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Marrakech or Oujda: where to buy?
For new builds, Oujda is on average about 48% cheaper than Marrakech. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Marrakech | Oujda |
|---|---|---|
| Price per m² (new) | 8,000 – 16,000 MAD/m² | 4,500 – 8,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 320,000 – MAD 640,000 | MAD 180,000 – MAD 320,000 |
| 2-bedroom (≈ 95 m²) | MAD 760,000 – MAD 1,520,000 | MAD 430,000 – MAD 760,000 |
| Size for MAD 1 million | 85 m² | 160 m² |
| Most affordable area | M’hamid · Massira · Azli | Centre · Lazaret · Al Qods |
| Most expensive area | Palmeraie | Saïdia (seaside resort) |
| Seaside areas | — | 1 |
| Villa areas | 2 | — |
| 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 (2 affordable areas, lower average price).
Families: Marrakech (2 family areas or near schools).
Buy-to-let: Marrakech (2 areas with strong rental demand).
Near the sea: Oujda (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 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 Marrakech
Lively but demanding holiday-rental market (management, rules on furnished tourist rentals). Budget for pool and garden upkeep with villas.
Investing in Oujda
Limited rental demand outside the centre; Saïdia is very seasonal.
Other comparisons with Marrakech
Other comparisons with Oujda
Frequently asked questions
Is it cheaper to buy in Marrakech or Oujda?
For new builds, Marrakech: 8,000 – 16,000 MAD/m²; Oujda: 4,500 – 8,000 MAD/m². Oujda is about 48% cheaper.
How much is a 2-bedroom in Marrakech and in Oujda?
About MAD 760,000 – MAD 1,520,000 in Marrakech and MAD 430,000 – MAD 760,000 in Oujda, before purchase costs (≈ 7%).
What size for MAD 1 million in Marrakech or Oujda?
About 85 m² in Marrakech and 160 m² in Oujda, at the average new-build price.
Torn between Marrakech and Oujda?
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Last updated: 2026-10-20