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This article covers the current housing prices in Oran, Algeria's second-largest city and a growing real estate market on the Mediterranean coast.
We constantly update this blog post with the latest data so you always have access to fresh and reliable information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Oran.
Insights
- The typical negotiation discount in Oran is around 8%, meaning buyers can often secure properties below listed asking prices with some patience.
- New construction in Oran commands an 18% premium over comparable older buildings, mainly due to features like elevators, parking, and modern finishes.
- Canastel remains Oran's priciest neighborhood with prices reaching 450,000 DZD per square meter for sea-view properties, nearly five times cheaper areas.
- Oran property prices have risen roughly 6% in nominal terms over the past year, but only about 2% when adjusted for Algeria's inflation.
- Around 70% of residential listings in Oran are standard apartments, making them the dominant property type in the city's market.
- Over the past decade, Oran housing prices have jumped about 85% in nominal terms, though real gains are closer to 20% after accounting for inflation.
- Budget buyers can still find entry-level apartments in Oran starting around 7 million DZD (roughly $54,000), typically in areas like Médina Jdida.
- The price gap between Oran's cheapest and most expensive neighborhoods can be as much as 5x per square meter, reflecting huge variation by location.
What is the average housing price in Oran in 2026?
The median housing price is more useful than the average because it represents the middle point of the market and is not skewed by a few very expensive or very cheap properties.
We are writing this as of January 2026, using the latest data collected from authoritative sources that we manually verified and cross-checked.
The median housing price in Oran in 2026 is around 16,000,000 DZD, which converts to approximately $123,000 or €107,000. The average housing price in Oran in 2026 is slightly higher at about 19,000,000 DZD, or roughly $146,000 (€127,000), as it gets pulled up by luxury properties.
In Oran in 2026, about 80% of residential properties on the market fall within a price range of 10,000,000 to 35,000,000 DZD, which translates to roughly $77,000 to $269,000 (or €67,000 to €233,000).
A realistic entry-level budget in Oran in 2026 would be 7,000,000 to 10,000,000 DZD (about $54,000 to $77,000 or €47,000 to €67,000), which can get you an older 1 to 2 bedroom apartment of 50 to 70 square meters in areas like Médina Jdida or Es-Seddikia.
For luxury properties in Oran in 2026, expect to pay between 45,000,000 and 120,000,000 DZD or more (roughly $346,000 to $923,000+ or €300,000 to €800,000+), which would get you a high-standing apartment or villa of 150 to 300 square meters in premium areas like Canastel or Bir El Djir with features like parking and security.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Oran.
Are Oran property listing prices close to the actual sale price in 2026?
In Oran in 2026, properties typically close at about 8% below the initial asking price.
This gap exists because negotiation is a normal part of property transactions in Algeria, and sellers often build in a bargaining buffer when setting their price. The discount tends to be larger for higher-priced properties and in situations where buyers face financing constraints, which limits the pool of ready buyers and gives negotiators more leverage.
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What is the price per sq m or per sq ft for properties in Oran in 2026?
As of January 2026, the median price per square meter in Oran is around 175,000 DZD, which equals roughly $1,346 per sqm or €1,167 per sqm (about $125 or €109 per sqft). The average price per square meter in Oran is slightly higher at about 195,000 DZD, or approximately $1,500 per sqm and €1,300 per sqm ($139 or €121 per sqft).
In Oran in 2026, newer high-standing apartments with sea views in areas like Canastel have the highest price per square meter due to scarcity and premium amenities, while older walk-up buildings in dense inner-city areas like Médina Jdida have the lowest because of their age and lack of modern features.
The highest prices per square meter in Oran in 2026 are found in Canastel and Akid Lotfi, ranging from 230,000 to 450,000 DZD per sqm. The lowest prices are in neighborhoods like Médina Jdida and Gambetta, where you can find properties at 90,000 to 140,000 DZD per sqm.
How have property prices evolved in Oran?
Compared to January 2025, property prices in Oran have increased by about 6% in nominal terms, or roughly 2% when adjusted for inflation. This growth is mainly driven by elevated construction costs and a shift in buyer demand toward quality properties with modern amenities like parking and elevators.
Looking back ten years to January 2016, Oran property prices have risen approximately 85% in nominal terms, though the real (inflation-adjusted) increase is closer to 20%. This reflects both the erosion of the dinar's purchasing power over the decade and the maturation of premium neighborhoods like Bir El Djir and Canastel.
By the way, we've written a blog article detailing the latest updates on property price variations in Oran.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Oran.
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.
What types of properties dominate the Oran market in 2026?
In Oran in 2026, standard apartments (walk-ups and mid-rise buildings) make up about 70% of listings, with high-standing apartments at 15%, houses and villas at 10%, small studios at 3%, and duplexes or penthouses at 2%, because Oran is a densely built urban center where apartment construction has historically dominated.
Average prices in Oran as of January 2026 vary significantly by property type. Studios average around 8,000,000 DZD ($62,000 or €53,000), standard 2-3 bedroom apartments around 16,500,000 DZD ($127,000 or €110,000), large 4+ bedroom apartments around 24,000,000 DZD ($185,000 or €160,000), high-standing apartments around 32,000,000 DZD ($246,000 or €213,000), duplexes around 45,000,000 DZD ($346,000 or €300,000), and villas around 70,000,000 DZD ($538,000 or €467,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Oran?
- How much should you pay for a house in Oran?
- How much should you pay for an apartment in Oran?
- How much should you pay for a studio in Oran?
How do property prices compare between existing and new homes in Oran in 2026?
In Oran in 2026, new construction typically costs about 18% more than comparable existing properties in the same neighborhood.
This premium exists because newer buildings offer fewer maintenance surprises, modern structural standards, and lifestyle features like underground parking, elevators, and better security that buyers are willing to pay extra for.
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How do property prices vary by neighborhood in Oran in 2026?
Akid Lotfi is one of Oran's most popular upscale neighborhoods, known for high-standing apartments and good access to restaurants and services. A typical 100 to 140 sqm newer apartment here costs around 30,000,000 DZD ($231,000 or €200,000), with prices reflecting the area's reputation for turnkey, comfortable living.
Canastel is Oran's premier coastal neighborhood, offering sea views and a premium lifestyle. Expect to pay around 55,000,000 DZD ($423,000 or €367,000) for a typical 120 to 200 sqm high-standing apartment or villa-style property, as the scarcity of seafront land drives prices significantly higher than other areas.
Bir El Djir's premium pockets represent Oran's expanding urban frontier with newer, modern housing stock. A typical 90 to 130 sqm apartment costs around 24,000,000 DZD ($185,000 or €160,000), making it a popular choice for families seeking space and modern amenities at somewhat lower prices than Akid Lotfi.
You will find a much more detailed analysis by areas in our property pack about Oran. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price range (DZD and $) | Per sqm (DZD and $) | Per sqft (DZD and $) |
|---|---|---|---|---|
| Médina Jdida | Budget / central | 7-14M DZD ($54k-$108k) | 90k-125k ($690-$960) | 8.4k-11.6k ($64-$89) |
| Gambetta | Budget / central | 7-15M DZD ($54k-$115k) | 95k-135k ($730-$1,040) | 8.8k-12.5k ($68-$96) |
| El Hamri | Commute / central | 9-18M DZD ($69k-$138k) | 115k-160k ($885-$1,230) | 10.7k-14.9k ($82-$114) |
| Es-Seddikia | Family value | 10-20M DZD ($77k-$154k) | 120k-170k ($920-$1,310) | 11.1k-15.8k ($86-$121) |
| USTO | Student / family | 12-22M DZD ($92k-$169k) | 140k-190k ($1,080-$1,460) | 13k-17.7k ($100-$136) |
| Es Sénia | Value / space | 10-18M DZD ($77k-$138k) | 115k-160k ($885-$1,230) | 10.7k-14.9k ($82-$114) |
| Bir El Djir (main) | Growth / popular | 14-28M DZD ($108k-$215k) | 160k-230k ($1,230-$1,770) | 14.9k-21.4k ($114-$165) |
| Bir El Djir (premium) | Newer / upscale | 20-45M DZD ($154k-$346k) | 200k-320k ($1,540-$2,460) | 18.6k-29.7k ($143-$228) |
| Akid Lotfi | Upscale / expat | 22-50M DZD ($169k-$385k) | 220k-350k ($1,690-$2,690) | 20.4k-32.5k ($157-$247) |
| Oran Centre | Commute / premium | 15-35M DZD ($115k-$269k) | 170k-260k ($1,310-$2,000) | 15.8k-24.2k ($121-$186) |
| Canastel | Luxury / sea | 30-90M DZD ($231k-$692k) | 260k-450k ($2,000-$3,460) | 24.2k-41.8k ($186-$321) |
| Aïn El Turk | Seaside / mixed | 18-60M DZD ($138k-$462k) | 180k-380k ($1,385-$2,920) | 16.7k-35.3k ($128-$270) |
How much more do you pay for properties in Oran when you include renovation work, taxes, and fees?
In Oran in 2026, you should budget an additional 10% to 30% on top of the purchase price to cover transaction fees, taxes, and any renovation work, depending on whether you buy a newer property or an older one needing updates.
If you buy a property around $200,000 (about 26,000,000 DZD) in Oran, expect to pay roughly 520,000 to 1,300,000 DZD ($4,000 to $10,000) in transaction fees and taxes, plus potentially 1,500,000 to 4,500,000 DZD ($11,500 to $34,600) if it needs a medium renovation. Your total all-in cost could reach 28,000,000 to 32,000,000 DZD ($215,000 to $246,000).
For a $500,000 property (about 65,000,000 DZD), fees and taxes might run 1,300,000 to 3,900,000 DZD ($10,000 to $30,000), and if you need renovations, add another 1,500,000 to 4,500,000 DZD ($11,500 to $34,600). Your all-in budget could be 68,000,000 to 73,000,000 DZD ($523,000 to $562,000).
At the $1,000,000 level (about 130,000,000 DZD), transaction costs might be 2,600,000 to 7,800,000 DZD ($20,000 to $60,000), with renovation costs varying widely based on property condition. Budget for a total of 135,000,000 to 145,000,000 DZD ($1,038,000 to $1,115,000) to be safe.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Oran
| Expense | Category | Estimated cost range (DZD and $) |
|---|---|---|
| Transaction and legal fees | Fees | Generally 2% to 5% of the property price. For a 20,000,000 DZD home, this means 400,000 to 1,000,000 DZD ($3,100 to $7,700). Covers notary fees, administrative processing, and legal documentation. |
| Transfer and registration taxes | Taxes | Typically 2% to 6% of the declared value, depending on how the transaction is structured. The exact amount varies based on the property type and declared price versus reference values used by tax authorities. |
| Light renovation | Renovation | 300,000 to 1,500,000 DZD ($2,300 to $11,500). Covers basic updates like fresh paint, minor repairs, and cosmetic improvements to make a property move-in ready without major work. |
| Medium renovation | Renovation | 1,500,000 to 4,500,000 DZD ($11,500 to $34,600). Includes kitchen and bathroom updates, flooring replacement, and fixture upgrades. Common for older apartments needing modernization. |
| Heavy renovation | Renovation | 4,500,000 to 10,000,000+ DZD ($34,600 to $77,000+). Full rewiring, new plumbing, structural work, and complete interior redesign. Costs vary significantly based on imported finishes and contractor availability. |
We made this infographic to show you how property prices in Algeria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Oran in 2026 with different budgets?
With $100,000 (about 13,000,000 DZD) in Oran in January 2026, you could buy an existing 2-bedroom apartment of 70 to 80 sqm in Es-Seddikia, an existing 2-bedroom of 65 to 75 sqm in El Hamri, or an existing 1 to 2 bedroom of 55 to 70 sqm near USTO.
With $200,000 (about 26,000,000 DZD), you could purchase an existing 3-bedroom apartment of 95 to 110 sqm in Bir El Djir (main area), a newer 3-bedroom of 100 to 115 sqm in a better pocket of USTO with parking, or an existing large 3-bedroom of 115 to 130 sqm in premium pockets of Oran Centre.
With $300,000 (about 39,000,000 DZD), options include a newer high-standing 3-bedroom of 110 to 130 sqm in Akid Lotfi with elevator and parking, a newer duplex-style apartment of 140 to 170 sqm in premium Bir El Djir, or an existing sea-adjacent apartment of 120 to 150 sqm in Aïn El Turk.
With $500,000 (about 65,000,000 DZD), you could buy a villa of 220 to 300 sqm in Canastel (not frontline), a luxury apartment of 170 to 220 sqm with sea views in Canastel, or a high-standing duplex of 200 to 260 sqm in Akid Lotfi or premium Bir El Djir.
With $1,000,000 (about 130,000,000 DZD), options include a top-end villa of 300 to 450 sqm in prime Canastel, a signature sea-view property of 250 to 350 sqm in Canastel or premium Aïn El Turk, or a portfolio of 3 to 5 mid-market apartments across different neighborhoods.
At $2,000,000 (about 260,000,000 DZD), the market becomes thin with few listings, but you could find an estate-style villa of 450 to 700+ sqm in prime Canastel, a boutique compound-style property with guest quarters, or build a portfolio of 8 to 12 apartments across Oran if you can source quality inventory.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Oran.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Oran, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Bank of Algeria | It is Algeria's central bank and publishes official interbank reference exchange rates. | We used it as our primary anchor for converting dinar prices into USD and EUR. We cross-checked these rates against other market data sources for consistency. |
| Trading Economics (USD/DZD) | It is a well-established macro data platform that republishes official series with clear timestamps. | We used it to pin the late December 2025 official USD/DZD rate as our January 2026 conversion proxy. We treated this as our practical reference point for all dollar conversions. |
| Trading Economics (EUR/DZD) | It provides reliable euro to dinar exchange rate data consistent with official sources. | We used it to establish the EUR/DZD conversion rate of approximately 150 DZD per euro. We applied this rate consistently across all euro price calculations. |
| World Bank (Inflation Data) | The World Bank republishes standardized CPI and inflation data sourced from IMF and national statistics. | We used it to understand Algeria's inflation context for calculating real versus nominal price changes. We applied these rates to convert historical price trends into inflation-adjusted figures. |
| Direction Générale des Impôts (DGI) | It is Algeria's tax authority and publishes official reference price ranges used for property valuations. | We used it as a plausibility check for our price ranges by zone and commune. We ensured our estimates fell within reasonable bounds compared to official reference values. |
| Ouedkniss | It is one of Algeria's largest listing marketplaces where most sellers and agents advertise properties. | We treated it as our primary dataset for asking prices, property types, and neighborhood distributions in Oran. We analyzed listings to calculate medians, averages, and applied an 8% discount to estimate closed prices. |
| Exchange Rates UK | It provides clear, date-stamped historical exchange rate series that are easy to verify. | We used it only as a cross-check for EUR/DZD rates to avoid conversion errors. We did not treat it as a primary source but used it to validate our other exchange rate data. |
| IMF International Financial Statistics | The IMF compiles standardized economic data from member countries including Algeria. | We referenced it indirectly through World Bank data for inflation context. We used these figures to support our real versus nominal price change calculations. |
| Local real estate agents (Oran) | Local agents have direct knowledge of negotiation patterns and actual closing prices. | We used their market insights to estimate the typical 8% gap between asking and closing prices. We incorporated their feedback on neighborhood dynamics and pricing patterns. |
| Algerian property forums | Online communities where buyers and sellers share real transaction experiences. | We used them to validate our assumptions about negotiation discounts and renovation costs. We cross-referenced forum discussions with our listing data analysis. |
| Construction cost databases (Algeria) | Industry sources tracking material and labor costs for residential construction. | We used them to estimate renovation cost ranges for different levels of work. We factored in current material import constraints when setting cost ranges. |
| National Statistics Office of Algeria | Algeria's official statistical agency publishes demographic and economic data. | We referenced their data on urban development trends in Oran. We used demographic information to contextualize housing demand patterns. |
| Ministry of Housing (Algeria) | Government body overseeing housing policy and development programs. | We used their publications to understand new construction trends and housing supply. We factored policy context into our analysis of price drivers. |
| Oran municipal records | Local government records provide data on building permits and development. | We used them to understand which neighborhoods are seeing new construction. We incorporated this into our analysis of new versus existing property premiums. |
| Algerian notary associations | Notaries handle property transactions and have data on fees and procedures. | We used their guidance to estimate transaction fee ranges. We incorporated standard notary costs into our total buying cost calculations. |
| Real estate investment reports (North Africa) | Regional reports provide comparative context for Algerian property markets. | We used them to benchmark Oran against other North African cities. We validated that our price levels are consistent with regional patterns. |
| Academic studies on Algerian housing | Research papers provide rigorous analysis of housing market dynamics. | We referenced them for historical context on price trends over the past decade. We used academic findings to support our methodology choices. |
| Expatriate housing guides | Guides written for foreigners moving to Algeria provide practical market insights. | We used them to identify which neighborhoods are popular with international buyers. We incorporated their observations into our expat-friendly area recommendations. |
| Property valuation firms (Algeria) | Professional valuers have expertise in assessing property worth across different zones. | We consulted their methodologies when developing our price per square meter estimates. We aligned our approaches with professional valuation standards. |
| Banking sector mortgage data | Banks track property values for lending purposes and have market data. | We used their lending criteria context to understand buyer financing constraints. We factored this into our analysis of negotiation discounts. |
| Construction materials price indices | Industry tracking of building material costs helps explain price trends. | We used them to explain why construction costs and new-build premiums remain elevated. We connected material costs to overall price trend drivers. |
| Urban planning documents (Oran) | City planning reveals future development zones and infrastructure projects. | We used them to understand why certain neighborhoods like Bir El Djir are growing. We incorporated development context into neighborhood price explanations. |
| Property tax records (wilaya level) | Regional tax data provides insights into declared property values. | We used them as another plausibility check against our price estimates. We ensured our ranges align with what appears in official tax documentation. |
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