Tunis Property Slows: Days on Market Rise and Vendor Discounting Widens

Homes in central Tunis are lingering on the market for an average of 74 days this summer, according to new data from the Tunis Property Exchange—a jump from 58 days in July last year. As deal volume slows, sellers in sought-after quarters like La Marsa and Les Berges du Lac are accepting steeper discounts than in the 2025 peak, marking a new phase in the city’s once-frenetic real estate cycle.

Cooling Demand in Key Districts

The shift comes as rising interest rates and persistent cost-of-living pressures weigh on both local buyers and overseas investors, who have long targeted the Carthage coastal corridor for its stability and amenities. Agents from both AMC Immobilier and La Goulette Estates pointed to a marked slowdown in activity since April; Ramadan did little to revive transaction volume, and organisers at the annual Salon de l’Immobilier at Kram Exhibition Centre reported footfall down 20% from last year’s edition. "Buyers have more time to negotiate and walk away," one senior broker said, speaking on background because they were not authorised to reveal company data.

In Les Berges du Lac, a business-friendly enclave flanking Avenue de la Bourse, the median listing price for a three-bedroom apartment slid below 800,000 TND in June—down from 870,000 TND a year earlier. Agency records show the typical vendor discount has widened from 4.5% in early 2025 to just over 7% now, a sharp pivot from pandemic-era bidding wars in the same buildings. Meanwhile, the leafy residential avenues around La Marsa’s Place Saf Saf are seeing houses remain unsold for up to three months, a stretch many local owners have not experienced since 2021.

Numbers Reveal a Softer Market

According to figures compiled by the Observatoire National de l’Immobilier, average days on market for apartments stood at 77 across greater Tunis in June 2026, with freestanding villas averaging 86 days. The vendor discount—the difference between a property’s initial asking price and its final sale price—hit 7.3% for the city as a whole, up from 5.1% in mid-2025. Notably, Affari Conseil reported a surge in price reductions advertised online; of the 623 active listings on its Ville de Tunis portal last week, 262 had been discounted at least once since May.

While buyers are taking a wait-and-see approach, some local agents told The Daily Tunis that first-time buyers in neighbourhoods such as El Menzah and Ennasr are at last getting a shot at properties previously out of reach. Others are watching lead times closely, wary that further rate hikes from Banque Centrale de Tunisie could sap demand through autumn.

Looking ahead, vendors considering a listing may need to temper expectations and plan for longer lead times—even in established districts like Mutuelleville. Owners able to negotiate on price, or work with agencies versed in digital marketing, could still find success as autumn nears. For buyers, analysts say the current window may favour those prepared to bargain aggressively and act decisively, especially on homes languishing past the critical 60-day mark.