National market investigation — Algiers, Oran, Constantine, Annaba, Sétif, Béjaïa: medians, 5-year trends, regional catalysts.
Methodology and sources — 10,000+ Kloufi transactions
This comparative analysis relies on three cross-referenced sources: Kloufi database (1.6M listings 2018-2026), DGI fiscal scale, and 6-LLM consensus (99.9% HIGH reliability).Algiers (wilaya 16) — the national reference
2026 median price: 154,206 DZD/m² (Kloufi, n=6,909 apartment transactions). The Algiers median is pulled down by inclusion of vast working-class peripheries (Baraki, Birtouta, Bordj el Kiffan) balancing ultra-premium neighborhoods (Hydra, El Biar, Club des Pins). Intra-wilaya gap reaches factor 5.Tier segmentation (2026)
- Premium: Hydra, El Biar, Club des Pins — 300,000 to 500,000 DZD/m²
- Mid-range: Bab Ezzouar, Kouba, Dely Ibrahim — 150,000 to 250,000 DZD/m²
- Affordable: Baraki, Birtouta, Bordj el Kiffan — 100,000 to 160,000 DZD/m²
2021-2026 trend: +12.5%/yr weighted
Detailed analysis available in our dedicated article Algiers Price per m² 2026 by Neighborhood.Oran (wilaya 31) — the premium paradox
2026 median price: 289,474 DZD/m² (Kloufi, n=1,729 transactions). Oran's higher median than Algiers surprises observers unfamiliar with Algerian market. This apparent paradox reflects composition factors: no vast working-class peripheries, concentration on seafront transactions (Aïn El Turck, Canastel), and active Spain diaspora contributing to premium flows.Tier segmentation (2026)
- Premium seafront: Aïn El Turck, Canastel — 250,000 to 400,000 DZD/m²
- Bir El Djir & university pole: USTO, Bir El Djir — 180,000 to 280,000 DZD/m²
- Periphery: Es Senia, Sidi Chahmi, Bethioua — 120,000 to 220,000 DZD/m²
2021-2026 trend: +11.2%/yr weighted
Detailed analysis in Oran Price per m² 2026 by Neighborhood.Constantine (wilaya 25) — capital of the east
2026 median price: ~250,000 DZD/m² (DZ-Immobilier engine estimate, partial Kloufi sample). Constantine holds strategic position as economic and university capital of eastern Algeria. Market marked by dichotomy between historic center and new poles like Ali Mendjeli (~200,000 inhabitants) which concentrates most transactions.Pole segmentation (2026)
- Historic center — 220,000 to 320,000 DZD/m²
- Ali Mendjeli (the new engine) — 150,000 to 250,000 DZD/m²
- Universities & Zouaghi — 180,000 to 280,000 DZD/m²
- Periphery (El Khroub) — 120,000 to 190,000 DZD/m²
2021-2026 trend: +10.8%/yr weighted
Key catalysts: Constantine tramway extension (2027, +15-20% on Ali Mendjeli), university hub (~120,000 students), Canada diaspora (Quebec) very active.Annaba (wilaya 23) — underexploited coastal potential
2026 median price: 152,128 DZD/m² (Kloufi, n=1,063 transactions). Annaba shows median comparable to Algiers, reflecting a market still undervalued given its potential: Algeria's third port, historic university (140,000 students), renowned Mediterranean corniche. Tourism development lag vs Oran constitutes an investment opportunity.Tier segmentation (2026)
- Seafront — 180,000 to 280,000 DZD/m²
- Downtown — 130,000 to 200,000 DZD/m²
- Periphery — 90,000 to 150,000 DZD/m²
2021-2026 trend: +8.5%/yr weighted
More moderate growth than Algiers or Oran, reflecting steel industrialization (El Hadjar Complex) that long oriented market toward working-class residential.Sétif (wilaya 19) — commercial hub of the high plateaus
2026 median price: 181,818 DZD/m² (Kloufi, n=503 transactions). Sétif stands out as commercial and industrial hub of the high plateaus. Its high median (181k vs 152k in Annaba) reflects a diversified economy: agro-food industry (Cevital, Sim Ras), El Eulma as main national wholesale market.Pole segmentation (2026)
- Historic downtown — 200,000 to 280,000 DZD/m²
- El Bez, Ain Trik (new residential poles) — 150,000 to 220,000 DZD/m²
- El Eulma (commercial satellite) — 120,000 to 180,000 DZD/m²
2021-2026 trend: +11.8%/yr weighted
Béjaïa (wilaya 06) — coastal Kabylia facing slowdown
2026 median price: ~180,000 DZD/m² (DZ-Immobilier engine estimate, partial Kloufi data). Béjaïa has singular profile: coastal university city historically carried by Kabyle diaspora in France. Local market has been experiencing documented slowdown since 2024 (-18% transactions over 24 months per our internal data) linked to EUR + French inflation conditions.Tier segmentation (2026)
- Seafront villas — 220,000 to 380,000 DZD/m²
- Downtown & port — 180,000 to 260,000 DZD/m²
- University periphery — 130,000 to 200,000 DZD/m²
2021-2026 trend: +6.5%/yr weighted (slowed)
Contrarian opportunity: slowdown creates unprecedented buyer negotiation power (10-15% negotiable discount on F3-F4 apartment excess stock). Optimal 2026-2027 window before anticipated recovery.National comparison and 2027-2030 hotspots to watch
Synthetic table — 6 wilayas 2026
| Wilaya | Median price DZD/m² | 5-year growth | Rental yield | Key catalyst 2027-2030 |
|---|---|---|---|---|
| Algiers (16) | 154,206 | +12.5%/yr | 3-7% | East/west tramway |
| Oran (31) | 289,474 | +11.2%/yr | 4-7% | Port + BRICS+ tourism |
| Constantine (25) | ~250,000 | +10.8%/yr | 5-7% | Ali Mendjeli tramway |
| Annaba (23) | 152,128 | +8.5%/yr | 6-8% | Tourism corniche |
| Sétif (19) | 181,818 | +11.8%/yr | 5-7% | Tech-park + El Eulma |
| Béjaïa (06) | ~180,000 | +6.5%/yr | 5-7% | Airport + A26 |
Three emerging hotspots to watch
- Blida-Boufarik (Wilaya 09): Algiers belt effect + university extension. Median ~130,000 DZD/m² with anticipated +13-15%/yr growth 2027-2030.
- Tipaza (Wilaya 42): coast + diaspora holiday homes + regional tourism. Villa median ~200,000 DZD/m² with anticipated +12-14%/yr growth.
- Boughezoul (Médéa 26): new administrative capital under construction. Emerging land at ~30,000 DZD/m² with potential +15-20%/yr over 10-15 years.
Editorial Q&A
Why is Oran more expensive than Algiers on median?
The apparent gap (289k vs 154k DZD/m²) reflects composition bias: Oran concentrates premium transactions, Algiers includes vast working-class peripheries pulling median down.Which wilaya offers the best rental yield?
Annaba (6-8% gross) leads, followed by Algiers peripheries (Baraki, Birtouta) at 6-7%.Should we fear market correction in 2027?
Our projections don't anticipate sharp correction. Central scenario (Brent 80 USD): +9-11% growth. Low scenario (Brent What optimal investment horizon?10-15 years to maximize IRR. Diversify on 2-3 wilayas with complementary profiles.Frequently Asked Questions
What is Algeria's median price per m² in 2026?
Per Kloufi data (kloufi.com), 2026 median prices: Algiers 154,206 DZD/m² (n=6,909), Oran 289,474 DZD/m² (n=1,729), Sétif 181,818 DZD/m² (n=503), Annaba 152,128 DZD/m² (n=1,063), Constantine ~250,000 DZD/m², Béjaïa ~180,000 DZD/m². Weighted annual growth 2021-2026: +10-14%.
Why is Oran more expensive than Algiers on median?
This apparent paradox (289,474 vs 154,206 DZD/m²) reflects composition bias: Oran concentrates transactions on premium segments (seafront, Bir El Djir), while Algiers includes vast working-class peripheries (Baraki, Birtouta) pulling median down.
Which wilaya offers the best rental yield?
Annaba (6-8% gross) leads major wilayas thanks to rents close to Oran but lower purchase prices. Algiers peripheries (Baraki, Birtouta, Bordj el Kiffan) reach 6-7%. Best yield/liquidity compromise: Bab Ezzouar (Algiers) and Bir El Djir (Oran) at 5.2-5.4%.
What hotspots to watch for 2027-2030?
Three emerging hotspots: Blida-Boufarik (Algiers belt + universities, anticipated +13-15%/yr), Tipaza (coast + diaspora holiday homes, +12-14%/yr), Boughezoul (new administrative capital, emerging land +15-20%/yr over 10-15 years horizon).
How does tramway impact real estate prices?
Economic impact studies (CETIM 2024) and our internal analyses anticipate +18 to +25% real estate appreciation within 500m of future stations over 24 months post-launch. Effect particularly significant in Algiers (east/west 2027-2028), Constantine (Ali Mendjeli 2027) and Oran.
Should we fear market correction in 2027?
Our quantitative projections don't anticipate sharp correction over 24 months on the 6 major wilayas. Central scenario (Brent 80 USD): +9-11% expected growth. Low scenario (Brent
What optimal investment horizon?
10-15 years to maximize IRR. Diversify on 2-3 wilayas with complementary profiles (e.g., Algiers premium + Sétif commercial + Constantine university).
How to get precise estimate for a given wilaya?
Use free DZ-Immobilier.com/en/vendre valuation engine integrating Kloufi data by wilaya × commune × category, DGI scale, and 6-LLM consensus. Estimate produced in 12 seconds with HIGH reliability reaching 99.9% on standard properties. Coverage of 58 wilayas and 1,029 communes.