Revenue estimator
How much could your property in the Medina of Tunis earn?
A revenue estimate in four choices: property type, location, number of bedrooms and standard of finish. The estimator gives an annual range, takes off platform fees and running costs, and shows every assumption it uses. It is based on the rates achieved in our own homes.
- Dars, guest rooms, apartments, studios
- Figures in dinars, with a euro equivalent
- Indicative, non-binding estimate
Estimate
Estimate the income from your guesthouse or apartment
Pick the features of your property and the result updates straight away. The two figures in each range are a cautious scenario and the actual average of our homes. An indicative, non-binding estimate.
Estimate for : Whole guesthouse (dar) · 4 bedrooms · Character
Gross annual revenue
TND 110,800–184,400
≈ €32,600–54,200 a year
Occupancy used: 55–73% for a guesthouse, 45–58% for an apartment or studio (high scenario = the actual rate of our guesthouses or our apartments). An indicative, non-binding estimate.
Lease option: we pay you a fixed monthly rent, however full the property is. The amount is set after we have visited.
Transparency
Assumptions behind the figures
Every figure the estimator uses, with its source. We update them as our own data changes.
Prudent assumptions, set in October 2026 from the data below. An indicative, non-binding estimate.
| Parameter | Value | Source or note |
|---|---|---|
| Nightly rate, guesthouse room (character) | TND 138–173 | Kasbahost data, Sept 2025 – Oct 2026: median achieved off-season rates, breakfast included. |
| Nightly rate, one-bedroom apartment (character) | TND 92–118 | Kasbahost data, Sept 2025 – Oct 2026: the Oukala apartments. |
| Two-, three- or four-bedroom apartment | × 1.3 / × 1.55 / × 1.75 | A prudent multiplier applied to the one-bedroom rate: each extra bedroom earns less than the one before. |
| Studio | × 0.8 | A prudent multiplier applied to the one-bedroom rate. |
| Standard / upmarket finish | × 0.85 / × 1.15 | Deliberately modest gaps. Benchmarks: Dar Zyne TND 121–240, Dar Dou TND 217–242 per room (same data). |
| Occupancy, guesthouse | 55%–73% | High scenario = the actual rate of our guesthouses, Dar Zyne, Dar Majoul and Dar Dou (Kasbahost data, Sept 2025 – Oct 2026, nights sold over nights available). Low scenario: a prudent assumption. |
| Occupancy, apartment or studio | 45%–58% | High scenario = the actual rate of our apartments, Dar Baba, Dar Kenza and Dar Omi (same data). Low scenario: a prudent assumption. |
| Share of sales through platforms | 90% | Airbnb, Booking.com, Expedia, Agoda. The rest: direct bookings on The Landlord website and app. |
| Average platform commission | 18% | Taken from the top of the platforms’ published rates (Booking.com: 15–18% depending on the case; Airbnb host-only fee: about 15.5%). |
| Costs per night sold | TND 40 (dar, per room) · TND 35 (apartment) · TND 28 (studio) | Cleaning, linen, guest supplies and, in a guesthouse, breakfast. |
| Fixed costs per month | Dar: TND 400 + TND 100 per room · guest rooms: TND 150 + 60 · apartment: TND 200 + 50 · studio: TND 180 | Electricity, water, internet, minor upkeep. Excludes major works and the owner’s own taxes. |
| Tourist tax | Not included | Paid by guests and collected for the State: it is not part of your income. |
| Kasbahost commission (management option) | Given when we visit | Not deducted: the estimator shows the owner’s share before our commission. |
| Euro conversion | €1 ≈ TND 3.4 | Indicative, rounded rate. |
Benchmarks
Some typical configurations
The same calculation applied to common Medina properties, so you can compare a two-bedroom dar with a five-bedroom one at a glance.
| Configuration | Gross revenue | Before our commission |
|---|---|---|
| Whole guesthouse (dar) · 1 bedroom · Character | TND 27,700–46,000 | TND 9,200–21,900 |
| Whole guesthouse (dar) · 2 bedrooms · Character | TND 55,500–92,200 | TND 23,200–48,800 |
| Whole guesthouse (dar) · 3 bedrooms · Character | TND 83,100–138,200 | TND 37,100–75,500 |
| Whole guesthouse (dar) · 4 bedrooms · Character | TND 110,800–184,400 | TND 51,100–102,300 |
| Whole guesthouse (dar) · 5 bedrooms · Character | TND 138,600–230,400 | TND 65,100–129,000 |
| Whole guesthouse (dar) · 4 bedrooms · Upmarket | TND 127,700–212,100 | TND 65,300–125,500 |
| Apartment · 1 bedroom · Character | TND 15,100–25,000 | TND 3,900–10,500 |
| Apartment · 2 bedrooms · Character | TND 19,700–32,400 | TND 7,200–16,200 |
| Studio · Standard | TND 10,300–17,000 | TND 1,900–6,100 |
Method
How we work out the estimate
The calculation starts from a simple question: how many nights can your property sell in a year, and at what rate? In a guesthouse each room is let separately; an apartment or a studio is let as a whole.
1. Nights sold
We multiply the nights available (365 per room or per home) by an occupancy rate. That rate depends on the type of property. Between September 2025 and October 2026 (Kasbahost data), our guesthouses ran at 73% occupancy and our apartments at 58%. The high scenario uses these actual rates — the estimator never promises more than we achieve — and the low scenario a prudent assumption: 55% for a guesthouse, 45% for an apartment or studio.
2. The nightly rate
The starting rates are the median off-season rates achieved in our homes: TND 138–173 per room at Dar Majoul, and TND 92–118 for the Oukala apartments. The standard of finish applies a multiplier. These rates are cautious: over the same period the average rate reached TND 171 in spring, against TND 160 in autumn and TND 155 in winter. The multipliers for finish and size are deliberately modest.
3. What comes off first
Booking platforms take their commission on the bookings they bring in; direct bookings on The Landlord website and app carry none. Then come the running costs: cleaning and linen after every stay, breakfast in a guesthouse, energy, water, internet and minor upkeep.
4. Your share
The result is what is left for the owner before the Kasbahost commission (management option). Our commission is charged on revenue achieved, and we give you the rate when we visit. If you would rather have a steady income, the lease option pays you a fixed rent every month, however full the property is.
For more detail, our guide to guesthouse income in the Medina of Tunis covers seasonality and each cost heading.
Read this before deciding
The limits of this estimate
This estimator gives an order of magnitude, not a promise: it is an indicative, non-binding estimate. It is neither an offer nor a guarantee of income. Several things can push the real figure outside the range shown.
Your property is one of a kind. How close it is to a Medina gate, the light, a roof terrace, the number of bathrooms and the state of the fittings all affect both rate and occupancy. A property that needs work will not be let straight away.
The market moves. Rates and occupancy vary with the season, events and the wider tourism picture. Our figures cover a single year of operation.
Some costs are left out. The owner’s own taxes, withholding tax, insurance, major works and initial furnishing are not included. The tourist tax is not part of your income: it is collected for the State (see our guide to the tourist tax).
The rules are changing. The rules for guesthouses and nightly lets are evolving: check your property’s situation with the ONTT (Tunisian National Tourist Office). Our guide to opening a guesthouse in Tunisia sets out where things stand.
Common questions
Questions about the revenue estimator
Is the estimate a guaranteed income?
No. It is an estimate built on averages: rates achieved in our homes, a prudent occupancy rate and typical running costs. It is an indicative, non-binding estimate. What you actually earn depends on your property, its condition, the season and the market. Only a visit allows a precise figure.
Where do the rates and occupancy figures come from?
Nightly rates come from bookings actually paid in our homes in the Medina between September 2025 and October 2026. Occupancy depends on the type of property: over the same period our guesthouses ran at 73% and our apartments at 58%. The high scenario uses these actual rates; the low scenario uses a prudent assumption (55% for a guesthouse, 45% for an apartment).
Why is the Kasbahost commission not shown?
Because it depends on the property and on the option you choose, so we give it when we visit. The estimator therefore shows your share before our commission. As a public benchmark, The Landlord lists 20% excluding VAT for Tunis on thelandlord.tn.
Is the tourist tax included in the revenue?
No. The tourist tax is paid by guests and collected on behalf of the State. We collect and declare it, but it is not part of your revenue.
My property is outside the Medina. Can I still get an estimate?
The Medina of Tunis is currently the only area we operate in, and the estimator’s parameters come from our homes there. For a property elsewhere in Greater Tunis, get in touch: we look at each request case by case.
Why does the estimator stop at five bedrooms?
Because our data covers houses of three to five rooms. For a larger property we would rather assess it on site. The rules specific to guesthouses are covered in our guide to opening a guesthouse in Tunisia.
What if I would rather have a fixed income?
Choose the lease option: we rent your property and pay you a fixed rent every month, however full it is. The amount is set after we have visited.
Let's talk about your property
Get a precise estimate
The estimator gives a range. For a figure that reflects your own property, we come and see it and give you a detailed estimate, for the management option or the lease option.