in 2026. Complete guide to buying or investing in Tunisia's second city.

Sfax Real Estate 2026: Prices, Neighbourhoods & Investment Guide

Sfax is Tunisia's second-largest city and its main economic hub outside Greater Tunis. Yet its property market remains undervalued compared to the capital — making it a compelling target for investors seeking stable rental yields rather than speculative gains. Here is a neighbourhood-by-neighbourhood breakdown with sourced price data for 2026.

Why Sfax in 2026?

Sfax anchors Tunisia's agri-food industry (olive oil, fishing), hosts a dense SME fabric and a deep-water port. The city generates steady demand from salaried workers, civil servants and entrepreneurs — a reliable tenant base.

Market strengths:

Price per m² significantly below Tunis (ratio of 1:2 depending on neighbourhood).
Less speculative than coastal resorts (Hammamet, La Marsa, Djerba).
Stable, solvent active population sustaining rental demand.
International airport (Sfax-Thyna) with direct European routes in season.

Known limitations:

Lower resale liquidity than Tunis or Sousse.
Few high-end residential developments compared to the capital.
Minimal tourist infrastructure — no seasonal rental speculation.

Key Neighbourhoods: Prices & Profiles

1. City Centre & Médina

Average price/m²: 800 – 1,200 TND (old stock)

Historic buildings, often poorly maintained, but renovated units offer excellent value. The classified Médina attracts cultural buyers and investors seeking character properties.

Buyer profile: Value-add investors, renovation projects.
Pros: Service proximity, authentic architecture.
Cons: Parking issues, variable building quality, renovation work almost always needed.

2. Sfax El Jadida (New Sfax)

Average price/m²: 1,400 – 1,900 TND

The main modern residential district: wide boulevards, recent 4–7 storey blocks, ground-floor retail. Most private transactions and active agencies concentrate here.

Buyer profile: Middle-class families, young professionals, first-time buyers.
Pros: Recent infrastructure, easy access, good supply.
Cons: Rising prices, limited architectural character.

3. Route de Tunis (Northern Axis)

Average price/m²: 1,600 – 2,200 TND

Villas, gated residences and upscale apartment buildings line this northern corridor — the preferred address for Sfax's doctors, lawyers and business owners.

Buyer profile: High-income residents, Sfax diaspora returning home.
Pros: Quiet residential setting, well-maintained, garden villas available.
Cons: Highest prices in Sfax, few apartments available for sale.

4. Sakiet Ezzit

Average price/m²: 1,100 – 1,600 TND

A rapidly expanding municipality northeast of Sfax — the natural outlet for households priced out of the city centre. Significant new-build supply available.

Buyer profile: Families needing space, buy-to-let investors.
Pros: New builds available, affordable prices, recent schools.
Cons: Distance from the centre, road congestion at peak hours.

5. El Bostan

Average price/m²: 1,800 – 2,400 TND

Sfax's most sought-after upscale enclave: individual villas, mature gardens, quiet streets. Prices have risen 15–20% over three years.

Buyer profile: High-income buyers, diaspora investing for retirement or family.
Pros: Exceptional quality of life for Sfax, fine villas, very quiet.
Cons: Illiquid market (few transactions), properties rarely listed.

6. Sidi Mansour & Thyna (Coastal Periphery)

Average price/m²: 900 – 1,400 TND

Low prices and available land plots, but environmental quality is uneven (industrial zones nearby). Best for budget buyers or land banking.

Summary Table

Neighbourhood	Avg price/m²	Target buyer	Est. gross rental yield
City Centre / Médina	800 – 1,200 TND	Renovation investor	5 – 7%
Sfax El Jadida	1,400 – 1,900 TND	Families, professionals	5 – 6%
Route de Tunis	1,600 – 2,200 TND	Affluent, diaspora	4 – 5%
Sakiet Ezzit	1,100 – 1,600 TND	Families, rental	5 – 6.5%
El Bostan	1,800 – 2,400 TND	Upmarket	3.5 – 4.5%
Sidi Mansour / Thyna	900 – 1,400 TND	Budget, land	4 – 5%

Prices estimated from listings on Tunisian portals (Mubawab, Afariat, Tayara) and transactions reported by local Sfax agencies in 2025–2026. Verify on the ground before any purchase decision.

Rental Yields in Sfax

Gross rental yields in Sfax hover around 5–6.5% on well-located, quality properties — above the Greater Tunis average of 3–5%. Lower purchase prices relative to stable demand explain the premium.

Concrete example: An 80 m² flat in Sfax El Jadida bought for 140,000 TND rents at 650–750 TND/month → gross yield of 5.6–6.4%. The same profile in Ariana/El Manar (Tunis) would cost 200,000 TND for a similar rent → yield of 3.9%.

Net yield: subtract approximately 1–1.5% for charges (condo fees, maintenance, vacancy, rental income tax). Quality assets net 4–5%.

Buying in Sfax as a TRE or Foreign National

TRE: No specific restrictions. You buy like any Tunisian resident. Financing can be arranged from abroad via wire transfer to your non-resident account, then forwarded to the notary.

Non-Tunisian foreign national: Residential urban property purchases are generally permitted without special authorisation — except for agricultural land (governor's authorisation required). Always verify the exact land classification with your notary before signing.

Last updated: May 2026. Price data should be verified on the ground — the market evolves rapidly.

Sources: Tunisian property portals (Mubawab, Tayara, Afariat), local Sfax real estate agencies, INS (Institut National de la Statistique).