Apartments for sale in El Mourouj

For ten years the cranes have not left Mourouj 5 and Mourouj 6. The last state housing agency plots there were sold to developers, and four to six storey blocks have gone up where there were only empty lots. As a result El Mourouj has become the leading new apartment market in the southern suburbs, with prices per square metre that stay below El Menzah or Le Bardo.

This page brings together the apartments for sale across the whole delegation, from off plan new build in Mourouj 6 to the 1980s S+2 units (two bedrooms plus a living room) of Mourouj 1. The listings on houni.tn come from developers, private owners and agencies; the price is discussed with the advertiser and Houni takes nothing.

New build and high end in Mourouj 6

An apartment in Mourouj 6 in a development completed after 2015 is generally an S+2 or S+3 of 100 to 140 sq m with a lift, underground parking, a caretaker and an open kitchen. The S+2 in Mourouj 6 is the most common developer product, usually advertised between 2,200 and 2,800 DT per sq m. The high end apartment in Mourouj 6, with marble floors, double glazing and a large terrace, goes above 3,000 DT per sq m in the best finished schemes.

An apartment for sale in Mourouj 6 bought off plan is paid for in instalments, and the developer promises delivery in 18 or 24 months. Before the first payment, check that they hold the title to the land, that the building permit is displayed on site and that the contract provides for late delivery penalties.

Mourouj 1: older, cheaper and better placed

An apartment for sale in Mourouj 1 usually dates from the 1980s and 1990s: three or four storey blocks with no lift, S+2 units of 80 to 95 sq m, a balcony, no parking. The price per square metre is much lower, around 1,500 to 2,000 DT, but the location is hard to beat: metro, Carrefour, market and secondary school all on foot.

For a first purchase on a tight loan, I would rather have an S+2 needing a refresh in Mourouj 1 than new build in Mourouj 6: it costs 100,000 DT less, lets easily to employees who take the metro, and resells within weeks.

In between, Mourouj 3 and Mourouj 5

An apartment for sale in Mourouj 3 sits between the two: small 2000s developer blocks slotted in among the houses, S+1 and S+2 units of 70 to 90 sq m, sometimes with an individual garage on the ground floor, at around 1,800 to 2,300 DT per sq m. Mourouj 5 hosts the most recent schemes at a notch below Mourouj 6, and Bir Kassaa, near the wholesale market, offers the cheapest apartments for sale in the delegation, morning lorries included.

What to ask the developer, the bank and the building manager

On new build, ask the developer for references of schemes already delivered and go and see them: the state of the common areas five years on tells you a great deal. On the loan, banks rarely finance more than 80 percent of the price and require a titled property; an apartment sold on an unregistered contract alone will not get through. On the co-ownership, get hold of the rules and the latest statement of charges, then visit the top floor on a summer afternoon to judge the roof insulation.

To try out a development before buying, the apartments to rent in El Mourouj page shows rents in the same buildings. For a garden, you have to move to houses for sale in El Mourouj. To place El Mourouj against Rades or Megrine, the apartments for sale in the Ben Arous governorate compare the towns.