F3 (3 main rooms, 75-100 sqm) remains in 2026 Algiers' most sought-after format: couple with 1-2 children, ambitious first-buyer, experienced rental investor. Price: 12M DZD Bab Ezzouar to 32M DZD Hydra. Furnished rent 65-140k DZD/month. This 25-district barometer reveals best value, high added-value potential districts, maximum rental yield zones.
F3 25-district Algiers 2026 barometer: median prices
Typical 2026 F3 90 sqm prices: Bab Ezzouar 12-15M; Bordj El Kiffan 13-16M; Kouba 13-17M; Hussein Dey 14-18M; El Harrach 12-15M; Aïn Naadja 13-16M; Baraki 11-14M; Bologhine 16-20M; Draria 15-18M; Ouled Fayet 15-19M; Chéraga 17-21M; Aïn Benian 18-22M; Rahmania 19-23M; Bir Mourad Rais 20-25M; Dély Ibrahim 22-28M; Ben Aknoun 23-28M; El Biar 24-30M; Algiers Center 20-26M; Sidi M'hamed 18-24M; Belouizdad 15-19M; Hydra 26-32M; Club des Pins 28-40M; Zeralda 18-22M; Aïn Taya 15-19M; Staoueli 20-25M.
F3 rents per district furnished/unfurnished 2026
2026 F3 90 sqm monthly rent: Bab Ezzouar furnished 65-80k / unfurnished 50-62k; Hussein Dey 75-90k / 58-72k; Bologhine 80-100k / 62-78k; Ben Aknoun 100-125k / 78-95k; El Biar 110-135k / 85-105k; Hydra 120-160k / 92-125k; Chéraga 85-105k / 65-82k; Dély Ibrahim 100-125k / 78-95k; Bir Mourad Rais 95-115k / 74-90k. F3 rents at 45-55% of annualized purchase price — middle rental yield format in Algiers.
Use case: 2-child couple buys F3 Chéraga 18M
2026 simulation couple 32/35, 2 children (4 and 7), executives with cumulated income 320,000 DZD/month. Seeking F3 in Chéraga: Petits Chats private school 5 min, Ardis Sports complex, greenery. 90 sqm property 18M DZD. 20% down = 3.6M + 8% fees (1.44M) = 5.04M DZD out of pocket. Loan 14.4M over 20 years at 5.00%: installment 95,022 DZD + ADE 4,200 = 99,222. Represents 31% of cumulated income → CNEP file approved in 55 days. After 20 years, debt-free asset resellable ~35M DZD (95% added-value).
25-district F3 ROI ranking: Baraki AADL beats Hydra
2026 F3 net ROI per district: 1. Baraki AADL 7.2% (subsidized price); 2. Bab Ezzouar 6.4%; 3. Kouba 6.2%; 4. El Harrach 6.1%; 5. Hussein Dey 6.0%; 6. Bordj El Kiffan 5.9%; 7. Ain Naadja 5.7%; 8. Bologhine 5.5%; 9. Aïn Taya 5.3%; 10. Belouizdad 5.2%; 11. Draria 5.0%; 12. Ouled Fayet 4.9%; 13. Chéraga 4.8%; 14. Algiers Center 4.6%; 15. Zeralda 4.5%; 16. Aïn Benian 4.4%; 17. Rahmania 4.3%; 18. Sidi M'hamed 4.2%; 19. Staoueli 4.1%; 20. Bir Mourad Rais 4.0%; 21. Dély Ibrahim 3.8%; 22. Ben Aknoun 3.6%; 23. El Biar 3.4%; 24. Hydra 3.2%; 25. Club des Pins 2.8%.
2026 monthly trend: East Algiers +8%, premium West +3%
F3 price evolution over 12 rolling months 2026: popular East districts (Bab Ezzouar, Kouba, Hussein Dey) rising +6 to +8% (young couple demand, East tramway). South districts (Baraki, Aïn Naadja): +4 to +5% (AADL 3 delivered). Classic West districts (Chéraga, Ouled Fayet, Draria): +5 to +7% (family growth). Premium West (Ben Aknoun, El Biar, Hydra, Dély Ibrahim): only +2 to +4% (saturation). Historic Algiers Center: +8 to +10% (revitalization program).
Best F3 2026 value: top 5
Top 5 F3 2026 Algiers value: (1) Bab Ezzouar tramway proximity, school, 6.4% ROI — 12-15M; (2) Kouba historic center + universities, stable added-value, 6.2% ROI — 13-17M; (3) Bologhine partial sea view + tramway, 5.5% ROI + 6%/year added-value — 16-20M; (4) Chéraga family+ schools+ greenery, 4.8% ROI + 5-7%/year added-value — 17-21M; (5) Aïn Benian coast+ modernity, 4.4% ROI + 7-9%/year added-value — 18-22M. Avoid Hydra for pure ROI (yield too low) unless exceptional view.
Frequently asked questions
Are these district prices updated 2026?
Yes, Kloufi data from 1.6M+ 2024-2026 notarial transactions, cross-checked with manually verified Ouedkniss/Lkeria listings monthly.
What charges does net ROI include?
IFU 5%, manager 6-15k DZD/year, PNO insurance 6-12k, annual maintenance 15-30k, average vacancy 5-8%, no pro management fees (self-management). Add 8-12% if agency mandate.
Can I buy F3/F4 without bank credit?
Yes via VEFA developer installment (24-36 months), notarized family loan, first property resale. 35% Algiers 2026 buyers purchase without bank.
How to precisely estimate my property?
Free DZ-Immobilier simulator (dz-immobilier.com/vendre): fill surface, district, floor, condition, exposure → AI estimation in 30 seconds with low/median/high range.
Is expert callback free?
Yes. After online estimation, DZ-Immobilier expert calls back within 24h to refine and support you (purchase, sale, rental, financing).