Finding an Apartment in Tunisia – my genuine experience with “haute standing”, agents, and rental contracts

Prologue: Me, the Internet & a S+1

It started romantically: mubawab.tn, a cappuccino in Switzerland, the view of the sea – well, on Google Maps. And then: the dream listing. A S+1 apartment in El Kantaoui.
Quick cultural crash course: S+1 means in Tunisia living room + 1 bedroom. So, by Swiss standards, a 2-room apartment. Sounds fancy. ‘Haute standing’ was also mentioned. I read ‘haute’ and my brain added ‘standards’. Mistake No. 1: ‘haute standing’ is not a protected term. It can mean anything – from ‘wow’ to ‘ouch’.

Apartment hunting in Tunisia – my real experience in El Kantaoui

1. Numbers that hurt (and a missing remote control)

I decided on the annual rent. The deal was:

• Rent: 1,250 TND/month
• Deposit: 2,400 TND (yes, 2 months – in Tunisia usually 1 month is common)
• Agency fee: 1 full monthly rent on top

The initial payments were still from Switzerland – so I was already ‘all in’ before I even scraped the first crumb off the sofa.

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2. ‘Haute standing’ vs. Reality Check

I arrive. The sea is there, the location is great. Inside, however:

• Sofa: an orthopedic nightmare boss. Worn out, with indentations so deep I almost wanted to call it “Pit 7.”
• Air conditioning in the bedroom: can only be turned on/off. No temperature adjustment, control panel on the ceiling, so broomstick gymnastics included.
• Microwave: mentioned in the ad – not present.
• Bathroom: the shower holder is broken; showering hands-free? Only if you have three hands.
• Balcony furniture: plainest plastic decoration, table wobbles – as long as you don’t move it, it stands “quite okay.”
• Residence overall: Elevator feels like it’s in candlelight mode (half of the lights off); wooden benches in the courtyard are unstable/dangerous.

In short: location high, quality low.

3. The état des lieux fairy tale

Contractually there is an état des lieux (handover protocol). Spoiler:

• An acquaintance (with power of attorney) signed something at the key handover. Copy? None.
• Agency when asked: “We will get back to you.” (They later contacted me with… new ideas, not with a copy.)
• I then created my own report / inventory of fixtures, documented everything and offered early solutions: repair, rent reduction, or mutual termination.

4. Three lifebuoys (my suggestion to the world)

1. Repair everything – immediately (replace sofa, AC with remote/control, deliver microwave, fix elevator light & benches, bathroom fixture).
2. Rent reduction to 800 TND/month until the end of the contract (30.06.2026) – considering the defects, a fair middle ground.
3. Mutual termination by 31.10. – I look for a new place, deposit (2,400 TND) compensates September & October, keys returned, matter closed.

Interjection: Yes, 800 TND is around −36%. Given these defects, absolutely justifiable. I consciously negotiated friendly and solution-oriented. The result?

• Thursday: verbal agreement with the agency: “Old stuff out, inventory of the rest, I buy my own furniture and take it with me when I move out.”
• Friday: Owner calls and suggests I pay for her new furniture. Sure thing. And should I also paint the facade for free? 😣

5. Red Flags – or how to tell when things are going wrong

• “High-end” without proof photos of the interior = red flag.
• Deposit 2 months + 1 month brokerage fee = unusually high in Tunisia.
• Handover protocol missing or not shared = press the stop button.
• “We will get in touch” instead of appointments/responsible persons/documents = time waster.
• Advertisement vs. reality (e.g. microwave missing): immediately complain in writing.

6. What I would do differently today (and you can do better tomorrow)

Before signing a rental contract in Tunisia

• Condition report with photos/video and signatures of both parties – otherwise no key, no money.
• Payment instructions in writing (RIB/IBAN, owner, purpose, due date) – no cash juggling.
• Furnishing list: What belongs to it? Condition (scale from “like new” to “beyond bad”).
• Translate “high-end” into verifiable criteria: lighting, air conditioning, kitchen basics, safety in the common areas.

After moving in – when problems arise

• Deficiency complaints via WhatsApp + email (yes, WhatsApp often has more impact here), set a deadline, name options.
• Set aside rent (don’t waste it) until a written solution is available.
• Have a Plan B ready without drama: amicable exit (deposit as compensation, clear key/meter documentation).

7. My personal dignified ending (a.k.a. option 3)

I pull the ripcord. Search for a new apartment: now.
No arguments, no endless chats. Key exchange with receipt at the concierge, photos/video of the empty apartment, meter readings, notification to the agency – done. Deposit covers September & October; no further payments.

Conclusion: “Haute standing” is not a feeling

Tunisia is wonderful, living can be too. But between sea view and sofa pit lies a piece of paper: your inventory report – plus a pinch of healthy skepticism towards superlatives.
My tip: Trust the sea – but rely on written agreements.

Download: Sample rental contract (Tunisia, PDF)

If you want to see what such a contract looks like in practice:

Spoiler/Reality check: In theory, contracts in Tunisia are just as valid as in Switzerland. In practice, however, they are seldom strictly enforced – especially when it comes to disputes over apartment handovers, furnishing, or minor defects. I personally simply broke the contract in the end: I left the apartment, deposited the keys with acknowledgment of receipt – without reaching an agreement beforehand. To this day (as of the end of November 2025), I have never heard from the agency or the owner again.

Small note: The contract here serves as a sample document and not legal advice. If you have a similar case, secure everything in writing & with photos/videos – and always have a plan B.