Apartments for sale in Ariana Ville

The square metre now costs more than 3,000 DT in the new developments of Ennasr 2, and it is not far off that in Menzah 9. Ten years ago you bought in the same streets for around 1,800 DT. That rise says one thing: along with Lac 2 and La Marsa, Ariana Ville has become one of the three most highly valued apartment markets in Greater Tunis, and it remains the most affordable of the three thanks to its older districts.

On houni.tn, sale listings are published by developers, agencies and private owners. This page goes district by district through Ariana Ville; the full governorate offer is on the apartments for sale in Ariana page.

Ennasr: buy new, or buy recent second hand?

An apartment for sale in Ennasr comes in two forms. On one side, developer new build, sold off plan or at the end of construction, with S+2 units (two bedrooms plus a living room) of 100 to 120 sq m and S+3 units of 140 to 170 sq m, parking and cellar included, at around 3,200 to 3,800 DT per sq m. On the other, the developments built between 2000 and 2010, already lived in, whose apartments resell 10 to 20 percent cheaper per sq m but offer more generous floor areas and service charges you can actually check.

A sale in Ennasr 2 is negotiated more tightly than in Ennasr 1: demand is stronger there, and well placed properties near avenue Hedi Nouira go within weeks. In Ennasr 1, which is older, you can still find S+3 apartments in small three storey buildings, often needing work, at noticeably softer prices per sq m.

The charm of the 1970s and 1980s estates in Menzah 5, 6 and 9

An apartment for sale in Menzah 5 is almost always an older property, in a three or four storey building with no lift, with rooms bigger than anything new build offers and thick walls. The square metre runs around 2,200 to 2,800 DT depending on condition. These are apartments you buy to live in for a long time, or to renovate and let: being close to Tunis, they never stay empty.

Menzah 6 mostly offers villa floors sold separately; in that case the land title has to be properly divided, so check it. An apartment for sale in Menzah 6 in that configuration rarely goes above 450,000 DT for an S+3 with a terrace.

Menzah 9, more recent, has seen developments go up along avenue de l'UMA since the 2000s. An apartment for sale in Menzah 9 costs more than in Menzah 5, but less than in Ennasr 2: the compromise for people working towards El Ghazala or the airport.

An S+2 under 250,000 dinars in the old centre and Nouvelle Ariana

Around avenue Habib Bourguiba in Ariana and the metro terminus, the older buildings let you buy an S+2 below 250,000 DT, which no longer exists anywhere else in the delegation. Nouvelle Ariana, just to the north, offers developer new build at 2,200 or 2,600 DT per sq m, a good compromise for a first purchase with a bank loan.

The arithmetic is simple: an S+2 at 240,000 DT in the centre rents for 750 to 900 DT, a gross yield of about 4 percent, better than in Ennasr where prices have run faster than rents. To sharpen that calculation, the apartments to rent in Ariana Ville page shows the rents actually being asked.

Blue title, co-ownership, waterproofing

The individual land title, known locally as the blue title, and the co-ownership rules are the two documents to insist on. In new build, read the developer's specifications and check the ten year structural guarantee; in older stock, have the roof terrace waterproofing and the state of the water risers inspected, the main cause of disputes between owners in Menzah 5 and 6.

Anyone who wants a garden will find it useful to compare with houses for sale in Ariana Ville.