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Kenitra or Oujda: where to buy?
For new builds, Oujda is on average about 26% cheaper than Kenitra. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Kenitra | Oujda |
|---|---|---|
| Price per m² (new) | 6,000 – 11,000 MAD/m² | 4,500 – 8,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 240,000 – MAD 440,000 | MAD 180,000 – MAD 320,000 |
| 2-bedroom (≈ 95 m²) | MAD 570,000 – MAD 1,050,000 | MAD 430,000 – MAD 760,000 |
| Size for MAD 1 million | 120 m² | 160 m² |
| Most affordable area | Bir Rami · Ouled Oujih | Centre · Lazaret · Al Qods |
| Most expensive area | Mehdia beach | Saïdia (seaside resort) |
| Seaside areas | 1 | 1 |
| Villa areas | — | — |
| Apartment prices (IPAI, 1 quarter) | +0.5% | +0.1% |
| Areas tracked | 3 | 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: Kenitra and Oujda are even on this point.
Families: Kenitra and Oujda are even on this point.
Buy-to-let: Kenitra (one area with strong rental demand).
Near the sea: Kenitra and Oujda are even on this point.
Upscale: Kenitra and Oujda are even on this point.
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.
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 Kenitra
Rental demand from employees of the industrial zones.
Investing in Oujda
Limited rental demand outside the centre; Saïdia is very seasonal.
Other comparisons with Kenitra
Other comparisons with Oujda
Frequently asked questions
Is it cheaper to buy in Kenitra or Oujda?
For new builds, Kenitra: 6,000 – 11,000 MAD/m²; Oujda: 4,500 – 8,000 MAD/m². Oujda is about 26% cheaper.
How much is a 2-bedroom in Kenitra and in Oujda?
About MAD 570,000 – MAD 1,050,000 in Kenitra and MAD 430,000 – MAD 760,000 in Oujda, before purchase costs (≈ 7%).
What size for MAD 1 million in Kenitra or Oujda?
About 120 m² in Kenitra and 160 m² in Oujda, at the average new-build price.
Torn between Kenitra and Oujda?
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Last updated: 2026-10-20