Land and farms for sale in Ezzahra

In Ezzahra, there is no bare land left. The town is built up from end to end, from the beach to the estates beyond the GP1, and the few plots that come up for sale are almost always old villa gardens split off, houses due for demolition or lots left empty in an already built-up neighbourhood. Talking about farms here makes little sense: the governorate's farming lies further south and west, around Mornag.

A plot of land for sale in Ezzahra is therefore a rare asset, expensive per square metre and often fought over by developers. Those looking for more space or genuine farmland will find more choice among all the land and farms for sale in Ben Arous governorate, from Mornag to Mohamedia.

Where Ezzahra's plots come from

The first source is the old villas of Ezzahra Ville. An heir sells the house with its land, the buyer knocks it down and rebuilds. The listing may then be presented as a plot when there is still a building to demolish: budget for the cost of demolition and removing the rubble. The second source is the division of large parcels, when an owner splits a lot off his garden for a child or to sell it. The third, rarer, concerns empty lots towards cité El Habib and Borj Louzir, smaller and cheaper.

The price depends almost entirely on two factors: the distance to the sea and what the regulations allow you to build. A lot on the beach side costs a great deal per square metre, a lot on the other side of the GP1 far less.

Zoning, height and ratio: what sets the price

Before talking price, go to the municipality and look at the urban development plan. It sets out what the parcel is meant for (detached housing, apartment blocks, public facilities), the permitted height, the floor area ratio and the setbacks required from the street and the neighbours. Two lots of the same size, one restricted to a villa and the other open to a small apartment block, are not worth the same at all.

Check the easements too: a planned street alignment that cuts into the parcel, a utility line crossing it, the nearby railway. And make sure the lot can be connected to water, electricity and sewerage without heavy works, which is generally the case in such a dense town.

Land title and subdivision

A plot split off from a larger parcel must have gone through a proper division, with its own land title. Without it, you are buying a share of common land and the building permit will be hard to obtain. Ask for an up-to-date title, the boundary survey plan and, for an inherited parcel, the written consent of all the heirs. A surveyor will check that the boundary markers match the plan before signing.

Land buyers in Ezzahra are mainly local developers, families who want to build a multi-storey house for several generations, and expatriates preparing a return home. Against developers, a private buyer has one argument: he can accept a lot that the regulations restrict to a villa, less attractive for an apartment project, and therefore sometimes cheaper.

Build or buy existing

Building in Ezzahra takes time: permit, possible demolition, construction work, and a closeness to the sea that calls for salt-resistant materials. For a comparable budget, an existing house can be simpler. The houses for sale in Ezzahra and the homes for sale in Ezzahra let you measure the gap before you decide.

If you are set on a plot, be ready to move fast. Good lots often go before they are even advertised, sold by word of mouth to the neighbourhood's developers. A listing posted by a private seller, with a clean title and clear regulations, deserves a call the same day.