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Fez or Essaouira: where to buy?
For new builds, Fez is on average about 38% cheaper than Essaouira. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Fez | Essaouira |
|---|---|---|
| Price per m² (new) | 5,500 – 10,000 MAD/m² | 9,000 – 16,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 220,000 – MAD 400,000 | MAD 360,000 – MAD 640,000 |
| 2-bedroom (≈ 95 m²) | MAD 520,000 – MAD 950,000 | MAD 860,000 – MAD 1,520,000 |
| Size for MAD 1 million | 130 m² | 80 m² |
| Most affordable area | Narjiss · Oued Fès · Saïss | Ghazoua · Route de Marrakech · Diabat |
| Most expensive area | Ville Nouvelle · Route d’Imouzzer · Racecourse | Médina · seafront |
| Seaside areas | — | 1 |
| Villa areas | — | 1 |
| Apartment prices (IPAI, 1 quarter) | +1.7% | — |
| Areas tracked | 2 | 2 |
Indicative 2025-2026 new-build benchmarks tracked by ABRAJ (price per m² by neighbourhood), before purchase costs. ABRAJ publishes no listings: an advisor searches for the matching property.
Our reading by project
Tight budget: Fez (one affordable area, lower average price).
Families: Fez (2 family areas or near schools).
Buy-to-let: Fez (one area with strong rental demand).
Near the sea: Essaouira (one seaside area).
Upscale: Essaouira (one upscale area).
Living in Fez
Spiritual capital and a large university city. Affordable prices, student and family rental demand, new developments in the Ville Nouvelle and along the Imouzzer road.
Ville Nouvelle to be close to services, Route d’Imouzzer for recent residential areas.
Living in Essaouira
A city of art and wind, popular with Europeans and Moroccans for a second home or a riad.
Frequent wind, a mild climate, a slow pace.
Investing in Fez
Student and family rentals, low entry budget.
Investing in Essaouira
Tourist rentals and guesthouses, subject to authorisation.
Other comparisons with Fez
Other comparisons with Essaouira
Frequently asked questions
Is it cheaper to buy in Fez or Essaouira?
For new builds, Fez: 5,500 – 10,000 MAD/m²; Essaouira: 9,000 – 16,000 MAD/m². Fez is about 38% cheaper.
How much is a 2-bedroom in Fez and in Essaouira?
About MAD 520,000 – MAD 950,000 in Fez and MAD 860,000 – MAD 1,520,000 in Essaouira, before purchase costs (≈ 7%).
What size for MAD 1 million in Fez or Essaouira?
About 130 m² in Fez and 80 m² in Essaouira, at the average new-build price.
Torn between Fez and Essaouira?
Describe your project: an ABRAJ advisor shortlists the new developments that fit your budget, free and with no commitment.
Last updated: 2026-10-20