Land and farms for sale in Ariana Ville

Ariana Ville is a delegation that is almost entirely built up. From Ennasr to the Menzah, from Ettaamir to Nouvelle Ariana, the housing estates laid out since the 1970s have been built one after another, and the last free plots have been bought by private buyers or developers. Land for sale in Ariana, within the delegation, is therefore rare: a plot forgotten in an estate, a family parcel finally released from an inheritance, or an old villa sold for its land more than for its house.

Supply is small and irregular, posted mostly by private sellers and a few agencies, whom you call directly. Farms and large agricultural plots are not found here: you have to look towards Sidi Thabet, Kalâat el-Andalous or Raoued. All the land and farms for sale in Ariana governorate cover those delegations.

Villa plot or land for a block of flats

Two types of land change hands in Ariana Ville, and they do not target the same buyers. The villa plot, a few hundred square metres, is found mainly in Ennasr 1, Ariana Supérieure and the Menzah. It suits a family wanting to build its own house to measure while staying in the heart of Greater Tunis. These plots are generally serviced, connected to water, electricity and sewerage, which makes the build simpler.

Land for a block of flats is traded mainly in Ennasr 2 and Nouvelle Ariana, where the development plan allows several storeys. Developers pay what the buildable floor area justifies, and a well-placed plot can fetch more per square metre than an old villa. Much of the land for sale in Ennasr is in fact old villas whose owners sell to a developer for demolition.

What the development plan says

Before talking price, go to the Ariana municipality and consult the urban development plan. It sets the land use (detached housing, apartment blocks, public facilities, green space), the permitted height, the plot ratio and the setbacks from the road and the neighbours. Two plots of the same size on the same street can be worth very different amounts if one is zoned for villas and the other for blocks.

Also ask whether the plot is affected by a road scheme, a widening or a public facility, and check the access: a landlocked plot reached by a right of way over the neighbouring lot causes problems when you apply for the building permit. Plots in an approved estate have the advantage of known specifications.

Land title, joint ownership, water supply

Insist on the land title and check at the land registry that it is in the seller's name, with no mortgage or objection. In Ariana Ville, many plots stayed empty because they belonged to several heirs: make sure all of them will sign, including those living abroad, and that the boundaries match the cadastral plan.

Lastly, check the real servicing: possible connection to the SONEDE water network, ONAS sewerage and STEG electricity, and enough water pressure for an upper floor. On the heights of Ariana Supérieure, that last point is worth asking the neighbours about.

Buy land, or a house to knock down?

Because bare plots are so scarce, many buyers who want to build end up buying an old villa in the Menzah or Ennasr 1 to demolish or convert. The sum then rests on the price of the land, the demolition costs and the time it takes to get a permit. The houses for sale in Ariana Ville regularly include properties priced at land value.

Those who mainly want a new house without running a building site look at developer schemes among the property for sale in Ariana Ville. And for a genuine farming project or a plot of several thousand square metres, the search has to go beyond the delegation.