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Fez or Oujda: where to buy?
For new builds, Oujda is on average about 19% cheaper than Fez. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Fez | Oujda |
|---|---|---|
| Price per m² (new) | 5,500 – 10,000 MAD/m² | 4,500 – 8,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 220,000 – MAD 400,000 | MAD 180,000 – MAD 320,000 |
| 2-bedroom (≈ 95 m²) | MAD 520,000 – MAD 950,000 | MAD 430,000 – MAD 760,000 |
| Size for MAD 1 million | 130 m² | 160 m² |
| Most affordable area | Narjiss · Oued Fès · Saïss | Centre · Lazaret · Al Qods |
| Most expensive area | Ville Nouvelle · Route d’Imouzzer · Racecourse | Saïdia (seaside resort) |
| Seaside areas | — | 1 |
| Villa areas | — | — |
| 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: Fez and Oujda are even on this point.
Families: Fez (2 family areas or near schools).
Buy-to-let: Fez (one area with strong rental demand).
Near the sea: Oujda (one seaside area).
Upscale: Fez and Oujda 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 Oujda
Capital of the Oriental region with very affordable prices; Saïdia for the seaside.
A large diaspora (France, Belgium, the Netherlands), many purchases made from abroad.
Investing in Fez
Student and family rentals, low entry budget.
Investing in Oujda
Limited rental demand outside the centre; Saïdia is very seasonal.
Other comparisons with Fez
Other comparisons with Oujda
Frequently asked questions
Is it cheaper to buy in Fez or Oujda?
For new builds, Fez: 5,500 – 10,000 MAD/m²; Oujda: 4,500 – 8,000 MAD/m². Oujda is about 19% cheaper.
How much is a 2-bedroom in Fez and in Oujda?
About MAD 520,000 – MAD 950,000 in Fez and MAD 430,000 – MAD 760,000 in Oujda, before purchase costs (≈ 7%).
What size for MAD 1 million in Fez or Oujda?
About 130 m² in Fez and 160 m² in Oujda, at the average new-build price.
Torn between Fez and Oujda?
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Last updated: 2026-10-20