Tunis Property Prices Lose Steam: Comparing the 2026 Market to the 2021 Boom

Apartment prices in downtown Tunis have stalled in 2026, growing at less than 4% over the past 12 months—well below the double-digit annual jumps seen at the height of the 2021 property boom, according to new figures from the Chambre Syndicale des Agents Immobiliers.

The slowdown comes amid shifting demand, with more modest wage growth, tighter credit requirements at Attijari Bank and BIAT, and renewed anxiety after last month’s heatwave and this week’s erratic summer storms. These factors combine as 2026 shapes up to be the softest year for the sector since the pandemic-era surge faded.

Centre-ville No Longer the Hotspot

Local agents at Rue de Marseille and Avenue Habib Bourguiba report fewer listings and longer sales cycles compared to the feverish days of early 2021. “Even at hotspots near Place Pasteur, we don’t see queues for showings anymore,” said an agent at ImmoTunis (who could not be quoted directly). The Halfaouine and Menzah VI neighbourhoods, once magnets for upwardly mobile professionals, now register steady but unspectacular turnover. Commercial zones east of Lac 1, once eyed by investors from Paris and Milan, have also cooled.

Data from the Tunis Land Registry puts current median apartment prices in Le Passage at 3,800 dinars per square metre, down from the 4,150 dinars peak recorded in late 2021. Villas in La Marsa, long prized as luxury addresses, are changing hands for 15–20% below their pandemic highs, rarely surpassing 1.8 million dinars even for renovated properties. Meanwhile, Attijari Bank’s latest mortgage lending figures show a 23% year-on-year fall in new loan approvals citywide for the first half of 2026.

What’s Next for Buyers and Sellers

With heatwaves and high interest rates likely to persist into Q3, buyers finally have leverage to negotiate—especially on mid-market flats in Bardo and Ariana Sud, where inventory has quietly doubled since January. Sellers are being urged by agencies like Tinsa Tunis to update listings with realistic prices and new energy-efficiency paperwork, which is now routinely requested after last winter’s energy price hikes.

For those waiting for another boom, analysts warn that the frenzied growth of 2021—when cash offers flooded Ennasr and expats drove up prices in Berges du Lac—is unlikely to return without an injection of foreign buyers or new lending subsidies. For now, patience and flexibility are the watchwords for anyone navigating Tunis’s calmer, if still unpredictable, housing market.