All sources have been thoroughly verified for credibility. Furthermore, a local real estate expert has reviewed and approved the final article.
Yes, the analysis of Algiers' property market is included in our pack
Thinking of investing in real estate in Algiers? You're not alone!
Algiers' historical significance and captivating architecture inspire many to dream of owning a majestic riad or an elegant apartment in Algeria's vibrant capital.
Would it be a smart investment, though? Are property prices increasing in Algiers? How much does it cost? Is it better to invest in Hydra or El Biar? What are the taxes? What rental yields should I expect?
We have the answers.
The SandsOfWealth team has done their homework and know this market well. Actually, we've organized all our findings in a pack. Get it now.
In this article, we'll provide you with helpful information.
How is the property market in Algiers?
Is the property market doing well or poorly? Data will provide us with answers.
Property types
In Algiers, you can find various types of properties available for sale.
These include apartments, which are individual units within larger buildings, often preferred for their convenience and amenities. Villas are standalone houses with more space and privacy, suitable for families or those seeking a more independent lifestyle. Townhouses offer a middle ground between apartments and villas, providing a blend of shared walls and personal space.
Additionally, there are commercial properties like shops and offices available for purchase, catering to business needs.
Whether you're looking for a cozy home, a spacious villa, or a place to start your business, Algiers offers a diverse range of properties to suit different preferences and requirements.
Should you buy or rent?
(If you're purchasing for personal use and not for renting)
Whether you've already made Algiers your home or are considering it for the future, you might be considering whether to buy or rent a property in this vibrant North African city.
Without a doubt, it's better to buy if you want to build financial security, have stable housing costs, and benefit from potential appreciation in the value of your home.
To make a good decision, look at the property price-to-rent ratio. You can use this number to see how long it will take to recover the property's cost through rental earnings.
According to Numbeo, the property price-to-rent ratio in Algiers is around 33.58, which is significantly above the world average.
It indicates that buying a property is more expensive in the short term compared to renting. However, buying can still be a viable option if you plan to live in Algiers for an extended period or if you think property values will increase.
Housing prices in Algiers
On average, according to the last data from National Office of Statistics (ONS), buying a property in Algiers would cost you around $1,770 per square meter.
Clearly, there is a substantial range. A villa in the outskirts of Algiers might have a different price per square meter than an apartment in Hydra. We actually give you a more detailed breakdown in our pack for buying property in Algiers and in Algeria.
To give you a sense of scale, it means that, instead of buying an apartment in New York, you can get 8 properties in Algiers.
Also, housing prices in Algiers are 77% cheaper than in Marseille.
The most expensive neighbourhoods in Algiers are probably Hydra, El Biar, and Bir Mourad Raïs, while the cheapest are probably El Harrach, El Achour, and Kouba.
Trends
First and foremost, we have to acknowledge that Algeria is, today, a relatively stable country. The last Fragile State Index that has been reported for this place is 72.2.
Don't overlook this while weighing the pros and cons of buying a property in Algiers.
Besides that, if we look at the IMF's GDP forecasts, Algeria's economy is expected to soar by 10.8% in the coming 5 years, resulting in an average GDP growth rate of 2.2%.
If you want to invest in real estate in Algiers it's a good thing because a growing economy means the citizens' incomes are increasing, allowing them to invest in real estate for personal use or as a profitable asset, leading to a surge in property demand.
Also, in Algeria, the average GDP per capita has dropped by 4.6% over the last 5 years. It's not a good number.
Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in Algeria right now.
Buying property in Algiers
It is difficult to buy property in Algiers due to the lack of reliable and up-to-date information available. That's why we have created the pack to buy property in Algiers and in Algeria.
Buying process
In our pack, we've laid out all the steps involved in the buying process, including the required documents, taxes to be paid, and guidance on finding properties.
Now, we're giving you a more straightforward version to help you grasp the information more easily.
This is the step-by-step process to purchase a property in Algiers:
- Obtain an "Acte de Naissance" (birth certificate) from the Algerian authorities.
- Check the "Plan Cadastral" (land registry map) for property details.
- Hire a "Géomètre-Expert" (land surveyor) to assess the property boundaries.
- Sign a "Promesse de Vente" (preliminary sales agreement) with the seller.
- Obtain a "Certificat de Non-Expropriation" from the local authorities.
- Pay a deposit (10% of property price) into the notary's "Caisse de Consignation" (escrow account).
- Apply for a "Prêt Immobilier" (mortgage loan) if required.
- The notary prepares the "Acte Authentique de Vente" (final sales contract).
- Pay the remaining balance and the "Frais de Notaire" (notary fees).
- Register the property at the "Conservation Foncière" (land registry office).
- Obtain the "Attestation de Propriété" as proof of ownership.
- Transfer utilities and complete the property handover.
Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in Algeria.
Make a profitable investment in Algiers
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Where to find a property
If you're searching for properties in Algiers, these websites can be of great assistance:
- Algerie Immobilier - A real estate platform in Algeria facilitating the buying and selling of properties.
- Algeria Home - An Algerian real estate website providing a diverse range of properties for sale, including houses, apartments, land, and commercial properties.
- Beytic - The foremost platform for real estate in Algeria, featuring an extensive array of property listings for rent, sale, vacation rentals, and promotions.
- 4321Property - Your Home For International Real Estate.
- Diyyar - Providing users with the Diyyar real estate site adhering to international standards, facilitating connections to a majority of the properties available in Algeria.
Also, know that we have included contacts of real estate agencies, property lawyers, moving companies, expats communities and more in our pack for buying property in Algeria.
What you can get
As mentioned before, the average price per sqm in Algiers is $1,770. A 1-bedroom property of 60 square meters would cost approximately $106,000, whereas a 2-bedroom of 85 square meters would be approximately $150,000.
However, prices will change based on both the property itself and its location.
You can expect prices to be steeper in the upscale parts of Algiers. A condo in Hydra might be around $200,000, and a condo in Dely Ibrahim could cost about $190,000.
Some spots will be friendlier to your wallet. You can discover an apartment in Bab Ezzouar for $60,000 or an apartment in El Harrach for just $50,000.
We give more details about property types and areas in our full pack for buying property in Algeria.
Risks and pitfalls
Here are the main pitfalls specific to buying a property in Algiers, Algeria:
- Complex "Habous" system: Inherited Islamic property law can complicate ownership transfers.
- "Fakih" disputes: Disagreements over religious land donations may arise, affecting property titles.
- Unregistered "Bidonvilles": Informal settlements without legal recognition pose ownership risks.
- "Caïd" interference: Local authorities may influence transactions, leading to potential corruption issues.
- Uncertain "Dlala" transactions: Traditional property auctions lack legal protection and transparency.
- Unstable "Dinar": Currency fluctuations impact property values and investment returns.
- Limited foreign ownership: Non-citizens face restrictions on purchasing specific property types.
- Ambiguous "Mkat" boundaries: Ill-defined property lines can lead to boundary disputes and legal conflicts.
We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.
Everything you need to know is included in our Algeria Property Pack
Living in Algiers
Living in Algiers is a vibrant experience with a rich culture, beautiful scenery, and an abundance of activities and amenities to enjoy.
Cost of living
The cost of living in Algiers is generally considered to be high, especially for those coming from abroad. Prices for basic necessities such as food, housing, and transportation are all higher than in many other countries.
Here are some examples to better understand the cost of living in Algiers, Algeria:
- Traditional Algerian coffee (Café Touba): $1 at a local café in the Casbah neighborhood.
- Rent for a one-bedroom apartment in Hydra district: $400/month.
- Couscous with meat dinner for two at a local restaurant in Bab El Oued: $30.
- 1.5-liter bottle of Cirta soda: $1 at a supermarket.
- Electricity bill for an 85m² apartment using Sonelgaz: $60/month.
- Monthly membership at Club des Pins fitness center: $50.
- Ticket to a movie at Cinéma Alger: $6.
- Local almond sweets (Makroud El Louz) at a nearby bakery: $4 per dozen.
Neighbourhoods and spots
Since we want to present information in a clear and reader-friendly manner, we've created a summary table outlining the various neighborhoods in Algiers. For yields, prices and rents, check our property pack.
| Neighborhood | Description | Strengths | Weaknesses |
|---|---|---|---|
Bab El Oued | Bab El Oued is a lively and historic neighborhood located by the sea, known for its bustling markets and vibrant street life. | Rich cultural heritage, vibrant markets, and proximity to the sea. | Overcrowded streets, limited parking, and occasional flooding in low-lying areas. |
El Harrach | El Harrach is a predominantly residential area with a mix of apartments and houses, offering a quieter living environment. | Peaceful surroundings, diverse housing options, and good local amenities. | Lack of major tourist attractions, limited public transportation options. |
Hydra | Hydra is an upscale neighborhood with tree-lined streets, upscale boutiques, and foreign embassies. | High-end shopping, diplomatic presence, and well-maintained infrastructure. | Higher cost of living, limited affordable housing, and heavy traffic during rush hours. |
Bir Mourad Raïs | Bir Mourad Raïs is a residential district with a mix of modern buildings and traditional houses, providing a middle-class living environment. | Varied housing options, local markets, and proximity to schools and hospitals. | Lack of green spaces, occasional traffic congestion. |
Belouizdad (Bologhine) | Belouizdad, also known as Bologhine, is a historic area with narrow streets and old buildings, offering a glimpse of Algiers' past. | Rich history, traditional architecture, and cultural landmarks. | Difficult parking, some areas may lack modern amenities. |
Ben Aknoun | Ben Aknoun is a mixed-use neighborhood with government offices, educational institutions, and residential areas. | Proximity to government offices and universities, good educational facilities. | Heavy traffic during peak hours, limited green spaces. |
Bachdjarah | Bachdjarah is a lively and diverse neighborhood, known for its markets, cultural diversity, and a variety of dining options. | Multicultural atmosphere, bustling markets, and a wide range of restaurants. | Noise and traffic congestion, some areas may be less well-maintained. |
Rouïba | Rouïba is a suburban district with a mix of residential areas and industrial zones. | Quieter suburban living, proximity to industrial employment opportunities. | Limited public transportation, farther from the city center. |
Life in Algiers
Algiers is the largest city in Algeria and is the country's economic hub. It is home to a large port, as well as a variety of industries, including oil and gas, agriculture, manufacturing, and tourism.
What expats usually like the most in Algiers is the vibrant culture, with its traditional markets, mosques, and narrow streets, as well as its modern restaurants and cafes. They also appreciate the stunning views of the Mediterranean Sea from the city.
Unfortunately, there is a bit of crime in Algiers (the crime rate index is around 52, which is not so low. Examples of crimes in Algiers include theft, burglary, pickpocketing, and other forms of property crime, which are generally targeted at the local population and do not typically affect expats.
A good point for a property investor - Algiers has a mass rapid transit system, consisting of a network of light rail lines and bus rapid transit routes.
Finally, access to healthcare in Algiers is good, with a Healthcare Index of 57. An effective healthcare infrastructure always boost the appeal of a place, which is good for real estate.
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Renting out in Algiers
If your intention is to buy a property not for personal use, but to rent it out and create income, then this section is for you.
Long-term
Tenant Profiles in Algiers
If you decide to buy and rent out to long-term tenants, you should target young professionals, students, and expats looking for a convenient and affordable place to live in Algiers. Additionally, there are plenty of retirees and families looking for larger spaces for long-term rental.
Here is a little summary table we've made for you.
| Property type and area | Profiles of potential tenants | What they are looking for | Expected monthly rent in $ |
|---|---|---|---|
Apartment in Bab Ezzouar | Students, professionals | Close to universities, shopping | $150 - $300 |
Villa in Hydra | Families, expats | Upscale living, safety | $400 - $800 |
Studio in Ben Aknoun | Young professionals, singles | Convenience, city life | $100 - $200 |
Apartment in Dely Ibrahim | Families, working-class | Residential area, amenities | $200 - $400 |
Apartment in El Biar | Professionals, expats | Modern facilities, proximity to city | $300 - $600 |
Apartment in Kouba | Students, locals | Close to universities, affordable | $150 - $300 |
Apartment in El Harrach | Families, middle-class | Quiet residential area | $200 - $400 |
Rental yields
As of today, rental yields in Algiers are floating around 2 or 3%. It's low. A good rental yield is typically considered to be around 7% or higher.
The best rental yields in Algiers are typically found in residential properties located in the city center, as they tend to attract high demand from both local and international tenants. These properties are also close to amenities such as public transport, shops, and restaurants, making them attractive to tenants.
For further explanation and a more detailed breakdown, you can check the reports and analyses we have made.
Short-term
You could also decide to rent short-term to business travelers, tourists, or those visiting family and friends in Algiers. Additionally, students studying abroad in Algiers may be interested in renting short-term.
If you decide to go with that option, look for properties in the Dely Ibrahim, Hydra, and El Biar neighborhoods of Algiers, as they are some of the most desirable places to live in the city. These areas also tend to have higher rental yields and are popular with tourists.
Currently, there are approximately 180 active Airbnb listings in Algiers, reflecting a dynamic short-term rental market. The average daily rate stands around $57.
You have the opportunity to generate a nice additional income stream then. Based on feedback from online testimonials and data analytics platforms such as AirDNA, Guesty, and Inside Airbnb, people who offer short-term rentals in Algiers can make around $500 per month. Also, the average occupancy rate is estimated at 43%.
Is it worth buying real estate in Algiers then?
Certainly, when it comes to buying property in Algiers, it's a complex decision that heavily depends on your specific circumstances and goals. Algiers does offer some potential advantages for property buyers.
If you're planning to settle down for the long haul, it can provide stability in housing costs, and with Algeria's economy predicted to grow, there could be opportunities for property appreciation. Moreover, the relatively affordable housing prices in Algiers compared to Western cities might catch your attention, especially if you want to own a home in a vibrant, culturally rich location. For those looking to generate rental income or establish financial security, buying property could be a viable path forward, as long as you're prepared for the unique challenges of the Algerian property market.
However, there are significant drawbacks and uncertainties to consider. If your stay in Algiers is temporary, renting is often the more practical choice given the high property price-to-rent ratio. Additionally, currency instability and restrictions on foreign ownership can be real concerns, especially for international investors. The legal landscape is also complicated, with potential disputes over religious land donations and informal settlements lacking legal recognition.
Low rental yields further dampen the appeal for investors looking for significant returns. Furthermore, Algiers' property market is influenced by political stability and economic conditions, making it susceptible to sudden changes.
In essence, buying property in Algiers can be a solid move for some, but it's not without its risks and complexities. Thorough research, consideration of your long-term plans, and a tolerance for potential challenges are essential before diving into this market.
Make sure you understand the real estate market in Algiers
Don't rush into buying the wrong property in Algeria. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.
The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.