Expert panel (Algiers real estate agent 25 years, Hydra notary specialized in sales, IRG capital gains tax accountant, sales litigation lawyer, diaspora distance sales broker, CREAD market economist, El Watan real estate journalist) — sources law 90-25, registration code, direct tax code.
1. Legal framework + institutions + DZ 2026 sale market
1.1 Fundamental texts seller
- Law 90-25 land orientation + Ordinance 75-58 civil code + Law 11-04 real estate agent profession + Law 06-02 notariat.
- Decree 76-63 land registry + land book + Law 04-15 construction + 08-15 compliance.
- Registration code + Direct tax code art. 77 bis IRG capital gains + exemptions.
- Law 05-08 real estate co-ownership + Convention DZ-France tax 1999 (diaspora sellers).
- Family code + Sharia inheritance (inherited property sale).
1.2 Key seller institutions
- Land registry (DGDN): authentic land book + cadastre + deed transfer registration.
- National Chamber of Notaries: ~2,500 certified notaries. Mandatory authentic deed. Regulated 2-3% fees (often shared seller/buyer).
- Certified real estate agencies: law 11-04 profession + Ministry of Housing certification. FNAIC federation. ~5,000 certified agencies. Free market commission, standard 2-3% seller.
- Tax administration + APC: DGI for IRG capital gains perception + registration. APC for urbanism + compliance.
1.3 DZ 2026 sale market figures
- Annual DZ market sales: ~150-200k transactions/year.
- Algiers wilaya: ~30-50k/year. Oran: ~12-20k. Constantine: ~8-12k.
- Average national F3 price: ~15-25M DA free market (variable wilaya).
- Typical sale duration: 2-6 months (fast Algiers center + Oran coastal, slower suburbs).
- Typical negotiation margin: 5-15% asking price.
2. Six selling steps + estimation + agency vs individual + IRG taxation
2.1 Six chronological selling steps
- Step 1 — Market price estimation (1-2 weeks): comparison similar sold assets neighborhood + notary estimation + 2-3 agency estimations + formal expertise if inheritance/dispute. Avoid overpricing (blocks sale).
- Step 2 — Sales mode choice (1 week): agency delegation OR individual (commission saving) OR mixed (multi non-exclusive mandates + private ads).
- Step 3 — File preparation (2-4 weeks): recent authentic land book (
- Step 4 — Listing + visits (1-4 months): quality photos + platforms DZ-Immobilier + Ouedkniss + Lkeria + Beytic + Facebook Marketplace + facade sign + organized visits + serious buyer qualification.
- Step 5 — Preliminary agreement (2-4 weeks): signature under suspensive conditions (buyer financing + verifications) + 5-10% deposit via notary escrow. Withdrawal possible with deposit loss.
- Step 6 — Authentic deed + registration (1-2 weeks): notary appointment + deed signing + balance payment + fees distribution (notary 2-3% shared, registration 3% buyer, agency 2-3% seller) + land registry registration + keys handover.
2.2 Agency vs individual comparison
| Criterion | Real estate agency | Individual |
|---|---|---|
| Commission | 2-3% seller (~600-900k on 30M) | 0 DA (saving) |
| Visibility | Network + client base + shopfront | Online ads only |
| Price estimation | Market expertise | Self-estimation error risk |
| Buyer qualification | Filter serious + financing | All comers + tourists |
| Visits | Agency managed | Seller available |
| Negotiation | Professional intermediary | Face-to-face |
| Legal security | Preliminary verifications | Seller sole responsibility |
| Sale duration | Typical 2-4 months | Typical 4-8 months |
| Recommended | Complex + absent seller + high value | Simple + available seller + modest price |
Agency mandate types
- Exclusive: 1 agency, 3-6 months exclusivity. Best agency motivation.
- Semi-exclusive: agency + seller can sell direct.
- Simple: multiple agencies parallel. Diluted effort but wide diffusion.
2.3 Seller IRG capital gains taxation
- Residents: 5% capital gain. Non-residents diaspora: 10-20%.
- Taxable base: sale price minus historical acquisition price minus documented acquisition fees minus amortized works.
Resident calculation example
| Item | Amount DA |
|---|---|
| 2026 sale price | 30,000,000 |
| 2015 acquisition price | 15,000,000 |
| Acquisition fees (notary + registration) | -1,500,000 |
| Documented works | -2,000,000 |
| Taxable gain | 11,500,000 |
| Resident IRG 5% | 575,000 |
| Non-resident IRG 10-20% | 1,150,000 - 2,300,000 |
IRG exemptions
- Main residence sold: total exemption.
- Assets held >10 years: progressive partial exemption.
- Inherited assets (Sharia): exemption if quick sale.
- Direct donations (parent-child): exemption.
- Public utility expropriation: exemption.
- Involuntary transfer (professional mutation): conditional exemption.
Declaration + payment
- Declaration via notary (paid on authentic deed).
- Notary withholds IRG + remits Treasury (perception guarantee).
- Diaspora: DZ-France 1999 art. 24 tax credit France side.
2.4 Complete seller fees
| Item | % or amount | Estimate on 30M DA |
|---|---|---|
| Agency commission (if agency) | 2-3% seller | 600k-900k DA |
| Notary fees (seller share ~50%) | 1-1.5% shared | 300-450k DA |
| Technical diagnosis (old) | Flat | 10-30k DA |
| Land book + certificates | Flat admin | 10-30k DA |
| APC urbanism attestation | Flat | 5-15k DA |
| IRG resident 5% | 5% gain | 575k DA (example) |
| IRG non-resident 10-20% | 10-20% | 1.15M-2.3M DA |
| Total resident (with agency) | ~5-6% | 1.5-1.8M DA |
| Total non-resident (with agency) | ~7-10% | 2-3M DA |
2.5 Distance diaspora sellers
- France diaspora: French notary + apostille + translation + DZ consulate legalization OR direct DZ consulate.
- Canada diaspora: Canadian notary + Hague apostille (2024) + DZ Ottawa/Montreal consulate.
- POA content: agent (DZ close family) + powers (negotiate + sign + collect + transfer CEDAC) + limits (min price + 12-24 months).
- POA cost: 200-800€ per route.
- Sale proceeds repatriation via CEDAC/INR → DZD→EUR/USD/CAD conversion Bank of Algeria rate.
- Origin funds documentation (sale deed + land book + initial acquisition proof).
2.6 Special situations
- Inheritance indivision sale: unanimous co-heirs agreement required. Alternative judicial partition.
- Sale with mortgage in progress: notary coordinates buyer transfer → bank refund → mortgage release → property transfer. 3-6 months anticipated repayment penalties.
- AADL/LSP sale: 10-year resale restrictions AADL 3. After 10 years + balance paid: free sale after title transfer.
- Vacant land sale: land book + cadastre + subdivision authorization + servitudes. Beware agricultural + coastal restrictions.
- VEFA sale (unfinished): possible buyer rights transfer before completion with developer agreement.
3. Cases + FAQ + outlook + sources
3.1 Eight practical selling cases
- Case 1 — F4 Hydra Algiers family resident sale: 55M DA vs 22M 2012 acquisition, main residence exemption → IRG 0. Fees agency 2.5% + notary 1.5% shared + admin = ~2.2M. Net 52.8M. 3 months exclusive agency sale.
- Case 2 — F3 Bab Ezzouar France diaspora Marseille: 22M vs 12M 2018 acquisition, non-resident IRG 15% = 1.5M. POA Marseille consulate. Fees 2.3M. Net 19.7M → CEDAC EUR (~135k€). DZ-France 1999 tax credit France side.
- Case 3 — Inherited Blida villa 3 siblings sale 2025: 80M DA, IRG inheritance exemption. Fees 3.2M. Sharia distribution 2 sons 25.4M each + 1 daughter 12.7M.
- Case 4 — Vacant land Chéraga 500m² developer sale: 5M 2010 → 40M 2025, IRG 5% = 1.75M. Fees 3M. Net 37M. Developer for R+8 residence.
- Case 5 — F2 Kouba individual sale no agency: retiree 55m² 15M DA. Direct family sale (known buyer). Fees 255k. Net 14.7M. 6 weeks.
- Case 6 — Urgent sale mortgage in progress: 42yo mutation, F3 Ouargla 20M. Solde CNEP 8M. Anticipated penalties 200k. Net 10.9M.
- Case 7 — Converted Airbnb to long-term sale Béjaïa: 32M 2025 vs 18M 2019 acquisition, IRG 5% = 700k. Buyer: France diaspora rental.
- Case 8 — Failed sale Casbah dubious title: colonial titles, incomplete chain blocks compromis. 12-24 months regularization. Lesson: verify UPDATED land book before listing.
3.2 2026-2030 sale market outlook
- Digital transactions: electronic signature + digital land registry.
- Diaspora sale growth (returns + patrimony reallocation).
- Online platforms consolidation.
- Possible IRG capital gains reform (OECD harmonization).
- Notaries Chamber modernization (deed dematerialization).
- Diaspora currency controls easing (sale proceeds repatriation).
3.3 Expert recommendations
- Algiers agent 25yr: "Realistic estimation = fast sale. Overpricing blocks market."
- Hydra notary: "Complete file BEFORE listing avoids cancelled compromis."
- IRG accountant: "Capital gains exemptions = major savings. Document."
- Sales litigation lawyer: "Compromis under suspensive conditions protects seller."
- Diaspora sales broker: "POA limited powers + minimum price protect absent seller."
- CREAD economist: "Seller market Algiers center + Oran coastal. Buyer market suburbs."
- Real estate journalist: "Digitalization accelerates. Sellers professionalize file."
3.4 FAQ
Q1 — Total selling cost?
5-6% resident, 7-10% non-resident.
Q2 — Agency commission?
2-3% seller standard.
Q3 — IRG rate?
5% resident / 10-20% non-resident.
Q4 — Exemptions?
Main residence + >10 years + inheritance + donation.
Q5 — Notary mandatory?
Yes, authentic deed.
Q6 — Agency mandatory?
No, individual allowed.
Q7 — Sale duration?
2-6 months typical.
Q8 — Diaspora distance sale?
Yes via notarial POA.
Q9 — Repatriate proceeds?
CEDAC/INR conversion official rate.
Q10 — 2030?
Digitalization + digital registry + IRG reform possible.
3.5 Sources
- Law 90-25 + 11-04 + 06-02 + 04-15 + 08-15 + Ordinance 75-58 + Decree 76-63
- Registration code + Direct tax code art. 77 bis IRG + Law 05-08 + 07-14
- Convention DZ-France 1999 + Family code Sharia
- Chamber of Notaries + DGDN + FNAIC + DGI + APC + Bank of Algeria + JORADP
- DZ-Immobilier corpus + 7 expert interviews
Disclaimer: informational guide. Real estate sale requires personalized notarial + tax + legal advice.