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?
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.
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