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Fez or Tetouan: where to buy?
For new builds, Fez is on average about 18% cheaper than Tetouan. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Fez | Tetouan |
|---|---|---|
| Price per m² (new) | 5,500 – 10,000 MAD/m² | 6,000 – 13,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 220,000 – MAD 400,000 | MAD 240,000 – MAD 520,000 |
| 2-bedroom (≈ 95 m²) | MAD 520,000 – MAD 950,000 | MAD 570,000 – MAD 1,240,000 |
| Size for MAD 1 million | 130 m² | 105 m² |
| Most affordable area | Narjiss · Oued Fès · Saïss | Tétouan centre · Wilaya · Touabel |
| Most expensive area | Ville Nouvelle · Route d’Imouzzer · Racecourse | Cabo Negro · Marina Smir |
| Seaside areas | — | 2 |
| Villa areas | — | 1 |
| Apartment prices (IPAI, 1 quarter) | +1.7% | — |
| 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 Tetouan are even on this point.
Near the sea: Tetouan (2 seaside areas).
Upscale: Tetouan (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 Tetouan
The Mediterranean coast: Tetouan to live in, Martil, M’diq and Cabo Negro for seaside second homes.
Strongly seasonal: check how lively it is outside summer.
Investing in Fez
Student and family rentals, low entry budget.
Investing in Tetouan
Summer rentals, to weigh against vacancy out of season.
Other comparisons with Fez
Other comparisons with Tetouan
Frequently asked questions
Is it cheaper to buy in Fez or Tetouan?
For new builds, Fez: 5,500 – 10,000 MAD/m²; Tetouan: 6,000 – 13,000 MAD/m². Fez is about 18% cheaper.
How much is a 2-bedroom in Fez and in Tetouan?
About MAD 520,000 – MAD 950,000 in Fez and MAD 570,000 – MAD 1,240,000 in Tetouan, before purchase costs (≈ 7%).
What size for MAD 1 million in Fez or Tetouan?
About 130 m² in Fez and 105 m² in Tetouan, at the average new-build price.
Torn between Fez and Tetouan?
Describe your project: an ABRAJ advisor shortlists the new developments that fit your budget, free and with no commitment.
Last updated: 2026-10-20