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Marrakech or Fez: where to buy?
For new builds, Fez is on average about 35% cheaper than Marrakech. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Marrakech | Fez |
|---|---|---|
| Price per m² (new) | 8,000 – 16,000 MAD/m² | 5,500 – 10,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 320,000 – MAD 640,000 | MAD 220,000 – MAD 400,000 |
| 2-bedroom (≈ 95 m²) | MAD 760,000 – MAD 1,520,000 | MAD 520,000 – MAD 950,000 |
| Size for MAD 1 million | 85 m² | 130 m² |
| Most affordable area | M’hamid · Massira · Azli | Narjiss · Oued Fès · Saïss |
| Most expensive area | Palmeraie | Ville Nouvelle · Route d’Imouzzer · Racecourse |
| Seaside areas | — | — |
| Villa areas | 2 | — |
| Apartment prices (IPAI, 1 quarter) | +0.7% | +1.7% |
| Areas tracked | 6 | 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: Marrakech and Fez are even on this point.
Families: Marrakech and Fez are even on this point.
Buy-to-let: Marrakech (2 areas with strong rental demand).
Near the sea: Marrakech and Fez are even on this point.
Upscale: Marrakech (2 upscale areas).
Living in Marrakech
A tourist and residential city: medina, Guéliz, Hivernage, then estates and golf resorts on the outskirts. A large share of second homes and holiday-rental investment.
Think about summer heat (orientation, shaded outdoor space) and distances: the calm of the estates comes with driving time.
Marrakech-Menara airport with many European routes, motorways to Casablanca and Agadir.
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.
Investing in Marrakech
Lively but demanding holiday-rental market (management, rules on furnished tourist rentals). Budget for pool and garden upkeep with villas.
Investing in Fez
Student and family rentals, low entry budget.
Other comparisons with Marrakech
Other comparisons with Fez
Frequently asked questions
Is it cheaper to buy in Marrakech or Fez?
For new builds, Marrakech: 8,000 – 16,000 MAD/m²; Fez: 5,500 – 10,000 MAD/m². Fez is about 35% cheaper.
How much is a 2-bedroom in Marrakech and in Fez?
About MAD 760,000 – MAD 1,520,000 in Marrakech and MAD 520,000 – MAD 950,000 in Fez, before purchase costs (≈ 7%).
What size for MAD 1 million in Marrakech or Fez?
About 85 m² in Marrakech and 130 m² in Fez, at the average new-build price.
Torn between Marrakech and Fez?
Describe your project: an ABRAJ advisor shortlists the new developments that fit your budget, free and with no commitment.
Last updated: 2026-10-20