Price per m² in Tunis, Sousse, Sfax and Djerba, demand trends, rental rates May 2026, signals to watch: Tunisia's monthly real estate market bulletin.

Tunisian Real Estate Market May 2026: Trends, Prices and Analysis

Every month, TunisiaPromo publishes a market update on Tunisian real estate. This May 2026 bulletin brings together observations and trends in the residential market — purchases, rentals, price per square metre — in Tunis, Sousse, Sfax and Djerba. Data comes from local real estate agencies, listing portals and economic indicators available as of 31 May 2026.

Methodological note: In the absence of an official, systematic real estate observatory in Tunisia (the INS and BCT publish broad indicators but not neighbourhood-level price data), the prices quoted in this bulletin are market estimates drawn from listings and transactions reported by local agencies. They are not official data and may vary locally. All figures are dated May 2026.

Macro-Economic Context

Inflation and Purchasing Power

Inflation in Tunisia has run at elevated levels in recent years. According to the National Institute of Statistics (INS), inflation has directly affected construction costs (materials, labour) and ultimately new-build sale prices. Prices in the secondary market are also affected, though less mechanically.

Central Bank Rate and Mortgage Credit

The Central Bank of Tunisia (BCT) sets a key rate that influences mortgage lending rates. Based on market observations in May 2026, Tunisian bank mortgage rates for individuals were running between 11% and 14% depending on the institution and borrower profile. These rates — high by European standards — weigh on first-time buyer affordability and dampen demand in some segments.

Source: local agency and mortgage broker estimates (May 2026). For official rates, contact Tunisian banks or the BCT directly.

Tunisian Dinar and Diaspora Investors

The Tunisian dinar has depreciated steadily against the euro and dollar in recent years. This makes Tunisian property relatively cheaper for buyers with foreign-currency income (diaspora, foreigners), supporting international demand — particularly for holiday homes.

Greater Tunis: The Deepest Market

Greater Tunis (Tunis, Ariana, Ben Arous, La Manouba) remains by far Tunisia's most active real estate market by transaction volume.

Observed Prices (May 2026)

The prices below are indicative estimates from listings and transactions reported by local agencies (May 2026). They vary significantly by property condition, floor, aspect and proximity to transport.

District / Zone	Type	Price range
La Marsa (seafront)	Apartment	TND 2,800–5,500/m²
Sidi Bou Saïd	House / Villa	TND 4,000–8,000+/m²
Les Berges du Lac I & II	Apartment	TND 3,000–5,000/m²
Menzah 5–9	Apartment	TND 2,200–3,500/m²
Manar / Riadh Andalous	Apartment	TND 1,800–2,800/m²
Tunis city centre	Apartment (older stock)	TND 1,500–2,500/m²
Ariana (Soukra, Ennasr)	Apartment	TND 2,000–3,200/m²

Tunis Market Observations, May 2026

Sustained demand for apartments in established residential neighbourhoods (La Marsa, Ariana, Menzah). Time-to-sale remains reasonable for correctly priced properties.
Slower market for unrefurbished older stock: buyers are increasingly selective about condition and energy efficiency.
Strong long-let demand in Tunis, especially from young professionals and expatriates. Rents in premium residential districts have risen notably over the past 18 months.

Sousse and the Sahel: The Second Market

The wilaya of Sousse and the Sahel (Monastir, Mahdia) form the country's second real estate market, driven by tourism, universities and a large Tunisian diaspora.

Observed Prices (May 2026)

Zone	Type	Price range
Sousse centre / Corniche	Apartment	TND 1,800–3,200/m²
Hammamet North	Apartment	TND 1,500–2,800/m²
Hammamet South (Nabeul)	Villa	TND 2,500–4,500/m²
Monastir (centre)	Apartment	TND 1,600–2,500/m²
Mahdia	Apartment	TND 1,200–2,000/m²

Trends

Hammamet remains the safe-haven choice for diaspora buyers seeking a holiday home within 60 minutes of Tunis-Carthage airport.
Sousse sees sustained tourist rental demand, maintaining investor interest in small units (studios, 1-beds) in the tourist zone.
Monastir is seeing a few new-build programmes targeting the diaspora, with slightly lower prices than Sousse for comparable quality.

Sfax: The Local-Driven Market

Sfax is Tunisia's second-largest city and a major economic hub (industry, trade, fishing). Its real estate market is essentially residential, driven by local demand.

Observed Prices (May 2026)

Zone	Type	Price range
Sfax city centre	Apartment (older)	TND 1,200–1,900/m²
Route de Tunis	Apartment (recent)	TND 1,600–2,400/m²
Sakiet Ezzit / El Ain	Villa	TND 2,000–3,500/m²

Trends

The Sfax market is less exposed to tourist and diaspora demand than Tunis or Sousse.
Long-let demand from local workers remains strong, with rents more affordable than Tunis.
Sfax developers tend to deliver smaller-scale programmes well-matched to the local market.

Djerba: Between Tourism and Holiday Homes

As detailed in our dedicated guide (link below), the island attracts mixed demand: seasonal tourism and holiday homes for diaspora and European retirees.

Observed Prices (May 2026)

Zone	Type	Price range
Midoun — Aghir	Apartment (new-build)	TND 1,800–3,500/m²
Houmt Souk (traditional houch)	House	TND 1,000–2,000/m²
Sidi Mehrez	Apartment	TND 1,500–2,500/m²

Long-Let Market: Current State

Rents across Tunisia have risen notably since 2023, driven by inflation on construction costs and scarcity of rental supply in some districts.

Estimated monthly rents — long-term (May 2026):

City / District	1-bed (60 m²)	2-bed (90 m²)
Tunis — La Marsa, Lac	TND 1,200–2,500	TND 2,000–4,000
Tunis — Menzah, Ariana	TND 800–1,500	TND 1,200–2,200
Sousse centre	TND 600–1,200	TND 900–1,800
Hammamet	TND 500–1,000	TND 800–1,500
Sfax	TND 500–900	TND 700–1,300

Source: local agency estimates (May 2026). Actual rents depend on property condition, fittings and negotiation.

What the Numbers Don't Tell You: Qualitative Observations

1. Extended time-to-sale for overpriced properties. Sellers who overvalue their property — common in inflationary periods — are seeing extended sale timelines (6 months to over 18 months for some). Transactions are closing at "real market prices", not asking prices.

2. Growing demand for turnkey refurbished properties. Buyers — especially diaspora — increasingly want move-in-ready, renovated properties without managing distant renovation. This segment is still underserved.

3. Rising interest in coastal tourist-zone properties. Dinar depreciation and short-let platforms (Airbnb, Booking) have boosted investor interest in coastal properties. However, competition has compressed yields in some saturated zones.

4. Caution on off-plan projects from lesser-known developers. Several cases of delivery delays and developer difficulties have been reported. Verifying accreditations, building permits and past delivery references remains essential.

Signals to Watch Over the Next 6 Months

BCT key rate movements: Any rate cut would reduce mortgage rates and stimulate domestic buyer demand.
EUR/TND exchange rate: Continued dinar depreciation would strengthen attractiveness for foreign-currency buyers.
New-build deliveries: Several major programmes in Greater Tunis and Hammamet are due for delivery by end-2026, which could adjust prices in some segments.
Rental supply tension: If long-let demand remains strong and rental supply stays limited, rents in premium residential districts could continue to rise.

Published by TunisiaPromo Editorial. Last updated: May 2026. Next revision: June 2026 (monthly bulletin). Sources: INS (Institut National de la Statistique), BCT (Banque Centrale de Tunisie), local real estate agencies (May 2026 survey), Tunisian property listing portals.

Internal links: Investing in new-build Djerba 2026 · Land title in Tunisia · Property management Tunisia non-resident 2026