Published on and written by Cyril Jarnias
Moving for several months or several years, whether to Tunis, Sfax, or a seaside resort like Hammamet or Sousse, is not something to be improvised. Renting a property long-term in Tunisia requires at least a basic understanding of the legal framework, market practices, rent levels, and the administrative procedures—often unfamiliar to foreigners and sometimes even to Tunisians.
This article provides a practical guide, based on recent market data and current regulations, to know everything before committing to a long-term lease agreement.
Understanding the Legal Framework for Long-Term Leases
In Tunisia, the relationship between landlord and tenant is primarily based on the lease agreement, but not exclusively. Several legal texts apply, and it is useful to know at least their broad outlines to avoid unpleasant surprises.
The legal basis for leases is the Code of Obligations and Contracts (COC), specifically Articles 727 to 804, which define the rights and obligations of the parties, the conditions for a valid lease, duration, termination, and compensation mechanisms in case of breach. This code is largely inspired by French civil law tradition, making it quite readable for a French-speaking audience.
Law No. 76-35 of February 18, 1976, grants quasi-permanent security to occupants of buildings constructed before January 1, 1954, and occupied before March 3, 1978. Eviction is only possible in cases of danger to the building or for the owner or a close relative to repossess the property for personal use, with a six-month notice period.
For commercial leases, Law No. 37 of 1977 provides a specific regime, particularly concerning renewal and compensation in case of non-renewal. Even though the focus here is on residential rentals, it’s useful to know that mixed-use buildings (residential + commercial space) can be subject to several legal regimes.
Tunisia is often described as “slightly pro-tenant,” notably because the courts must validate any eviction procedure.
Global Property Guide, international observers
Different Types of Leases and Common Durations
In practice, long-term rental in Tunisia takes two main forms: the fixed-term lease (the norm) and the lease with automatic renewal, often on a month-to-month basis.
Fixed-term leases are very common. They are often concluded for one year, renewable, but it’s not unusual to see durations of three years or more for stable rentals. In this case, the contractual relationship normally ends at the agreed term, without the need to give notice, unless a clause provides for automatic renewal.
Month-to-month rental agreements, common for modest housing or in provincial towns, automatically renew each month. To terminate them, one party must give notice. The notice period generally corresponds to the rental payment frequency—for example, one month for monthly rent.
In both cases, the lease must specify the duration, the nature of use (primary residence, mixed-use), the rent amount, payment frequency (monthly, quarterly, annual), as well as charges and rent review conditions. There is no mandatory “standard contract” for private residential leases: the document remains largely negotiable.
Drafting and Signing a Lease in Tunisia: What Must Absolutely Be Included
The lease agreement is the core of the relationship between owner and tenant. In Tunisia, the law requires it to be in writing if it exceeds one year, but even for a shorter duration, relying solely on a verbal agreement is strongly discouraged.
A complete lease should notably include: identification of the parties (names, addresses, ID documents for the landlord and tenant), a detailed description of the property (address, floor area, floor, presence of amenities like a parking space, cellar, or garden), the contract duration and renewal conditions. It must also clearly state the rent amount, currency (generally the Tunisian dinar), payment frequency (monthly, quarterly, or annual), and payment method (transfer, cash, or check).
If the lease does not mention the rent—which is extremely rare—the COC considers that the parties refer to the market price in the neighborhood. In practice, it’s always better to write down the amount in black and white and, when applicable, the annual review formula (e.g., indexation to a reference index).
The lease agreement should specify the property’s purpose (exclusively residential use, prohibition of commercial activity, and conditions for subletting or co-tenancy, which require the owner’s written consent). It should also mention the security deposit, its amount, and conditions for its return. Finally, it generally details the rights and duties of each party: major repairs are the landlord’s responsibility, routine maintenance falls to the tenant, as well as rules concerning viewings and handling breakdowns.
In the Tunisian reality, many leases are drafted by a real estate agent or a lawyer, which avoids major omissions. However, simplified templates circulate, even bilingual French-Arabic contracts. In all cases, it is strongly advised not to sign a document you do not understand. The law allows you to request an authenticated translation or detailed line-by-line explanations.
Registering Your Lease: A Highly Recommended Step
Beyond the signature, the lease must be formalized and recognized by the administration to be fully enforceable against third parties. In Tunisia, this formalization happens in two steps: authentication of signatures at the municipality, then registration at the Recette des Finances (the tax office for the district).
This is the minimum number of original lease copies to prepare and have signed by both parties.
Once the signatures are certified, the file is submitted to the competent Recette des Finances. It generally includes the three original copies, a copy of the applicant’s (often the landlord’s) annual income declaration, and any necessary certified copies. The finance officer then calculates the registration fees based on the annual rent and use (residential, commercial, agricultural). For a lease for economic use, the mentioned rule is a fee equivalent to 1% of the annual rent, with a minimum of 40 dinars for commercial leases. For residential use, the amounts are more modest but variable.
A contract must be registered within 60 days of its signature. Beyond this deadline, late payment penalties are added to the fees due. Once the fees are paid, the Recette generally returns the registered copies within 24 hours. This registration provides legal security, serving as dated proof in case of dispute, and is necessary for declaring rental income to the tax authority.
How Much is a Long-Term Rent in Tunisia?
Beyond the law, it is obviously market prices that guide the choice of housing. Tunisia remains significantly cheaper than most European countries, but the differences between regions, neighborhoods, and property types are substantial.
Recent data for Tunis shows that average monthly rents are around $423 for a one-bedroom apartment, $488 for a two-room, $716 for a three-room, and $814 for a property with four or more bedrooms. In dinars, a one-bedroom apartment downtown rents for an average of around 683 dinars, with a common range between 460 and 1,000 dinars. In the suburbs, the rent drops to about 470 dinars on average, sometimes starting at 300 dinars in the most affordable neighborhoods.
The median monthly rent for a three-room apartment downtown in Tunis is approximately 1,120 dinars.
In other cities, the trend is generally lower compared to the capital. In medium-sized cities or less sought-after neighborhoods, it is possible to find apartments starting at 450 dinars per month, or even less, especially for studios or small two-rooms. Several sources also cite rents in dollars: from about $300 to over $1,000 for a three-room apartment downtown in major cities like Tunis or Sfax, and over $3,000 monthly for a luxury villa with a pool in Tunis or its upscale suburbs.
Some references to better visualize the scales of size, distance, and time in the universe
Scale from a few centimeters to a few meters, corresponding to objects in our daily lives.
From a few thousand kilometers (Earth) to a few hundred thousand kilometers (Jupiter).
Distances between stars measured in light-years. The Sun is 8 light-minutes from Earth.
Our galaxy, the Milky Way, extends over about 100,000 light-years in diameter.
Estimated radius of about 46.5 billion light-years, containing hundreds of billions of galaxies.
| Type of Housing / Location | Average Monthly Rent (TND) | Typical Range (TND) |
|---|---|---|
| Studio – Tunis, Center | ≈ 358 USD (equiv. TND) | – |
| 1 Bedroom – Tunis, Center | 683 | 460 – 1,000 |
| 1 Bedroom – Tunis, Outside Center | 470 | 300 – 800 |
| 3 Bedrooms – Tunis, Center | 1,120 | 800 – 1,500 |
| 3 Bedrooms – Tunis, Outside Center | 770 | 500 – 1,400 |
| Furnished 45 m² Studio – “Normal” Zone (Tunisia) | 527 | – |
| Furnished 85 m² – “Normal” Zone (Tunisia) | 1,006 | – |
| Min. Apartment (Tunisia, entry-level) | 450 | – |
| 4-Room Villa – Upscale Neighborhoods (e.g., Northern Suburb) | ≈ 4,000 | – |
These figures remain indicative: the most prestigious neighborhoods in Tunis (Berges du Lac, Jardins de Carthage, La Marsa, Gammarth) can soar far beyond, with purchase prices reaching 12,000 dinars per square meter for very high-end properties. Conversely, more industrial cities like Sfax offer some of the most affordable housing in the country.
For an expatriate, international comparisons also provide a benchmark: a single person in Tunis spends an average of around $577 per month, including housing, and a family of four about $1,402, according to cost-of-living aggregators. Long-term rental remains significantly more economical than a hotel stay or tourist rental like Airbnb, whose monthly medians exceed $1,300 to $2,500 in Tunis.
Security Deposit, Rent, and Payment Terms
In Tunisia, the practice of a security deposit is widespread. The owner almost always requests a sum equivalent to one or two months’ rent at the time of signing. For an unfurnished property, it’s common to limit it to one month’s rent excluding charges; for a furnished one, the deposit can reach two months. The texts regulating residential rental indicate that one cannot legally demand more than two months’ rent, even for furnished properties.
The security deposit is a sum paid by the tenant to cover potential unpaid rent or significant damage. It should be placed in a separate account, and a receipt must be given to the tenant. At the end of the lease, the landlord must justify any deductions with evidence (photos, quotes, invoices) and return the balance within a reasonable time (generally one to two months). It’s important to note that this deposit cannot be used to pay the last month’s rent without explicit agreement between the parties.
Rent is paid according to what was negotiated in the lease. Monthly payment remains the most common, but some landlords require quarterly or annual payments, especially when the tenant is a foreigner or the amount is high. There is some freedom regarding the payment method (cash, transfer, check), but it is crucial for the tenant to keep all receipts or bank records. The Tunisian administration may, in fact, request this proof of payment upon leaving the country, particularly if the stay has been long.
In case of late payment, the landlord can send a written formal notice. If the arrears persist, it is generally necessary to allow a period of at least 15 days to regularize the situation before being able to initiate judicial eviction proceedings.
Agency Fees: Who Pays What?
Many long-term rentals, especially in large cities, go through a real estate agency. Fees are regulated by Tunisian law, notably by Law No. 55 of June 23, 1981, supplemented by Law No. 77 of August 8, 2005. These texts specify that commissions are definitively acquired by the agency upon signing the lease agreement.
In practice, several fee structures exist. An agency may charge the equivalent of one month’s rent, payable by the tenant, the landlord, or shared. Other structures apply a percentage, such as 5% of the annual rent paid by each party for the first year. Some ask for one month’s rent excluding VAT from each party, with a minimum total of two months’ rent excluding VAT. Commissions amounting to 8% of the rental value are also mentioned.
The following table illustrates some observed configurations:
| Commission Scheme | Beneficiary / Payer | Comment |
|---|---|---|
| 1 month’s rent | Paid by tenant or landlord | Common formula for residential leases |
| 1 month’s rent (excl. VAT) per party | Tenant + Landlord | Total commission min. = 2 months’ rent excl. VAT |
| 5% of annual rent | Each party (1st year only) | More typical for some structured networks |
| 8% of rental value | Variable | Reported in a specific context |
| 10% of total rent capped (e.g., Nomad) | Variable | Example given for a specific actor |
These fees compensate for property search, advertising, organizing viewings, advice, negotiation, drafting the lease, and preparing the file for registration. Some players are willing to discuss their rates, especially for high rents or long-term contracts.
For the occupant, it is essential to factor agency fees into the initial setup budget, along with the security deposit and first month’s rent. In some cases, these fees (agency and contract) can add to the deposit and advance rent and represent several hundred additional euros. Therefore, it is crucial to request a precise breakdown of these fees from the start and verify if they are shared with the owner.
Where to Rent: Overview of Main Areas and Neighborhoods
Location remains decisive in choosing a long-term rental. In Tunisia, the market is structured around a few major hubs.
The rental supply is concentrated in Tunis. The Berges du Lac (Lac 1, Lac 2) form a modern business center with embassies and upscale housing. The northern suburbs (La Marsa, Carthage, Gammarth) attract expatriates with villas and upscale apartments close to the sea. Recent and sought-after neighborhoods include Les Jardins de Carthage and Tunis Ennasr. For more affordable rents, consider areas like Ain Zaghouan or certain sectors in southern Tunis.
On the coast, Hammamet, Sousse, Monastir, Djerba offer varied options, from modest apartments to comfortable vacation villas. These regions, heavily marked by tourism, see high demand for seasonal rentals but also offer long-term leases, often cheaper outside the high season.
In industrial cities like Sfax or some regional capitals inland, rents are among the most affordable in Tunisia. These cities offer a significant stock of mid-size apartments, suitable for long-term family or professional relocation.
This national context is also supported by a globally dynamic real estate market. Apartment prices increased by about 6.82% in one year in the third quarter of 2025, reaching a national average of 329 dinars per square foot, and 377 dinars in Tunis, with even an annual increase of 16% in the capital. Over the 2011–2021 period, residential prices more than doubled nominally, even if the real increase adjusted for inflation is closer to 20%. This rise is partly reflected in rents, but they remain relatively attractive for foreign incomes.
Tenant Rights and Obligations
Renting a property in Tunisia, even long-term, does not equate to “buying” absolute rights over the dwelling. However, the tenant benefits from a relatively solid base of guarantees.
The landlord must provide a decent, healthy, and safe dwelling without major risks. They are responsible for major repairs and heavy maintenance. The tenant has the right to peaceful enjoyment of the premises: the owner cannot enter the property without reasonable notice (often 24 hours) and a legitimate reason, except in emergencies (e.g., water leak).
The right to privacy is accompanied by the possibility to contest an abusive notice or eviction before the courts. The texts stipulate that lease termination must follow a procedure and a notice period, except in cases of serious breach. The tenant can also request repairs for serious breakdowns not attributable to them, or even seek a rent reduction if a significant defect makes the use of the property difficult or partial.
The tenant must pay rent and charges on time, use the property responsibly (“as a prudent administrator”), and perform routine maintenance. They cannot modify the premises, sublet, or assign the lease without the landlord’s written consent. In case of dispute, they cannot unilaterally suspend rent payment; they must initiate a formal notice, negotiation, and then, if necessary, go to court.
Landlord Rights and Obligations
On the owner’s side, the most obvious right is to receive the agreed rent at the set due dates, as well as respect for the property’s intended use (residential use, respect for neighbors, absence of illicit activity). They can, subject to respecting the tenant’s privacy, request to inspect the premises at reasonable intervals to check their condition or to show them to future buyers or tenants near the end of the lease.
The landlord is required to maintain the property and carry out necessary repairs to keep it habitable. They must respect the lease duration and cannot unilaterally change its conditions, notably the rent amount. To revise the rent, they must use the mechanisms provided in the contract or, failing that, rely on the law, which authorizes reasonable increases upon renewal, sometimes indexed to an indicator like the rent index.
In case of tenant default (unpaid rent, serious damage), the owner has the right to act to recover their property, but through a judicial procedure. In buildings covered by the highly protective 1976 law, their room for maneuver is more limited, as eviction is only possible in limited cases, with a six-month notice.
Notice, Termination, and End of Lease
Whether tenant or landlord, terminating a long-term lease is not done overnight. A basic rule found in most contracts is the necessity of written notice, often three months, delivered by registered letter or an equivalent method providing proof of receipt.
For a fixed-term contract, the lease ends on the agreed expiry date. The landlord must generally inform the tenant of their intention not to renew with a three-month notice. The tenant can give notice before the end of the contract by respecting the stipulated notice period, but it is not advisable to leave before the first year, under penalty of fees or the obligation to pay until re-rental. Exceptions exist for legitimate reasons, such as a dwelling becoming uninhabitable or serious breaches by the landlord.
For indefinite-duration or month-to-month contracts, the notice period is often one month for a monthly rental, but it can reach three months depending on the use or what the lease stipulates. When no period is stipulated, courts refer to customary practices or the general provisions of the COC.
In the absence of an initial condition report, the presumption works in favor of the landlord: the tenant is deemed to have received the property in good condition. Therefore, a detailed, dated inventory upon arrival is crucial. Comparison with the exit condition report allows establishing the list of repairs to be charged to the tenant or verifying the absence of damages, a condition for the swift return of the security deposit.
Eviction and Disputes: A Regulated Procedure
When all goes well, long-term rental proceeds without major conflict. But in case of a serious problem, Tunisian law imposes a specific chain of actions before arriving at the physical eviction of an occupant.
In case of unpaid rent, the landlord must first send a written formal notice, granting a period of at least 15 days to regularize. If the tenant does not pay and does not propose a payment schedule, the owner can go to court to request termination of the lease and eviction. For violations of essential clauses (prohibited subletting, serious nuisance, illicit activities), a written warning followed by a period to comply (often 30 days) is generally required before resorting to a judge.
The judicial procedure can take time, contributing to the perception of a system slightly favorable to tenants. The judge assesses the seriousness of the breaches, may try to promote an amicable solution, or set a repayment plan before ordering eviction. During all this time, the landlord cannot take the law into their own hands by cutting off electricity or changing the locks: such practices would be illegal.
Disputes can also concern the return of the security deposit, repairs, or contract interpretation. In these cases, mediation is often encouraged, whether by specialized bodies or lawyers. If mediation fails, the judicial route remains open, with the need for both tenant and landlord to present a solid file: copy of the lease, proof of payment, photos, email or letter exchanges.
Rental Market, Yields, and Attractiveness for Investors
Long-term rental in Tunisia is not only about households seeking housing; it also interests a growing number of local and foreign investors. The Tunisian residential market has strengthened in recent years, in a context of gradual economic recovery and tourism restart after the pandemic.
Average gross rental yield in Tunisia in the second quarter of 2025.
For an investor targeting long-term rental, these figures are all the more attractive as taxation on rent from an unfurnished property is almost non-existent, while it remains low for furnished rentals. Transaction costs (registration fees, notary fees, capital gains tax) are considered moderate compared to many other markets.
Number of international visitors to Tunisia in 2024, in millions.
Specialized companies, like certain property managers, indeed offer rental management services for owners: rent collection, organizing repairs, payment tracking, assistance with dispute resolution. These services are generally billed between 5% and 10% of the annual rental income, allowing absentee or foreign owners to secure their investments remotely.
Practical Steps to Find and Secure a Rental
Beyond legal and financial considerations, renting a property long-term in Tunisia requires some common-sense reflexes, as well as attentiveness specific to this market.
The search often starts online, via local real estate portals, classifieds, or social media groups. Word-of-mouth and agencies remain very effective, especially when targeting a specific neighborhood. Visiting properties in person is essential: it allows assessing the environment, noise, light, finish quality, and equipment—elements difficult to gauge from photos.
It is recommended to perform a comprehensive entry condition report, room by room, in the presence of the owner or their agent. Note all defects (cracks, paint, faucets, condition of appliances) and verify the presence of individual meters. Attach timestamped photos and have the document signed by both parties. This file will serve as a reference at the end of the lease to distinguish normal wear and tear from damages.
It can be valuable to have a trusted third party, a French-speaking friend, agent, or lawyer, present at signing, especially if one is not comfortable with legal terminology or Arabic. When the lease is drafted only in Arabic, do not hesitate to demand a translation or at least a line-by-line explanation of key clauses.
Upon moving into a new dwelling, it is imperative to update the public utility accounts (electricity, water, gas, internet) to the new tenant’s name, as per the lease. A good practice is to read the meter indexes on the day of moving in, photograph them, and request a status reading from the providers. This step avoids paying for the previous occupant’s consumption and limits disputes at the end of the tenancy.
Conclusion: An Accessible Market Demanding Rigor
Renting a property long-term in Tunisia remains, for a resident or an expatriate, a financially interesting option, whether to live in Tunis, enjoy an apartment with a sea view in Hammamet, or settle a family in Sousse or Sfax. Rents remain lower than in many capitals, yields for owners are decent, and the legal framework, while not perfect, offers reasonable protection to both parties.
Despite the market’s attractiveness, caution is advised. The tenant must read their lease carefully, demand a detailed condition report, keep their receipts, understand the rules of the security deposit and notice, and possibly use a professional for translation or negotiation. The landlord, for their part, must register their contracts, respect the legal procedures for formal notice and eviction, ensure maintenance of the property, and comply with their tax obligations.
By combining these few principles of vigilance with good knowledge of local practices, long-term rental in Tunisia can proceed smoothly, offering each what they expect from it: stability and security for the tenant, yield and asset appreciation for the landlord.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
