How much for a property in Oran now?

Authored by the expert who managed and guided the team behind the Algeria Property Pack

Everything you need to know before buying real estate is included in our Algeria Property Pack

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Oran. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At Sands of Wealth, we explore the Algerian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Oran, Algiers, and Constantine. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What type of property should you target in Oran—apartment, house, new-build, or land?

Apartments dominate Oran's residential market and offer the most liquidity and rental potential for investors.

Modern apartments in the city center and coastal areas show the strongest price appreciation, with F3 units (2-3 bedrooms, 70-80 m²) being the most popular among local families and diaspora buyers. New-build apartments command premium prices but offer better financing options and lower maintenance costs.

Houses and villas are primarily located in suburban areas, with luxury coastal properties attracting high-net-worth buyers seeking lifestyle investments. These properties typically require larger budgets starting from €180,000 for quality units but offer better privacy and space.

Land plots present opportunities for development projects, particularly in emerging areas like Bir El Djir where infrastructure development is driving growth. However, land purchases require navigating complex local regulations and longer development timelines.

For most investors, modern apartments in established neighborhoods provide the best balance of affordability, rental demand, and resale potential.

What's your main investment goal—living, short-term rental, long-term rental, or resale?

Long-term rental properties generate the most consistent returns in Oran, with average yields of 6% annually across prime locations.

City center and coastal apartments perform best for long-term rentals, attracting urban professionals, expatriates, and students who value proximity to amenities and transportation. Properties near universities and business districts maintain high occupancy rates throughout the year.

Short-term rentals work effectively in tourist-focused coastal areas and premium city locations, particularly during summer months when Oran attracts domestic and international visitors. However, seasonal fluctuations require careful cash flow management.

Resale strategies work best with modern, well-located apartments that appeal to diaspora buyers and the growing middle class. Coastal properties and new developments in emerging areas like Bir El Djir show the strongest appreciation potential.

Personal residence buyers should prioritize modern apartments in established neighborhoods with good schools, healthcare, and shopping facilities. It's something we develop in our Algeria property pack.

Which neighborhoods should you target first, and what are the acceptable backup areas?

City Center, El Hamri, and Eckmühl represent Oran's premium neighborhoods with the highest property values and strongest rental demand.

The City Center offers excellent connectivity, established amenities, and consistent rental income from professionals and businesses. Properties here command €1,200-€1,360 per m² but provide stable long-term value. El Hamri combines urban convenience with residential calm, making it popular among families and expatriates.

Coastal districts provide lifestyle appeal and tourism potential, with properties ranging €1,200-€1,400 per m² depending on proximity to the waterfront. These areas work well for both personal use and short-term rental strategies.

Emerging areas like Bir El Djir and Ahmed Zabana offer better value with strong growth potential, priced €700-€1,000 per m². New infrastructure projects and coastal access make Bir El Djir particularly attractive for medium-term appreciation.

Budget-friendly backup areas include Les Castors and suburban zones where prices start around €550 per m², suitable for investors prioritizing high rental yields over capital appreciation.

What floor area, bedroom count, and condition do you need for your investment plans?

Property Type	Floor Area (m²)	Bedroom Count	Recommended Condition	Target Market
Standard Family Unit	70-80	2-3 bedrooms (F3)	New or renovated	Local families, diaspora
Premium Apartment	110-130	3-4 bedrooms	Modern/luxury finish	Expatriates, professionals
Coastal Penthouse	130-160	3-4 bedrooms	Luxury, sea views	High-income buyers
Investment Studio	40-60	1-2 bedrooms (F2)	Good condition	Students, young professionals
Rental Optimization	60-100	2-3 bedrooms	Move-in ready	Consistent rental income

What's your total budget in DZD/EUR, including all fees and setup costs?

Property acquisition costs in Oran include 8-12% additional fees beyond the purchase price for notary, agent, and administrative expenses.

A typical city center apartment of 80 m² costs €72,000-€82,000, with total acquisition costs reaching €80,000-€92,000 including fees. Notary fees average 3% of purchase price, real estate agent commissions range 2-4%, and taxes and setup costs add another 3-5%.

Luxury properties like a 140 m² house priced around €180,000 require budgets up to €200,000 with all costs included. Budget-conscious investors can find suburban F2 studios starting from €30,000, with total costs around €33,000-€35,000.

Foreign buyers should budget an additional 5-10% for legal assistance, currency exchange fees, and potential holding costs during the purchase process. Cash purchases dominate the market, though mortgage financing is available for qualified buyers.

Consider ongoing costs including property taxes, maintenance, insurance, and management fees when calculating total investment requirements.

How will you finance your purchase—cash or mortgage—and what terms are realistic?

Cash purchases dominate Oran's property market, offering faster transactions and stronger negotiating positions with sellers.

Mortgage financing is available for foreign buyers but requires substantial local assets or guarantees, with typical down payments of 20-40% and interest rates averaging 6.5% annually. Most mortgages offer 15-20 year terms with fixed rates being more common than variable options.

Local banks require proof of income, local employment or business ties, and significant documentation for foreign applicants. The approval process can take 2-3 months, making cash purchases more attractive for time-sensitive opportunities.

Some developers offer payment plans for new-build projects, allowing staged payments during construction. These arrangements can help preserve cash flow while securing properties in emerging areas before completion.

Consider financing costs, including loan origination fees, insurance requirements, and potential currency exchange risks when comparing cash versus mortgage purchases. It's something we develop in our Algeria property pack.

What are today's typical asking and closing prices with concrete examples?

Oran's current property prices vary significantly by location and property type, with city center apartments commanding the highest premiums.

A modern 80 m² apartment in the city center typically asks €108,800 (200,000 DZD per m²), while similar properties outside the center cost around €56,640 (150,000 DZD per m²). Coastal properties with 130 m² command approximately €169,000, reflecting the premium for waterfront locations.

Luxury properties like a 140 m² house in premium areas reach €252,000, representing the top tier of Oran's residential market. Budget options include suburban 60 m² apartments starting from €33,000, suitable for first-time buyers and high-yield investors.

Closing prices generally achieve 90-95% of asking prices in competitive areas, with more negotiation possible in suburban locations. Properties requiring renovation or in less desirable areas may close 10-15% below asking prices.

Market conditions favor sellers in 2025, particularly for well-located, modern properties that appeal to diaspora buyers and urban professionals seeking quality housing.

Which areas are most expensive, emerging, and budget-friendly right now?

Oran's most expensive areas include the City Center, El Hamri, Eckmühl, and prime coastal districts where properties exceed €1,200 per m².

The City Center commands premium prices due to commercial activity, government offices, and transportation hubs. El Hamri offers upscale residential living with tree-lined streets and proximity to amenities. Eckmühl's historic character and architectural significance attract buyers seeking prestige locations.

Emerging areas showing strong growth potential include Bir El Djir and Ahmed Zabana, where new infrastructure and development projects are driving appreciation. Bir El Djir benefits from coastal access and modern planning, making it attractive for both residents and investors.

Budget-friendly options exist in Sidi El Houari, Les Castors, and outer suburban areas where prices start around €550 per m². Sidi El Houari offers historic charm but requires renovation investment, while Les Castors provides community atmosphere at moderate prices.

Suburban zones on Oran's outskirts offer the lowest entry costs but require longer commutes and may have limited amenities and services.

What's the smartest investment move right now—live in it, rent short-term, rent long-term, or flip it?

1. **Long-term rental in coastal or city center locations** provides the most stable returns with 5-7% annual yields and consistent tenant demand from professionals and expatriates.2. **Short-term rental in prime tourist areas** works during peak seasons but requires active management and faces seasonal fluctuations that can impact cash flow.3. **Buy-and-hold in emerging areas** like Bir El Djir offers capital appreciation potential as infrastructure develops and property values increase over 3-5 years.4. **Value-add renovations** in areas like Sidi El Houari can generate strong returns by modernizing older properties for diaspora buyers seeking character homes.5. **Flip strategies** work best with modern apartments in established neighborhoods that appeal to the growing middle class and don't require extensive renovations.

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.

How have prices changed over the last 5 years and 12 months, and what's driving these shifts?

Oran's property market experienced a significant dip in 2022 followed by strong recovery and 24.9% annual growth in 2024.

The 2022 downturn reflected broader economic uncertainties and reduced investment activity across Algeria's real estate sector. However, 2023 marked the beginning of recovery as diaspora investment increased and urbanization trends accelerated in major cities.

The 2024-2025 period shows rapid price escalation, particularly in modern and coastal segments where supply constraints meet growing demand. Urban professionals seeking quality housing and diaspora buyers returning to invest in their home country are driving much of this growth.

Supply tightness remains a key factor, with new construction not keeping pace with demand in desirable areas. Infrastructure improvements and government initiatives supporting urban development have also contributed to positive market sentiment.

As of September 2025, the market continues showing momentum with sustained growth expected through the remainder of the year, though at a more moderate pace than 2024's exceptional performance.

What's the outlook for the next 1, 5, and 10 years—prices, rents, supply, and key risks?

Oran's property market outlook remains positive with moderate price increases expected over the next year as supply constraints continue.

The 1-year outlook shows continued growth at a more sustainable pace, with rental yields remaining stable around 6% as demand from urban professionals and students supports occupancy rates. Supply additions in emerging areas may moderate price growth in those segments.

The 5-year projection indicates steady appreciation driven by continued urban development and infrastructure investment. Prime coastal districts and established neighborhoods should maintain their premium status, while emerging areas like Bir El Djir may see significant value increases.

The 10-year outlook suggests strong fundamentals will support continued demand absent major external shocks. Key risks include regulatory changes affecting foreign investment, economic reforms impacting purchasing power, and potential supply expansion that could moderate appreciation rates.

Catalysts supporting long-term growth include Oran's status as Algeria's second city, continued urbanization, and diaspora investment flows. It's something we develop in our Algeria property pack.

How do Oran's prices, yields, and growth compare to other major Algerian cities and the region?

City	Price Range (€/m²)	Rental Yield	2024 Growth Rate	Market Characteristics
Oran	€700-€1,400	5-7%	24.9% (fastest)	Coastal appeal, diaspora demand
Algiers	€1,000-€2,000	4-6%	Stable/moderate	Capital city premium, government sector
Constantine	€600-€1,100	5-7%	Moderate	Historic city, educational hub
Annaba	€500-€900	6-8%	Steady	Industrial city, lower entry costs
Sétif	€400-€800	7-9%	Growing	Agricultural center, high yields

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.

Sources

1. Oran Price Forecasts - Sands of Wealth
2. Oran Property Market Analysis - Sands of Wealth
3. Best Areas in Oran - Sands of Wealth
4. PropertyStar Algeria
5. Numbeo Property Investment Data
6. Estimation QS Algeria
7. Kozoran Real Estate
8. Reddit Algeria Community