Tunis Property Prices: 2026 Market Settles Well Below 2021 Heights

The dizzying double-digit price spikes that defined Tunis’s 2021 property boom have cooled sharply in 2026, with median apartment values steady or just barely inching upwards in most central districts.

This change matters for both sellers and buyers: after years when property seemed guaranteed to appreciate, current owners are recalibrating expectations. For first-timers, the days of losing out in bidding wars on Mutuelleville walk-ups are mostly gone, but stubbornly high interest rates and rising utility costs make affordability seem just as out of reach.

From Boom to Plateau: What’s Changed Since 2021

In 2021, properties in the sought-after Les Berges du Lac and El Menzah 5 neighbourhoods commonly fetched over 3,800 dinars per square metre, with bidding frenzies pushing some offers 10% above asking, according to data from L’Agence Immobilière du Centre. Municipal records show over 6,000 apartments changed hands in Tunis that year. By contrast, just 3,100 apartments have sold in the city so far in 2026, a 48% decline.

That’s visible on the ground. On Avenue Alain Savary, estate agents reported a rush of investors during the pandemic years, but by mid-2023 they saw listings spend months instead of weeks on the market. The once-frenetic pace at luxury developments like Résidence Le Palace in La Marsa has slowed, with just six units sold in the first half of this year compared to 21 in the same period of 2021.

While sale prices have mostly stabilized, with Lac 2 apartments now averaging 3,650 dinars per square metre, inflation and tightening credit are taking a toll. Société Tunisienne de Banque raised its standard mortgage rates to 8.2% in April, further eroding buyers’ purchasing power. According to the National Institute of Statistics, the cost of maintaining and repairing dwellings has also increased 9% year-on-year.

Advice for Moody Sellers—and Hopeful Buyers

Expectations are being reset. Agents at premier firms such as Kolsi Immobilier now advise sellers in Ennasr to anticipate price matching, rather than exceeding, 2025 levels unless they’re willing to invest in visible refurbishments. Meanwhile, market-watchers suggest buyers use the current lull to negotiate on closing costs and fixtures—especially in older blocks off Avenue Mohamed V, where occupancy rates slipped marginally this year.

Many analysts expect prices to tread water through at least mid-2027 unless external shocks—such as a drop in global energy prices, renewed foreign investment, or government incentive schemes—shift the balance. For now, competition is fierce for the right property, but the heat of the 2021 frenzy remains well in the past.