Property prices in Djerba: what the listings show

"How much does a villa in Djerba cost?" It is the question we are asked most often. The honest answer is: it depends a great deal on the property. Rather than quoting averages that cannot be checked, we have looked at the asking prices in our own listings and explain what makes them vary, so you can read a listing with a more experienced eye.

What do the listings on our website show?

Here are the ranges seen in the listings published on our website as of 5 November 2026 (asking prices, for guidance only). They are neither completed sale prices nor market statistics for the whole island:

• Finished three-bedroom (S+3) villas and houses: mostly between 420,000 and 1,100,000 TND; prestige properties up to 2,500,000 TND.
• Houses still being completed (structure finished, fit-out to do): roughly 250,000 to 550,000 TND.
• Plots of land (Midoun, Tezdaine, Arkou, Fadhloun, Houmt Souk…): total advertised prices of roughly 100,000 to 940,000 TND, i.e. 150 to 1,100 TND/m² depending on the area, the highest being in the tourist zone.

The gaps are wide, and that is normal: two properties that look alike in a listing can be very different on the ground. You can browse all our properties for sale to form your own view.

Why don't two S+3 villas have the same price?

In Tunisia, "S+3" means a living room and three bedrooms. It tells you nothing about size, condition or location. Here are the factors that weigh most on the asking price.

The neighbourhood

Midoun, Aghir, Tezdaine, Houmt Souk and the tourist zone do not attract the same buyers. Proximity to shops, schools and beaches, and how quiet the street is, all matter. Our guide to Djerba's neighbourhoods helps you compare.

The title deed

A registered property, with a title deed recorded at the Land Registry, offers more security than one sold on an "acte arabe". That security has a value. A lower price may reflect a more complex legal situation (no title, undivided inheritance): always have the file checked by a notary or lawyer.

Condition and stage of completion

A finished, habitable house, a house needing a refresh and a house still being completed cannot be compared directly. For an unfinished house, the asking price does not include the remaining work: have it costed before comparing. Our construction management service can help.

The pool

Much sought after, a pool adds value to a villa, especially for holiday lets. It also means regular maintenance and a plant room in good order. Check its actual condition and that it appears in the building permit.

Distance from the sea

A villa a few minutes' walk from the beach is not priced like one further inland. Beware of vague wording: "close to the sea" can mean very different distances. Ask for the actual distance, or check on a map.

The finish

Quality of joinery, roof-terrace insulation and waterproofing, air conditioning, fitted kitchen, flooring, garden landscaping: these details often make the difference between two properties of the same size. You see them on a viewing, rarely in photos.

How should you read the price of a plot?

For land, compare the price per m² rather than the total price, then look at what justifies it:

• designated use: a plot that is buildable under the development plan is nothing like agricultural land, which foreigners cannot buy anyway;
• access: a proper road, not a tolerated path;
• utilities: whether water and electricity are nearby;
• title: registered or not;
• location: tourist zone, village, proximity to the sea.

See our plots for sale and, to go further, our guide to buying land in Djerba.

What does an "asking price" really mean?

The price in a listing is the one the seller hopes for. It may change depending on how long the property has been on the market, its real condition or issues found during the checks. Nor does it include purchase costs: registration duties (a base rate of 5% of the declared value for a sale between private individuals, with reduced regimes possible in some cases), a 1% land registry fee for a registered property, the notary's or lawyer's fees, stamp duty and, where applicable, agency fees. Our article on purchase costs in Tunisia covers these items; have your notary calculate the exact amount before signing.

If you are a foreigner, also allow time for the governor's authorisation, which can take several months.

And what do the advertised rents say?

Again based on our listings published as of 5 November 2026 (asking prices, for guidance only):

• Long-term lets: from 600 TND a month for a furnished studio to 4,500 TND a month for high-end villas; two- and three-bedroom houses are often between 850 and 3,000 TND a month, villas with a pool around 2,000 to 3,400 TND a month.
• Holiday lets (villas with a pool, 3 to 4 bedrooms): advertised rates from €73 to €150 a night depending on the villa and the date. These rates vary with the season.

Rents alone do not tell you whether a purchase makes sense: you must take into account running costs, vacant periods and tax.

How can you avoid pitfalls when reading a listing?

• Distinguish plot size from living area.
• Ask whether the property is registered and who the owners are.
• Check whether the pool, upper floor or annexe appear in the building permit.
• Be wary of a price far below comparable properties with no explanation.
• View the property, or have it viewed, before deciding.

Are you an owner wondering what price to ask for your property? See our sell your property page.

This information is general and dated November 2026; rules change, so have your own case checked by a Tunisian notary or lawyer.

Frequently asked questions

Are the prices quoted actual sale prices?

No. They are the asking prices in our listings published as of 5 November 2026, for guidance only. The final price may differ.

What does S+3 mean?

A living room and three bedrooms. It says nothing about the size or condition of the property.

Why is land in the tourist zone more expensive per m²?

Location, proximity to beaches and surroundings strongly affect demand, and therefore asking prices.

Are purchase costs included in the advertised price?

No. Registration duties, land registry fee, professional fees and stamp duty come on top; your notary calculates the exact amount.

Is a house still being completed a good deal?

It depends on the remaining work, its cost and compliance with the permit. Have the fit-out costed before comparing.

Sources: survey of listings published on www.myvillarise.com as of 5 November 2026 (asking prices, for guidance only); Managers, "Property registration duties: what is changing" (March 2026, in French); Legal Doctrine, "The acquisition of property by foreigners in Tunisia" (April 2024, in French).

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, or through our contact page.