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Marrakech or Kenitra: where to buy?
For new builds, Kenitra is on average about 29% cheaper than Marrakech. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Marrakech | Kenitra |
|---|---|---|
| Price per m² (new) | 8,000 – 16,000 MAD/m² | 6,000 – 11,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 320,000 – MAD 640,000 | MAD 240,000 – MAD 440,000 |
| 2-bedroom (≈ 95 m²) | MAD 760,000 – MAD 1,520,000 | MAD 570,000 – MAD 1,050,000 |
| Size for MAD 1 million | 85 m² | 120 m² |
| Most affordable area | M’hamid · Massira · Azli | Bir Rami · Ouled Oujih |
| Most expensive area | Palmeraie | Mehdia beach |
| Seaside areas | — | 1 |
| Villa areas | 2 | — |
| Apartment prices (IPAI, 1 quarter) | +0.7% | +0.5% |
| Areas tracked | 6 | 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: Marrakech and Kenitra are even on this point.
Families: Marrakech (2 family areas or near schools).
Buy-to-let: Marrakech (2 areas with strong rental demand).
Near the sea: Kenitra (one seaside area).
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 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.
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 Kenitra
Rental demand from employees of the industrial zones.
Other comparisons with Marrakech
Other comparisons with Kenitra
Frequently asked questions
Is it cheaper to buy in Marrakech or Kenitra?
For new builds, Marrakech: 8,000 – 16,000 MAD/m²; Kenitra: 6,000 – 11,000 MAD/m². Kenitra is about 29% cheaper.
How much is a 2-bedroom in Marrakech and in Kenitra?
About MAD 760,000 – MAD 1,520,000 in Marrakech and MAD 570,000 – MAD 1,050,000 in Kenitra, before purchase costs (≈ 7%).
What size for MAD 1 million in Marrakech or Kenitra?
About 85 m² in Marrakech and 120 m² in Kenitra, at the average new-build price.
Torn between Marrakech and Kenitra?
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Last updated: 2026-10-20