La Marsa, Ain Zaghouan, Nabeul: Where Does Short-Term Rental Earn the Most in Tunisia?

This is the most mature and most competitive market in Tunisia for short-term rental. The clientele is international — French, Italian, Gulf travellers — but also high-end Tunisian guests. Seasonality is real but less extreme than at the coast: rentals run from March to November with a moderate dip in winter.

A well-positioned two-bedroom apartment in La Marsa typically achieves 150 to 280 DT per night on average, with peaks of 340–380 DT in July–August for properties with a pool or sea-view terrace. Competition is dense, which means listing quality and management genuinely affect your ranking position.

Main advantage: extended season, regular international clientele, premium image. Main limitation: purchase price per m² is the highest in the region, which reduces the gross return on investment. If you buy in La Marsa today, your rental yield will be lower than in 2020 — but the asset's capital value is also appreciating.

This may be the most interesting surprise of the past two years. Ain Zaghouan and the Zaghouan area are capturing a clientele that the traditional short-term rental market wasn't serving: Tunisians looking to escape the noise of Tunis for a weekend, enjoy green surroundings, and breathe fresher air in summer. The "local escape" trend that took hold in Europe has firmly established itself here too.

Prices are naturally lower — we're talking 80 to 150 DT per night for a comfortable property. But running costs are also much lighter: lower purchase prices, less competitive pressure, and often favourable weekend occupancy. The ideal profile for this area: a villa or riad with a garden, a pool if possible, and an authentic atmosphere. Glamping concepts and nature-luxury offerings have found their audience here.

Main advantage: less competition, loyal local clientele, more accessible initial investment. Main limitation: lower average nightly income, demand less predictable outside weekends and school holidays.

This is the area best known to foreign tourists — and also the most risky to approach without careful analysis. Hammamet generates impressive revenue in summer. We're talking 22 to 28 nights booked in July for a well-managed apartment or villa, at prices ranging from 200 to 500 DT per night depending on quality and proximity to the sea. In August, some properties reach 95% occupancy.

And yet many owners in this area are disappointed. Because they calculated their returns based on July–August, without anticipating that December and January might represent fewer than 4 nights rented. The winter vacancy period is real, lengthy, and weighs heavily on annualised returns. A property in this area needs to be nearly paid off or carry very little debt for the annual calculation to be genuinely positive over 12 months.

Main advantage: high summer revenues, strong international tourist profile. Main limitation: extreme seasonality — 4 months generate 80% of the year's income. Managing the property in low season is often time-consuming for very little revenue.

This is the least "glamorous" market but also the most predictable. The clientele is primarily professionals travelling for work — consultants, expat executives, diaspora members passing through — who need a functional, well-connected property with parking or easy access to transport. Weekday occupancy is solid; weekends are generally softer.

Average revenues sit around 90 to 160 DT per night, without the spectacular summer peaks of the coast, but also without the brutal winter troughs. An apartment at Lac 2 or near the city centre can reach 61–68% annual occupancy with serious management — which is honestly quite good.

Main advantage: smooth seasonality, low dependence on leisure tourism. Main limitation: the apartment must meet precise standards (very fast Wi-Fi, a workspace, impeccable cleanliness) — business guests are demanding and unforgiving in their reviews.

These areas are often underestimated. Local demand is strong — families travelling, newlyweds looking for a base, travellers who want to stay close to the airport or northern Tunis without paying La Marsa prices. Purchase prices are more reasonable, and rental demand holds up well throughout the year.

We observe occupancy rates around 57–63% annually for well-positioned properties, with prices between 70 and 130 DT per night. It's not spectacular — but the return on investment is often better than La Marsa precisely because the initial purchase price is more accessible.