F4 (4 rooms, 100-140 sqm) remains in 2026 Algiers' standard family format for 3-4 children or multi-generation families. Price: 18M DZD Bab Ezzouar to 45M DZD Hydra. Furnished rent 90-180k DZD/month, 4-6% yield. This 2026 guide prices 15 family-priority districts (school proximity, greenery, safety) and details for each: median price, rent, nearest school, 5-year added-value, typical family file.
F4 15-family-district Algiers 2026 barometer
Typical 2026 F4 120 sqm price per family district: Bab Ezzouar 18-22M; Kouba 19-24M; Bologhine 22-27M; Bordj El Kiffan 20-25M; Draria 22-28M; Ouled Fayet 22-27M; Chéraga 25-31M; Aïn Benian 26-32M; Rahmania 28-34M; Bir Mourad Rais 28-35M; Dély Ibrahim 32-40M; Ben Aknoun 34-42M; El Biar 36-45M; Hydra 38-45M; Staoueli 28-34M. F4 is 40-55% more expensive than equivalent F3 but adds 25-30 sqm essential: parental suite, separate children rooms, office/playroom, storage.
F4 observed rent per district 2026
2026 monthly F4 120 sqm furnished rent: Bab Ezzouar 90-110k DZD; Kouba 95-115k; Bologhine 110-135k; Chéraga 120-145k; Draria 105-130k; Dély Ibrahim 140-170k; Ben Aknoun 150-185k; El Biar 155-185k; Hydra 160-200k; Bir Mourad Rais 125-150k. Unfurnished F4 rents 25% less but generates rare stability (40+ couples with 3-4 school-age children = 5-10 year lease, no vacancy). For patient investor, unfurnished family F4 is ultra-safe rent.
Typical family case: couple 38/40, 3 kids buys F4 Chéraga 28M
2026 simulation: couple 38/40, 3 children (5, 9, 12), cumulated income 500,000 DZD/month. Priorities: bilingual Petits Chats school (Chéraga), greenery, safety. F4 purchase 130 sqm 28M DZD. 25% down = 7M + 8% fees (2.24M) = 9.24M out of pocket. Loan 21M over 20 years at 5.00%: installment 138,596 DZD + ADE 6,125 = 144,721. 29% of income → CNEP OK 60 days. This F4 will serve 15+ years (until children's higher studies) then resale or legacy.
15-district F4 ROI ranking: Bab Ezzouar 5.4% top
2026 F4 net ROI per district: 1. Bab Ezzouar 5.4%; 2. Kouba 5.2%; 3. Bordj El Kiffan 5.0%; 4. Bologhine 4.9%; 5. Draria 4.7%; 6. Ouled Fayet 4.6%; 7. Chéraga 4.4%; 8. Aïn Benian 4.3%; 9. Rahmania 4.2%; 10. Staoueli 4.1%; 11. Bir Mourad Rais 4.0%; 12. Dély Ibrahim 3.8%; 13. Ben Aknoun 3.5%; 14. El Biar 3.3%; 15. Hydra 3.1%. F4 has lower rental ROI than F1-F3 (family primary residence rather than pure investment) but offers strong 6-9%/year added-value and social status.
Schools + services per district: decisive family criterion
Reference private primary/college per F4 district: Chéraga → Petits Chats (LSF), 500 pupils, 350-500k DZD/year. Ben Aknoun → French School of Algiers (Lycée A. Malraux), 3,000 pupils, 750k-1.2M DZD/year. Hydra → Alexandre Dumas International Lycée, AFEE prep 850k-1.4M DZD/year. Dély Ibrahim → El-Idrissi Bilingual School, 400 pupils, 400-600k DZD/year. Bab Ezzouar → public schools + Ariche school group, 250-400k DZD/year. 3-children school budget weighs 1.5-3M DZD/year — integrate to purchase reasoning.
F4 financing: 25% down, 100-180k DZD monthly over 20 years
Borrowing for F4 requires solid income: 20-25M DZD borrowed over 20 years at 5.00% = 132-165k DZD monthly, plus ADE (5,500-6,875 DZD) and home insurance (2,000 DZD). Total 140-175k DZD/month charges. To stay under 35% net income bank requirement, need cumulated couple income ≥400,000 DZD/month. Alternative: extend to 25 years to lower installment to 116-145k DZD (but total interest cost +30%).
Frequently asked questions
Are these district prices updated 2026?
Benchmarks rely on the Kloufi listings index (over 850,000 market listings indexed, September 2026), recalculated daily. These are asking prices from listings, not notarial sale prices.
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 the callback free?
Yes. After online estimation, A DZ-Immobilier adviser calls back within 48 hours (business days) to refine and support you (purchase, sale, rental, financing).