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Marrakech or Tetouan: where to buy?
For new builds, Tetouan is on average about 21% cheaper than Marrakech. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Marrakech | Tetouan |
|---|---|---|
| Price per m² (new) | 8,000 – 16,000 MAD/m² | 6,000 – 13,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 320,000 – MAD 640,000 | MAD 240,000 – MAD 520,000 |
| 2-bedroom (≈ 95 m²) | MAD 760,000 – MAD 1,520,000 | MAD 570,000 – MAD 1,240,000 |
| Size for MAD 1 million | 85 m² | 105 m² |
| Most affordable area | M’hamid · Massira · Azli | Tétouan centre · Wilaya · Touabel |
| Most expensive area | Palmeraie | Cabo Negro · Marina Smir |
| Seaside areas | — | 2 |
| Villa areas | 2 | 1 |
| Apartment prices (IPAI, 1 quarter) | +0.7% | — |
| 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 Tetouan 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: Tetouan (2 seaside areas).
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 Tetouan
The Mediterranean coast: Tetouan to live in, Martil, M’diq and Cabo Negro for seaside second homes.
Strongly seasonal: check how lively it is outside summer.
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 Tetouan
Summer rentals, to weigh against vacancy out of season.
Other comparisons with Marrakech
Other comparisons with Tetouan
Frequently asked questions
Is it cheaper to buy in Marrakech or Tetouan?
For new builds, Marrakech: 8,000 – 16,000 MAD/m²; Tetouan: 6,000 – 13,000 MAD/m². Tetouan is about 21% cheaper.
How much is a 2-bedroom in Marrakech and in Tetouan?
About MAD 760,000 – MAD 1,520,000 in Marrakech and MAD 570,000 – MAD 1,240,000 in Tetouan, before purchase costs (≈ 7%).
What size for MAD 1 million in Marrakech or Tetouan?
About 85 m² in Marrakech and 105 m² in Tetouan, at the average new-build price.
Torn between Marrakech and Tetouan?
Describe your project: an ABRAJ advisor shortlists the new developments that fit your budget, free and with no commitment.
Last updated: 2026-10-20