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Fez or Kenitra: where to buy?
For new builds, Fez is on average about 9% cheaper than Kenitra. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Fez | Kenitra |
|---|---|---|
| Price per m² (new) | 5,500 – 10,000 MAD/m² | 6,000 – 11,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 220,000 – MAD 400,000 | MAD 240,000 – MAD 440,000 |
| 2-bedroom (≈ 95 m²) | MAD 520,000 – MAD 950,000 | MAD 570,000 – MAD 1,050,000 |
| Size for MAD 1 million | 130 m² | 120 m² |
| Most affordable area | Narjiss · Oued Fès · Saïss | Bir Rami · Ouled Oujih |
| Most expensive area | Ville Nouvelle · Route d’Imouzzer · Racecourse | Mehdia beach |
| Seaside areas | — | 1 |
| Villa areas | — | — |
| Apartment prices (IPAI, 1 quarter) | +1.7% | +0.5% |
| Areas tracked | 2 | 3 |
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 and Kenitra are even on this point.
Near the sea: Kenitra (one seaside area).
Upscale: Fez and Kenitra are even on this point.
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 Kenitra
A fast-growing industrial city (automotive, Atlantic Free Zone) 40 km from Rabat, linked by train and motorway. Mehdia beach nearby.
An affordable alternative to Rabat for people working along the Rabat-Kenitra axis.
Investing in Fez
Student and family rentals, low entry budget.
Investing in Kenitra
Rental demand from employees of the industrial zones.
Other comparisons with Fez
Other comparisons with Kenitra
Frequently asked questions
Is it cheaper to buy in Fez or Kenitra?
For new builds, Fez: 5,500 – 10,000 MAD/m²; Kenitra: 6,000 – 11,000 MAD/m². Fez is about 9% cheaper.
How much is a 2-bedroom in Fez and in Kenitra?
About MAD 520,000 – MAD 950,000 in Fez and MAD 570,000 – MAD 1,050,000 in Kenitra, before purchase costs (≈ 7%).
What size for MAD 1 million in Fez or Kenitra?
About 130 m² in Fez and 120 m² in Kenitra, at the average new-build price.
Torn between Fez and Kenitra?
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Last updated: 2026-10-20