Land and farms for sale in El Omrane Supérieur

Let us be clear from the start: El Omrane Supérieur is one of the most densely built delegations in Tunis, and bare land has become a rarity. There are no farms here, and no large agricultural plots. What turns up on the market from time to time are small plots left empty between two houses, inherited parcels that were never built on, or old houses sold for the value of the land.

So there is very little online, and the rare listings almost always come from private sellers. Houni puts you in direct touch with them. For a wider search, with real housing estates, see land for sale in Tunis governorate.

What you actually find

In upper El Omrane Supérieur, a few plots remain on the slopes, often small, irregular in shape and hard to reach. They mainly interest local families who want to build a multi-storey house and small builders who put up two or three levels to sell as apartments. The slope calls for foundations and retaining walls that push up building costs: get them priced before you commit.

In the planned estates, Ibn Khaldoun and El Intilaka, land for sale in Ibn Khaldoun or Intilaka is usually an estate plot that was left empty or a low house to knock down. These are in demand, because they sit on laid-out streets, connected to utilities and close to the light rail. The price per square metre is naturally higher there than on the slopes.

Prices, finally, follow no simple scale. A small plot on a poorly served slope and a flat parcel in Ibn Khaldoun are not comparable, and listings are too rare to give a reliable benchmark. The safest approach is to ask the neighbours what the last plots in the area sold for, and to cross-check with land on offer in neighbouring delegations.

The house to knock down, the neighbourhood's real land

For many buyers, the best "land" in El Omrane Supérieur is an old single-storey house on a decent plot. You buy it to demolish or to build upwards. Before doing so, check that the existing structure can take another floor; if not, plan for full demolition and the matching permit. An old house sold at land value can also be kept and extended: houses for sale in El Omrane Supérieur show what this kind of project looks like once finished.

This option has an often underrated advantage: the existing house is already connected to utilities and has an address, which makes the permit application simpler. It also has a trap, the adjoining neighbours. In such a tight urban fabric, demolishing or adding a floor almost always affects a shared wall. Talk to the owners of the neighbouring houses before buying, have a bailiff record the state of their walls before work starts, and bring in an engineer for the foundations. These precautions cost little compared with the disputes they prevent.

Zoning, title and access: the three checks

First, land use. Consult the urban development plan at the municipality to find out how many levels are allowed, the required setbacks and any road reservation. Some plots on the heights are subject to constraints linked to the slope or to rainwater runoff, and land that looks free may be set aside for a public facility.

Second, the title. Land held jointly by heirs, or bought long ago by a simple private deed, must be regularised before the sale. Insist on a recent certificate of ownership from the land registry or the registered purchase contract, and have it checked that there is no mortgage.

Third, access and utilities. Check that the plot opens onto a road a car can use, that SONEDE water, STEG electricity and ONAS sewerage are available at the boundary, and that the water pressure is enough for several floors. If the project looks too heavy, the page of property for sale in the delegation offers a ready-built alternative.