Buying an apartment in Martil and M’diq in 2026: prices and tips
Martil, M’diq, Cabo Negro: indicative prices, seasonality, summer letting and checks before buying on the Mediterranean coast.
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Martil and M’diq, on the Mediterranean coast a few kilometres from Tetouan, are among the most popular seaside destinations in northern Morocco. Their seafronts, promenades and residences attract families from all over the country and many Moroccans living abroad, especially in summer. Further north, Cabo Negro and Marina Smir host an upmarket segment. Buying here means weighing seasonality carefully.
Areas and indicative prices
Indicative new-build prices published on abraj.ma:
| Area | Profile | New build (MAD/m²) |
|---|---|---|
| Martil, M’diq seafront | Holiday residences, promenade, very lively in summer | 8,000 – 13,000 |
| Cabo Negro, Marina Smir | Upmarket, villas, golf and marina | 10,000 – 18,000 |
| Tetouan centre, Wilaya, Touabel | City, services all year | 6,000 – 9,500 |
| Home | Martil, M’diq | Cabo Negro, Marina Smir |
|---|---|---|
| 60 m² one-bedroom | MAD 480,000 – 780,000 | MAD 600,000 – 1,080,000 |
| 90 m² two-bedroom | MAD 720,000 – 1,170,000 | MAD 900,000 – 1,620,000 |
Add around 4% registration duty as a general rule, 1.5% land registry fees plus fixed charges, and the notary.
Seasonality: the key question
The coast is very lively from June to September and much quieter the rest of the year. For a second home, that is an asset. For a main home, visit off-season and check shops, schools and services open all year; nearby Tetouan offers city life. For an investment, summer letting can be intense but short: calculate income on realistic occupancy.
What to check on the coast
- Damp and salty air: window frames, ventilation, façades.
- Residence management: pool, gardens, security, service charges.
- Individual title and occupancy permit, especially in recent developments.
- Coastal rules and building compliance.
See buying by the sea and second homes.
Choosing the right residence
On this coast, two neighbouring residences can offer a very different experience. Look at the real walking distance to the beach, whether the view is protected, wind exposure, the size of the pool compared with the number of homes, summer parking and the quality of management. A well-kept residence holds its value and lets more easily. Ask for last year’s service charges and any planned works.
Summer letting
Holiday letting must follow the rules on tourist accommodation and the co-ownership regulations; income must be declared. Local management is essential if you live far away. See short-term rental tax.
Living abroad?
Many buyers are Moroccans living abroad: signing by power of attorney, payment by transfer from abroad to a convertible dirham account, and management entrusted locally. See buying from abroad.
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Developments and guides
See new developments in Martil and M’diq, our guides living in Martil and living in Cabo Negro, and buying in Tetouan.
FAQ
What budget for an apartment in Martil?
A new 60 m² one-bedroom apartment costs around MAD 480,000 to 780,000 according to the published indicative ranges.
Martil or M’diq?
They are close and share the seafront; compare the residence, the distance to the beach and service charges rather than the town.
Is Cabo Negro worth its price?
It is the coast’s upmarket segment, with villas, golf and a marina; it mainly suits second homes.
Can you live in Martil all year round?
Yes, many residents live there all year; check services open off-season and the commute to Tetouan.
Is Daam Sakane available on the coast?
Yes for a first new home bought from a developer within the price caps and used as a main residence; a holiday home does not qualify.
Official sources
- Bank Al-Maghrib: residential property price index
- Ministry of Justice: law 81-12 on the coastline
- Foreign Exchange Office (Office des changes)
The rules and amounts quoted come from these official texts and websites. They change with finance laws: check the version in force before deciding.
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