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Property prices in Oran have experienced remarkable growth, with the city center apartments averaging €1,360 per square meter and luxury coastal properties reaching up to €1,800 per square meter as of September 2025. The Oran real estate market shows strong momentum with a 24.9% price increase recorded in 2024 alone, making it an attractive destination for both investors and homebuyers.
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Property prices in Oran range from €650 per square meter in outer areas to €1,800 per square meter for luxury coastal properties, with typical family apartments (F3) in the city center costing $77,000-$88,000.
The market shows strong growth potential with emerging districts like Bir El Djir and Ahmed Zabana offering excellent investment opportunities, while rental yields average 5-7% in prime locations.
| Property Type | Price Range (USD) | Price per m² (DZD) | Best Districts |
|---|---|---|---|
| Studio/F2 Apartment | $30,000 - $60,000 | 140,000 - 170,000 | Outer suburbs, Student areas |
| F3 Family Apartment | $70,000 - $100,000 | 150,000 - 200,000 | City center, Bir El Djir |
| F4/F5 Luxury Apartment | $100,000 - $200,000 | 180,000 - 220,000+ | Sidi El Houari, Eckmühl |
| House/Villa | $150,000+ | 220,000 - 280,000 | Coastal areas, Prime suburbs |
| Luxury Coastal Property | $200,000+ | Up to 280,000 | Coastal districts |
What's the current average property price in Oran?
The average property price in Oran varies significantly based on location and property type as of September 2025.
City center apartments cost approximately €1,360 per square meter (150,000-200,000 DZD/m²), while properties outside the center average €708 per square meter (140,000-170,000 DZD/m²). A typical F3 apartment (70-90m²) in the city center ranges from $77,000 to $88,000.
Luxury coastal properties command the highest prices, reaching up to €1,800 per square meter (280,000 DZD/m²). Houses and villas generally start at $150,000, with premium properties often exceeding $200,000. Studios in outer areas begin at approximately $30,000.
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How do prices differ between apartments, houses, and villas?
Property prices in Oran show clear distinctions across different housing types, reflecting varying market segments and buyer preferences.
Apartments represent the most accessible entry point, with studios and F2 units ranging from $30,000 to $60,000 (140,000-170,000 DZD/m²). F3 family apartments cost between $70,000 and $100,000, while luxury F4/F5 apartments can reach $200,000 in prime locations.
Houses and villas occupy the premium segment, starting at $150,000 and frequently surpassing $200,000 for luxury properties. These properties typically offer 220,000-280,000 DZD per square meter, with coastal and suburban villas commanding the highest premiums.
The price differential reflects not only size but also location, amenities, and exclusivity factors that appeal to different buyer demographics.
What are the average prices in the main districts of Oran?
Oran's district pricing follows a clear hierarchy from premium central areas to affordable suburban zones.
| District Category | Price Range (DZD/m²) | Price Range (EUR/m²) | Notable Areas |
|---|---|---|---|
| Most Expensive - City Center | 180,000 - 200,000 | €1,360 | Sidi El Houari, Eckmühl, El Hamri |
| Luxury Coastal Areas | 190,000 - 220,000 | €1,200 - €1,400 | Coastal districts |
| Prime Luxury Suburbs | Up to 280,000 | Up to €1,800 | Exclusive suburban areas |
| Mid-Range Emerging | 160,000 - 185,000 | €900 - €1,100 | Bir El Djir, Ahmed Zabana |
| Affordable Areas | 120,000 - 165,000 | €550 - €850 | Student areas, Outer suburbs |
How much does the price per square meter vary by property type and location?
Price per square meter in Oran demonstrates significant variation based on both property characteristics and geographical positioning.
City center apartments command 180,000-200,000 DZD per square meter for prime locations, while similar properties outside the center cost 140,000-170,000 DZD per square meter. This represents approximately a 30% price premium for central locations.
Coastal and luxury properties reach the market's peak at 220,000-280,000 DZD per square meter, reflecting their premium positioning and desirability. Suburban areas offer entry-level pricing at 120,000-150,000 DZD per square meter, making them attractive for first-time buyers.
The price variance spans from €550 per square meter in affordable suburbs to €1,800 per square meter for luxury coastal properties, demonstrating the market's broad range of options.
What are some concrete examples of recent purchase prices?
Recent property transactions in Oran provide clear benchmarks for current market pricing across different segments.
A 148-square-meter house was recently listed at $195,938, representing the suburban to luxury house segment. Studio apartments outside the city center start at approximately $30,000, offering an accessible entry point for first-time buyers or investors.
Typical F3 apartments in the city center range from $77,000 to $88,000, while luxury F4/F5 units in prime neighborhoods can reach up to $200,000. These examples reflect the market's current pricing structure across different property types and locations.
These concrete figures demonstrate the range of investment opportunities available, from budget-conscious options to premium acquisitions.
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What's the typical total cost including fees, taxes, and notary costs?
The total cost of purchasing property in Oran extends beyond the listed price to include various mandatory fees and taxes.
Notary fees typically range from 2-3% of the purchase price, while registration taxes add another 1-2%. Additional property transfer taxes and administrative costs bring the total additional expenses to approximately 4-7% of the property's purchase price.
For a $100,000 property, buyers should budget an additional $4,000-$7,000 for these mandatory costs. This calculation helps buyers understand their true investment requirement and avoid unexpected expenses during the purchase process.
Always verify specific rates at the time of purchase, as fees can vary based on property type and current regulations.
How do financing options and mortgage rates impact the final cost?
Financing costs in Oran's property market reflect current Algerian banking conditions and government support programs.
Average mortgage rates stand at approximately 6.5% fixed for 20-year terms as of September 2025, with down payments typically requiring 20-30% of the property value. Government programs exist to support first-time buyers and affordable housing initiatives.
For a $100,000 property with a 20% down payment ($20,000), the monthly payment on an $80,000 mortgage would be approximately $590 over 20 years. Total interest paid would amount to roughly $61,600 over the loan term.
Current rates are considered moderate and manageable, particularly for cash buyers or those qualifying for government assistance programs.
What are the best areas and property types for living?
The optimal areas for living in Oran depend on lifestyle preferences, budget, and proximity to amenities and employment centers.
Prime city center locations including Sidi El Houari, Eckmühl, and El Hamri offer excellent urban living with access to restaurants, shopping, and cultural attractions. Modern apartments in emerging areas like Bir El Djir and Ahmed Zabana provide excellent value with good amenities and future growth potential.
For families, F3 apartments in established neighborhoods offer the best balance of space, location, and amenities. Young professionals and students often prefer F2 units in areas with good transportation links and lower living costs.
Coastal areas appeal to those seeking lifestyle benefits, though they come with premium pricing. Each area offers distinct advantages depending on individual priorities and circumstances.
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's the outlook for short-term versus long-term rentals?
Rental income opportunities in Oran vary significantly between short-term and long-term strategies, each offering distinct advantages and challenges.
Short-term rentals (Airbnb and similar platforms) perform best in central and coastal districts, particularly during summer and high tourist seasons. These properties can achieve yields above the 5-7% average, but require active management and seasonal demand fluctuations.
Long-term rentals provide steadier income streams in student areas, professional districts, and new developments. While yields may be slightly lower in non-prime areas, they offer reduced management requirements and more predictable cash flows.
City center and coastal areas consistently deliver the highest rental yields at 5-7%, making them attractive for both rental strategies depending on investor preferences and management capabilities.
Which neighborhoods show the best growth potential for resale?
Oran's real estate market shows distinct growth patterns that favor certain neighborhoods and property types for capital appreciation.
City center and coastal properties demonstrate the highest historical appreciation, with recent 24.9% year-over-year growth in prime areas as of 2024. These locations benefit from limited supply and sustained demand from both residents and investors.
Emerging districts like Bir El Djir and Ahmed Zabana represent high-upside opportunities due to new infrastructure development and rapid area transformation. Modern apartments with amenities consistently outperform traditional housing stock across all neighborhoods.
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Investors focusing on capital growth should prioritize these emerging areas while maintaining exposure to established prime locations for balanced portfolio performance.
How have property prices changed over recent years?
Oran's property market has experienced remarkable growth over both short-term and medium-term periods, outpacing many regional markets.
Over the past five years, cumulative price growth has exceeded 50%, indicating strong sustained demand and market momentum. The most dramatic movement occurred in 2024, with a massive 24.9% price increase from June 2023 to June 2024.
This recent surge reflects multiple factors including improved infrastructure, increased investor interest, and general economic development in the region. The growth rate has stabilized at high but more moderate levels entering 2025.
These trends position Oran as one of Algeria's fastest-growing property markets, though buyers should expect more normalized growth rates going forward.
What are the forecasts for property prices over the next 1, 5, and 10 years?
Property price forecasts for Oran indicate continued growth at more sustainable rates compared to the exceptional 2024 performance.
For 2025-2026, expected annual growth ranges from 3-7%, representing a moderation from the 24.9% surge but still indicating healthy market expansion. This adjustment reflects incoming new supply and balanced demand conditions.
The 2030 outlook maintains a sustained upward trajectory driven by ongoing urbanization, infrastructure improvements, and strong demographic growth. However, new supply developments may temper extreme price gains experienced in recent years.
Relative to similar large cities in the region, Oran offers better value and higher rental yields than Algiers, positioning it as an attractive regional opportunity for both capital growth and rental income strategies.
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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.
Oran's property market presents compelling opportunities across multiple price points and investment strategies.
From affordable studios at $30,000 to luxury coastal properties exceeding $200,000, the market offers options for diverse buyer profiles while maintaining strong growth potential and attractive rental yields.