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Fez or Meknes: where to buy?
For new builds, Meknes is on average about 13% cheaper than Fez. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Fez | Meknes |
|---|---|---|
| Price per m² (new) | 5,500 – 10,000 MAD/m² | 5,000 – 8,500 MAD/m² |
| Studio (≈ 40 m²) | MAD 220,000 – MAD 400,000 | MAD 200,000 – MAD 340,000 |
| 2-bedroom (≈ 95 m²) | MAD 520,000 – MAD 950,000 | MAD 480,000 – MAD 810,000 |
| Size for MAD 1 million | 130 m² | 150 m² |
| Most affordable area | Narjiss · Oued Fès · Saïss | Toulal · Ouislane · Route d’Agouray |
| Most expensive area | Ville Nouvelle · Route d’Imouzzer · Racecourse | Hamria · Centre · Marjane |
| Seaside areas | — | — |
| Villa areas | — | 1 |
| Apartment prices (IPAI, 1 quarter) | +1.7% | −0.1% |
| 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: Meknes (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: Fez and Meknes are even on this point.
Upscale: Fez and Meknes 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 Meknes
A calm imperial city 60 km from Fez. Prices among the most affordable of Morocco’s large cities.
A peaceful setting and a moderate cost of living.
Investing in Fez
Student and family rentals, low entry budget.
Investing in Meknes
Returns supported by low entry prices, with narrower rental demand.
Other comparisons with Fez
Other comparisons with Meknes
Frequently asked questions
Is it cheaper to buy in Fez or Meknes?
For new builds, Fez: 5,500 – 10,000 MAD/m²; Meknes: 5,000 – 8,500 MAD/m². Meknes is about 13% cheaper.
How much is a 2-bedroom in Fez and in Meknes?
About MAD 520,000 – MAD 950,000 in Fez and MAD 480,000 – MAD 810,000 in Meknes, before purchase costs (≈ 7%).
What size for MAD 1 million in Fez or Meknes?
About 130 m² in Fez and 150 m² in Meknes, at the average new-build price.
Torn between Fez and Meknes?
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Last updated: 2026-10-20