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?
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).