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Marrakech or Meknes: where to buy?
For new builds, Meknes is on average about 44% cheaper than Marrakech. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Marrakech | Meknes |
|---|---|---|
| Price per m² (new) | 8,000 – 16,000 MAD/m² | 5,000 – 8,500 MAD/m² |
| Studio (≈ 40 m²) | MAD 320,000 – MAD 640,000 | MAD 200,000 – MAD 340,000 |
| 2-bedroom (≈ 95 m²) | MAD 760,000 – MAD 1,520,000 | MAD 480,000 – MAD 810,000 |
| Size for MAD 1 million | 85 m² | 150 m² |
| Most affordable area | M’hamid · Massira · Azli | Toulal · Ouislane · Route d’Agouray |
| Most expensive area | Palmeraie | Hamria · Centre · Marjane |
| Seaside areas | — | — |
| Villa areas | 2 | 1 |
| Apartment prices (IPAI, 1 quarter) | +0.7% | −0.1% |
| 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 Meknes 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: Marrakech and Meknes 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 Meknes
A calm imperial city 60 km from Fez. Prices among the most affordable of Morocco’s large cities.
A peaceful setting and a moderate cost of living.
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 Meknes
Returns supported by low entry prices, with narrower rental demand.
Other comparisons with Marrakech
Other comparisons with Meknes
Frequently asked questions
Is it cheaper to buy in Marrakech or Meknes?
For new builds, Marrakech: 8,000 – 16,000 MAD/m²; Meknes: 5,000 – 8,500 MAD/m². Meknes is about 44% cheaper.
How much is a 2-bedroom in Marrakech and in Meknes?
About MAD 760,000 – MAD 1,520,000 in Marrakech and MAD 480,000 – MAD 810,000 in Meknes, before purchase costs (≈ 7%).
What size for MAD 1 million in Marrakech or Meknes?
About 85 m² in Marrakech and 150 m² in Meknes, at the average new-build price.
Torn between Marrakech and Meknes?
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Last updated: 2026-10-20