Property prices per m² in Morocco by city (2026)
How much does a new apartment cost in Morocco in 2026? The answer depends first on the city: between the most sought-after districts of Casablanca and mid-sized cities, the price per m² can vary threefold or more
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How much does a new apartment cost in Morocco in 2026? The answer depends first on the city: between the most sought-after districts of Casablanca and mid-sized cities, the price per m² can vary threefold or more. This comparison brings together the indicative ranges published on abraj.ma for 13 cities, then points to the district-level detail.
The 13-city comparison
| City | New build (MAD/m²) | In short |
|---|---|---|
| Rabat | 9 000 – 18 000 | Steady market, offices and universities |
| Casablanca | 9 000 – 16 000 | Largest and most varied market |
| Marrakech | 8 000 – 16 000 | Homes, second homes and tourism |
| Essaouira | 9 000 – 16 000 | Medina, wind and tourism |
| Tangier | 7 500 – 14 000 | Industry, port and sea views |
| Mohammedia | 8 000 – 14 000 | Quiet coast near Casablanca |
| Agadir | 7 000 – 13 000 | Bay, mild climate, moderate entry prices |
| Tetouan | 6 000 – 13 000 | Mediterranean, strongly seasonal |
| El Jadida | 6 500 – 12 000 | Coastal life an hour from Casablanca |
| Kenitra | 6 000 – 11 000 | Industry and fast link to Rabat |
| Fez | 5 500 – 10 000 | University city, affordable prices |
| Meknes | 5 000 – 8 500 | Quiet city, moderate cost of living |
| Oujda | 4 500 – 8 000 | Eastern region, large diaspora |
How to use this comparison
The ranges cover new builds across the whole city, from the most affordable district to the most sought-after. They help place a budget, not set the price of a specific property. For detail, open the city page or our district tables: Casablanca, Rabat, Marrakech, Tangier, Agadir, Fez and Meknes, Témara, Salé and Kenitra.
Example: a 90 m² two-bedroom home
For a new 90 m² two-bedroom apartment, excluding purchase costs, the indicative budget ranges from:
| City | Indicative budget 90 m² |
|---|---|
| Rabat | 810 000 – 1 620 000 MAD |
| Casablanca | 810 000 – 1 440 000 MAD |
| Marrakech | 720 000 – 1 440 000 MAD |
| Essaouira | 810 000 – 1 440 000 MAD |
| Tangier | 675 000 – 1 260 000 MAD |
| Mohammedia | 720 000 – 1 260 000 MAD |
| Agadir | 630 000 – 1 170 000 MAD |
| Tetouan | 540 000 – 1 170 000 MAD |
Why such gaps?
- Market size and jobs: Casablanca, Rabat and Tangier concentrate skilled jobs
- Tourism and second homes in Marrakech, Agadir, Essaouira and on the north coast
- Available land and the pace of construction
- Infrastructure: high-speed rail, motorways, tramways
- The district, which often matters more than the city itself
ABRAJ’s advice
Choose the city first according to your life (work, family, schools), then the district according to your budget. Compare the total cost (price, fees, service charges, commuting) rather than the price per m² alone, and check your eligibility for the Daam Sakane housing aid for a first new home. See also the total budget of a purchase and the mortgage calculator.
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FAQ
Which is the most expensive city in Morocco?
At city level, Rabat has the highest upper range, up to MAD 18,000 per m² for new builds. At district level, the most expensive areas in the country are in Casablanca: Anfa, Racine and Gauthier.
Where is it cheapest to buy?
Mid-sized cities such as Meknes, Fez or Oujda show the lowest new-build ranges.
Do these prices include notary fees?
No. Add around 4% registration duty as a general rule, 1.5% land registry fees plus fixed charges, and the notary’s fees.
Will prices fall in 2026?
Nobody can guarantee it; follow the official price index published by Bank Al-Maghrib and ANCFCC and compare recent sales in your district.
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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