Fees, taxes and hidden costs of buying property in Tunisia

When preparing to buy property in Djerba, most people look at the asking price first. Yet the real budget is always higher: registration duties, the Land Registry fee, notary or lawyer, bank charges, not to mention the costs that come after signing. Here is an honest overview of the costs to plan for, so there are no unpleasant surprises.

What costs should you plan for on top of the purchase price?

For a property sale between private individuals in Tunisia, the main items are:

• registration duties, calculated on the value declared in the deed;
• the Land Registry fee (Conservation de la propriété foncière), for a registered property;
• the fees of the notary or lawyer drafting the deed;
• stamp duty and minor administrative costs;
• agency fees, where applicable;
• for a non-resident buyer, bank charges for transferring and converting foreign currency.

Each item depends on your situation. The only calculation that counts is your notary's: have your notary calculate the exact amount before you sign.

How much are registration duties?

The base rate of registration duty is 5% of the declared value for a property sale between private individuals. As a purely arithmetical illustration, 5% of 100,000 TND is 5,000 TND; the amount therefore rises in proportion to the price stated in the deed.

Reduced regimes may apply depending on the case, for example:

• for building land, a progressive scale may apply to a first acquisition (a 2024 Finance Act measure);
• for certain new homes bought from a property developer.

The conditions for these regimes are specific (type of property, buyer's status, first acquisition, etc.) and we deliberately do not detail them here: only your notary can tell you whether you qualify. If you plan to buy land to have a villa built, also read our guide to buying land in Djerba.

What is the Land Registry fee?

When the property is registered (it has a land title), the change of ownership is recorded with the Land Registry. This fee is 1%. It is money well spent: registration on the land title is what protects your ownership in the long term.

An unregistered property (an "acte arabe") may look cheaper to acquire, but it carries higher risks. Always have this type of file checked by a lawyer.

How much do the notary, lawyer and agency cost?

The fees of the notary or lawyer drafting the deed vary with the professional and the complexity of the file (purchase by a foreigner, governor's authorisation, joint inheritance…). Ask for a written quote before instructing them, specifying what is included: drafting the preliminary agreement and the deed, registration and recording formalities.

The same rule applies to agency fees: have their amount and who pays them (buyer, seller or both) confirmed in writing. A reputable agency tells you clearly from the first viewing.

What changed with the 2026 Finance Act?

The 2026 Finance Act made several adjustments to registration duties, including:

• a fixed 3% duty for late registration, instead of a reassessment;
• certain fixed duties raised from 100 to 200 TND, notably for family gifts.

The practical lesson is simple: have your deed registered within the required time. Your notary will tell you the applicable timetable.

Which "hidden" costs are often forgotten?

The deed costs are only part of the budget. Also think about:

• the bank: international transfer and exchange commissions, rate differences between the day of transfer and the day of conversion. Ask your bank for its terms;
• checks: a surveyor can help verify the boundaries of a plot, a technician the condition of a house;
• documents: certified copies, possible translations, travel if you do not live in Tunisia;
• refurbishment: painting, waterproofing, joinery, kitchen equipment;
• for land: water and electricity connections, studies, then the villa itself, which you can entrust to our construction management service;
• running costs: garden and pool maintenance, insurance, local taxes (check with the municipality);
• if you let the property: rental income from a property in Tunisia is taxable in Tunisia (annual return). The regime depends on how you let: discuss it with an accountant.

Why should you never accept an understated price in the deed?

Sometimes a seller suggests stating a lower price in the deed than the price actually paid, to reduce duties. Say no. Beyond the risks your notary can explain, you weaken your own file: for a non-resident buyer, the exchange documents and the deed are used later to request the transfer abroad of the sale proceeds. Keep full consistency between what you pay, what the bank certifies and what the deed states. We explain this in Paying for your property from abroad.

Other good habits: never pay in cash without a deed and never pay a deposit without a written preliminary agreement drafted by a professional.

How do you estimate your overall budget?

Work in three stages:

1. The property price. As a guide, most finished 3-bedroom villas and houses published on our website are between 420,000 and 1,100,000 TND, and plots show total prices of roughly 100,000 to 940,000 TND (listings published on our website as of 5 November 2026, asking prices, for guidance only). Browse our properties for sale.
2. Acquisition costs. Ask your notary for a written estimate: registration duties, Land Registry fee, stamp duty, fees.
3. First-year spending. Refurbishment, furnishing, maintenance, and property management if you live abroad.

If you are a foreigner, add the governor's authorisation timeframe to your schedule, as explained in Buying in Djerba as a foreigner.

This information is general and dated November 2026; rules change: have your case confirmed by a Tunisian notary or lawyer.

Frequently asked questions

What is the registration duty rate for buying property in Tunisia?

The base rate is 5% of the declared value for a sale between private individuals. Reduced regimes exist in some cases: your notary will check.

What is the 1% fee?

It is the Land Registry fee, payable to record the sale of a registered property.

Are notary fees fixed?

No. They depend on the professional and the file. Ask for a detailed written quote.

What happens if the deed is registered late?

Since the 2026 Finance Act, a fixed 3% duty applies to late registration instead of a reassessment. Keep to the deadlines.

Who pays the agency fees?

This is agreed between the parties: have it confirmed in writing before the viewing or the preliminary agreement.

Sources: Managers.tn, "Droits d'enregistrement immobilier : voici ce qui change" (March 2026); ChaExpert, registration of building land in Tunisia; official portal idaraty.tn.

A question about your project? Contact the MY VILLA RISE front desk on +216 99 573 082 (phone and WhatsApp) or at contact@myvillarise.com.