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As of September 2025, Algeria's residential property market shows significant price variations across major cities, with average costs ranging from DZD18,000 to DZD120,000 per square meter depending on location and property type.
Understanding Algeria's property prices is crucial whether you're planning to relocate or invest in North African real estate. The market offers opportunities from budget-friendly apartments in secondary cities to premium villas in Algiers' upscale neighborhoods, but navigating the complexities of local regulations, financing options, and hidden costs requires careful planning.
If you want to go deeper, you can check our pack of documents related to the real estate market in Algeria, based on reliable facts and data, not opinions or rumors.
Algeria's residential property market in 2025 shows Algiers leading with prices of $1,770-$2,500 per square meter, while Oran averages $1,100-$1,300 and Constantine offers more affordable options at $700-$1,200 per square meter.
Total purchase costs including fees and taxes add 4-10% to the property value, making a comprehensive budget essential for any buyer considering Algeria's real estate market.
| City | Average Price per Sqm (USD) | 2-Bed Apartment Range | All-in Purchase Costs |
|---|---|---|---|
| Algiers | $1,770-$2,500 | $90,000-$120,000 | +4-10% fees/taxes |
| Oran | $1,100-$1,300 | $77,000-$88,000 | +4-10% fees/taxes |
| Constantine | $700-$1,200 | $45,000-$65,000 | +4-10% fees/taxes |
| Annaba | $600-$1,000 | $35,000-$55,000 | +4-10% fees/taxes |
| Sétif | $500-$800 | $25,000-$45,000 | +4-10% fees/taxes |
What is the current average purchase price for residential property in Algeria, and what additional fees and taxes bring the true "all-in" cost to what amount?
As of September 2025, Algeria's residential property market shows significant regional variations in pricing across major cities.
In Algiers, the capital commands the highest prices at DZD60,000–120,000 per square meter, equivalent to approximately $1,770 per square meter in average areas. Prime neighborhoods like Hydra, El Biar, and Bir Mourad Raïs can exceed $2,500 per square meter, while more affordable suburbs range between $1,200–1,400 per square meter.
Oran, the country's second-largest city, offers more moderate pricing at DZD40,000–80,000 per square meter. City center apartments average around $1,130 per square meter, with 2-bedroom apartments (F3) typically costing between $77,000–88,000. Studios start at approximately $30,000, while luxury villas and large homes can reach $200,000 or more.
Constantine presents the most budget-friendly option among major cities, with prices ranging from DZD30,000–60,000 per square meter, making it significantly more affordable than both Algiers and Oran. Secondary cities like Annaba offer even lower prices at DZD25,000–50,000 per square meter, while smaller cities like Tlemcen, Béjaïa, and Sétif range from DZD18,000–40,000 per square meter.
The "all-in" purchase costs include several mandatory fees and taxes that buyers must budget for beyond the property price. Notary fees range from 1–3% of the property value plus 17% VAT, registration fees add 2.5% of the value (split between buyer and seller), and publication fees contribute approximately 1% of the value. Transfer taxes impose an additional 5% burden on buyers, while agency fees can range from 1–5% and may be split between parties. Combined, these additional costs typically add 4–10% to the total purchase price, meaning buyers should budget an extra $4,000–10,000 for every $100,000 of property value.
How do average prices break down by property type—apartments, villas, townhouses, and new-build versus older stock?
Algeria's residential property market is dominated by apartments in urban centers, with villas and houses becoming more common in suburban and peripheral areas.
In Algiers city center, 1-bedroom apartments typically range from $60,000–80,000, while 2-bedroom apartments (F3) cost between $90,000–120,000. Larger 3-bedroom apartments and above can reach $150,000–180,000. Villas in prime Algiers locations command premium prices from $200,000–400,000, depending on size and specific neighborhood.
Oran's property market shows similar patterns but at lower price points. Studios start around $30,000, with 2-bedroom apartments ranging from $77,000–88,000 in the city center. Larger apartments can reach $100,000–180,000, while villas typically range from $150,000–300,000.
Constantine offers the most affordable options, with 1-bedroom apartments starting around $25,000–50,000, 2-bedroom apartments at $45,000–65,000, and 3-bedroom properties ranging from $60,000–110,000. Villas in Constantine are significantly more affordable, typically ranging from $70,000–180,000.
New-build properties command a premium of 10–25% compared to similar-sized older stock, particularly for AADL (state-financed) projects that offer modern amenities and construction standards. Older properties, including traditional courtyard townhouses, are available at discounts but often require significant renovation investment and may face challenges in resale markets due to changing buyer preferences for modern amenities.
How do prices vary by city and neighborhood, and which areas are the most expensive, up-and-coming, and budget-friendly right now?
Algeria's property market shows dramatic price variations not just between cities, but within neighborhoods of the same metropolitan area.
In Algiers, the most expensive neighborhoods include Hydra, El Biar, and Bir Mourad Raïs, where prices exceed $2,500 per square meter due to their prestigious locations, proximity to embassies, and high-end amenities. Up-and-coming areas like El Madania, Kouba, and El Achour offer growth potential with prices ranging from $1,200–1,800 per square meter, benefiting from new developments and ongoing gentrification. Budget-friendly options in Algiers include El Harrach and peripheral areas, where prices range from $1,000–1,200 per square meter.
Oran's prime real estate centers around the city center and historic Sidi El Houari district, where prices average around $1,130 per square meter. Emerging neighborhoods like Bir El Djir and Ahmed Zabana are experiencing new development activity and represent growth opportunities. Outer areas and post-2010 residential stock offer the most budget-friendly options in the Oran metropolitan area.
Constantine's pricing structure is more straightforward, with the city center and university areas commanding the highest prices, while peripheral neighborhoods offer budget-friendly alternatives for first-time buyers or investors seeking rental properties for students.
It's something we develop in our Algeria property pack.
What is the average price per square meter by area and property type, and how does price scale with surface area?
Price per square meter analysis reveals clear patterns across Algeria's major metropolitan areas and property types.
| Location | Average Price/Sqm (USD) | Prime Areas | Budget Areas |
|---|---|---|---|
| Algiers Center | $1,770 | $2,500+ | $1,200-1,400 |
| Oran Center | $1,130 | $1,300+ | $700-800 |
| Constantine | $900 | $1,200 | $700-800 |
| Annaba | $750 | $1,000 | $600-700 |
| Sétif | $650 | $800 | $500-600 |
New construction typically commands a 10–25% premium over older stock due to modern amenities, better construction standards, and compliance with current building codes. This premium is most pronounced in Algiers and Oran, where buyers are willing to pay significantly more for move-in ready properties.
Price scaling with surface area follows predictable patterns: larger properties often have lower per-square-meter costs but higher total prices. For example, a 3-bedroom apartment or villa may cost less per square meter than a 1-bedroom unit in the same building or neighborhood, but the total investment required is substantially higher.
What are realistic example total purchase budgets for a 1-bed, 2-bed, and 3-bed in Algiers, Oran, and Constantine?
Realistic purchase budgets must account for both property prices and additional transaction costs that add 4–10% to the total investment.
| Property Type | Algiers | Oran | Constantine |
|---|---|---|---|
| 1-bedroom Apartment | $70,000 + $2,800-7,000 fees | $40,000 + $1,600-4,000 fees | $27,000 + $1,100-2,700 fees |
| 2-bedroom Apartment | $110,000 + $4,400-11,000 fees | $85,000 + $3,400-8,500 fees | $55,000 + $2,200-5,500 fees |
| 3-bedroom Apartment | $155,000 + $6,200-15,500 fees | $125,000 + $5,000-12,500 fees | $95,000 + $3,800-9,500 fees |
| Villa/House | $250,000-400,000 + fees | $200,000-300,000 + fees | $120,000-180,000 + fees |
For prime neighborhoods in Algiers, buyers should expect prices 20–30% higher than these baseline figures. Hydra, El Biar, and Bir Mourad Raïs command premium pricing that can push a 2-bedroom apartment budget from $110,000 to $140,000 or more before fees.
These budgets assume standard properties in decent condition and include the typical range of transaction costs buyers encounter in Algeria's property market.
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How have average prices changed over the last 1 year and 5 years, and what does the inflation-adjusted trend look like?
Algeria's residential property market has experienced mixed performance over recent years, with significant variations between cities and property types.
Over the past year (2024-2025), Algiers experienced a 7.2% year-over-year price increase, though the market is now showing signs of stabilization with some areas experiencing corrections of up to 15% from peak levels. This volatility reflects broader economic uncertainties and currency fluctuations affecting the local market.
Oran's market underwent a correction in 2022 but has since recovered to show moderate growth patterns. The city's more affordable pricing relative to Algiers has attracted increased buyer interest, supporting gradual price appreciation in desirable neighborhoods.
Looking at the five-year trend, inflation-adjusted returns show flat to gently rising patterns across most markets. The Algerian dinar's depreciation against major international currencies has created an interesting dynamic where local currency prices may rise while USD or Euro equivalent values remain more stable or grow slowly.
Regional variations within this trend are significant: prime neighborhoods in Algiers and central Oran have outperformed peripheral areas, while secondary cities have struggled with oversupply issues that have kept price growth modest despite general inflationary pressures.
What is the price outlook for the next 1, 5, and 10 years, and what key assumptions drive that forecast?
Algeria's property market outlook reflects both opportunities and challenges tied to economic reforms and demographic trends.
For the next year, prime areas in Hydra, Bir Mourad Raïs, and central Oran are expected to see 3–7% growth, driven by limited supply of high-quality properties and steady demand from affluent buyers. However, most other areas are projected to remain stable or flat, as oversupply concerns and economic uncertainty dampen broader market enthusiasm.
The five-year outlook anticipates moderate appreciation driven by key demographic factors including urban migration and infrastructure development. New government programs supporting homeownership could provide upward pressure on prices, though this will be offset by the risk of oversupply if construction continues to outpace job growth in many markets.
Over ten years, real returns will largely depend on macroeconomic reforms, particularly policies regarding foreign investment liberalization and Algerian dinar stability. Prime real estate in Algiers and Oran is expected to outperform peripheral and secondary city properties, as these markets benefit from better infrastructure, employment opportunities, and international connectivity.
Key assumptions driving these forecasts include continued urbanization trends, gradual economic diversification away from oil dependence, and potential reforms to property ownership laws that could attract more foreign investment to the market.
How do Algeria's major city prices compare with similar regional cities on total price and price per square meter?
Algeria's property market pricing sits competitively within the North African and Middle Eastern regional context.
| City | Price per Sqm (USD) | 2-Bed Apartment Range | Regional Position |
|---|---|---|---|
| Algiers | $1,770-2,500 | $100,000-160,000 | Mid-tier premium |
| Casablanca | $1,900-2,700 | $120,000-170,000 | Regional leader |
| Tunis | $1,000-1,800 | $75,000-130,000 | Competitive peer |
| Cairo | $900-2,000 | $60,000-170,000 | Wide range |
| Oran | $1,100-1,300 | $70,000-100,000 | Budget-friendly |
Algiers pricing is competitive with Tunis and positioned slightly below Casablanca and prime Cairo locations, making it an attractive option for regional investors seeking exposure to North African real estate. Oran offers particularly compelling value compared to similar secondary cities in Morocco and Tunisia.
This positioning reflects Algeria's economic potential while acknowledging current market limitations including currency restrictions and foreign investment barriers that keep prices below regional leaders like Casablanca.
What mortgage options are available to residents and foreigners, what are the current interest rates and typical loan-to-value limits, and what would monthly payments look like on the example purchases?
Algeria's mortgage market offers limited but accessible financing options for residents, while foreigners face significant restrictions.
Algerian residents can access mortgages with average interest rates around 8%, loan terms ranging from 2–20 years, and down payment requirements of 20–30% or more. Loan-to-value ratios typically max out at 70–80% for qualified borrowers with stable employment and income documentation.
For a typical example, a 15 million DZD loan over 15 years at 8% interest would require monthly payments of approximately DZD143,500, equivalent to about $1,050 per month. A more practical example for international buyers: a $100,000 property purchase in Algiers with 25% down would require a $75,000 loan, resulting in monthly payments of approximately $715 over 15 years at 8% interest.
Foreign buyers face much more restrictive options, with mortgages rarely available unless they have long-term resident status. Most international buyers must rely on cash purchases, which limits market participation but also means no financing costs or interest rate risk.
When mortgages are available to foreigners, rates typically range from 6–8% with strict documentation requirements including proof of income, tax returns, and sometimes local guarantors. LTV limits are often lower for foreign borrowers, requiring larger down payments of 30–40% or more.
It's something we develop in our Algeria property pack.
If buying to live in, which areas and property types are the smartest choices today for different budgets and lifestyles, and why?
Choosing the right area and property type in Algeria depends heavily on budget, lifestyle preferences, and long-term plans.
High-budget professionals and expatriates should consider Hydra, Bir Mourad Raïs in Algiers, or Sidi El Houari in Oran, focusing on villas or larger new apartments that offer modern amenities, security, and proximity to international businesses and embassies. These areas command premium prices but provide the infrastructure and services that international residents typically require.
Middle-class families benefit most from areas like Kouba and El Madania in Algiers, or Bir El Djir in Oran, where 2–3 bedroom apartments in new developments offer good value. These neighborhoods provide access to schools, shopping, and transportation while maintaining reasonable pricing and strong community infrastructure.
Budget-conscious buyers and first-time homeowners should consider Sétif, the periphery of Constantine, Tlemcen, or Annaba for the most affordable options. Within major cities, older apartments in safe but non-prime districts of Algiers or Oran can provide good value, though buyers should budget for potential renovation costs.
New construction is generally recommended over older stock due to better building standards, modern utilities, and reduced maintenance requirements, particularly important given the climate and infrastructure challenges in some areas.
Location factors to prioritize include proximity to work or business centers, access to reliable utilities and internet, security considerations, and future development plans that could affect property values and livability.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Algeria versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
If buying to rent out, what gross and net yields can you expect for short-term versus long-term rentals by area, and what regulations and taxes apply?
Algeria's rental market offers different opportunities depending on rental strategy and location choice.
Gross rental yields in central Algiers typically range from 6–8%, with slightly lower returns in other major cities like Oran and Constantine at 4–6%. These yields reflect the balance between property prices and achievable rental rates in each market.
Short-term vacation rentals can generate higher returns but require much more active management and compliance with local regulations. Permit and fiscal compliance requirements are strict, and owners must navigate local tax obligations that can significantly impact net returns. Many short-term rental operators find the regulatory burden challenging without local expertise.
Long-term rentals provide more stable income streams with regulated rent increases, making them attractive for passive investors. However, landlord-tenant laws provide strong protections for tenants, which can make problematic tenants difficult to remove and require careful tenant screening.
Tax obligations for rental property owners include annual property taxes based on assessed value and location, plus income taxes on rental receipts ranging from 7–15% depending on the tax regime chosen. Professional property management services are available but typically cost 8–12% of rental income.
The most successful rental investments target areas with strong employment bases, university populations, or business centers where rental demand remains consistent regardless of economic fluctuations.
If buying to resell later, where are the strongest value-add or appreciation opportunities, what hold period makes sense, and what transaction costs will you face on exit?
Algeria's property market offers several value-add and appreciation strategies for investors willing to take a longer-term approach.
The strongest upside opportunities exist in emerging neighborhoods like El Madania, Bir El Djir, and Ahmed Zabana, where new urban development zones are driving gentrification and infrastructure improvements. Renovation of older stock in these gentrifying districts can provide significant value-add potential for investors with renovation expertise and capital.
A hold period of 5+ years is typically required for meaningful capital gains, due to both market dynamics and the high transaction costs associated with property sales in Algeria. The 4–10% transaction costs on purchase make rapid resale strategies unattractive and unprofitable in most circumstances.
Exit transaction costs include the seller's share of registration fees (2.5% of sale price) plus agency commissions if a real estate agent is used for the sale. These costs, combined with purchase transaction costs, mean that properties must appreciate significantly to generate positive returns on shorter hold periods.
Value-add strategies that work well in Algeria include purchasing older properties in good locations and upgrading them to modern standards, buying in areas where infrastructure improvements are planned, and targeting properties that can be converted to higher-value uses like short-term rentals in tourist areas.
Market timing considerations favor patient investors who can wait for optimal selling conditions rather than being forced to sell during market downturns or periods of economic uncertainty.
It's something we develop in our Algeria property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Algeria's residential property market in 2025 presents both opportunities and challenges for buyers and investors, with significant price variations across cities and neighborhoods requiring careful market analysis.
Success in Algeria's property market depends on understanding local regulations, transaction costs, and market dynamics while maintaining realistic expectations about returns and holding periods in this developing market.
Sources
- Sands of Wealth - Average House Price in Algeria
- Sands of Wealth - Algiers Price Forecasts
- Aparthotel Algeria Analysis
- Sands of Wealth - Oran Property Market
- Sands of Wealth - Moving to Algeria Property Guide
- Numbeo Property Investment Algeria
- Statista Algeria Real Estate Outlook
- Global Property Guide Algeria