Property prices per m² in Fez and Meknes by district (2026)
Fez and Meknes have some of the most affordable prices among Morocco’s large cities, with demand driven by families and students.
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Fez and Meknes have some of the most affordable prices among Morocco’s large cities, with demand driven by families and students. The new towns concentrate services and recent buildings; outer districts offer low entry prices. The ranges below detail the published prices per m² for the city and complement our guide buying in Fez and Meknes.
Prices per m² by district
| District | New build (MAD/m²) | Profile |
|---|---|---|
| Ville nouvelle · Route d’Imouzzer · Champ de courses (Fez) | 7 000 – 11 000 | central, family, schools |
| Hamria · Centre · Marjane (Meknes) | 6 000 – 9 000 | central, family |
| Narjiss · Oued Fès · Saïss (Fez) | 5 500 – 8 000 | affordable, family, rental demand |
| Toulal · Ouislane · Route d’Agouray (Meknes) | 5 000 – 7 500 | affordable, villas |
How to read these prices
These ranges are indicative new-build prices published on abraj.ma, based on the offers observed in each area. The lower end matches standard or outlying developments, the upper end the best-located recent buildings with amenities or a view. Resale homes can be negotiated below, depending on the building’s condition and the work needed. To follow overall price trends, the official reference is the residential property price index published by Bank Al-Maghrib and the land registry agency (ANCFCC). See the official price index.
What budget for which size?
As an illustration, excluding purchase costs, for the most affordable and the most sought-after area in the table:
| Size | Most affordable area (Toulal · Ouislane · Route d’Agouray) | Most sought-after area (Ville nouvelle · Route d’Imouzzer · Champ de courses) |
|---|---|---|
| 60 m² | 300 000 – 450 000 MAD | 420 000 – 660 000 MAD |
| 90 m² | 450 000 – 675 000 MAD | 630 000 – 990 000 MAD |
| 120 m² | 600 000 – 900 000 MAD | 840 000 – 1 320 000 MAD |
Add around 4% registration duty as a general rule, 1.5% land registry fees plus fixed charges, and the notary’s fees: see the total budget of a purchase and notary fees.
What makes prices vary
- Floor, view and orientation
- Age and upkeep of the building
- Residence amenities (pool, security, parking)
- Proximity to transport, schools and shops
- Size: small units often cost more per m²
- Legal status: a titled, compliant property sells better
Choosing the right district
Summers are hot and winters cool: insulation and orientation matter. For investment, student and family demand supports long-term letting, but it is narrower than in Casablanca or Rabat: choose the location carefully.
Buy now or wait?
Nobody can predict the bottom of a market. The right time is when your budget is clear, your financing assessed and your district chosen. For a first new home, check your eligibility for the Daam Sakane housing aid, which reduces the amount to finance by MAD 70,000 or 100,000 depending on the price of the home. Then negotiate on the basis of comparable sales, not asking prices.
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Going further
Read our guide buying in Fez and Meknes, then check detailed city prices, new developments and the mortgage calculator. Before making an offer, read how to value a property. District guides: Ville nouvelle, Hamria, Narjiss.
FAQ
Which is the most expensive area in Fez and Meknes?
The most sought-after area in the table is Ville nouvelle · Route d’Imouzzer · Champ de courses, with indicative new-build prices of MAD 7 000 to 11 000 per m².
Where to buy for less in Fez and Meknes?
Toulal · Ouislane · Route d’Agouray shows the most affordable prices in the table, from MAD 5 000 to 7 500 per m² for new builds.
Do these prices apply to resale homes?
They are indicative new-build prices. Resale homes are negotiated case by case depending on the building, the floor and the work needed.
How do I find the fair price of a specific property?
Compare with recent sales of similar buildings, check the tax administration’s price reference and get the property valued; an ABRAJ advisor can help.
Official sources
- Bank Al-Maghrib: residential property price index
- Tax administration (DGI): property price reference
- Land registry agency (ANCFCC)
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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