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Meknes or Essaouira: where to buy?
For new builds, Meknes is on average about 46% cheaper than Essaouira. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Meknes | Essaouira |
|---|---|---|
| Price per m² (new) | 5,000 – 8,500 MAD/m² | 9,000 – 16,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 200,000 – MAD 340,000 | MAD 360,000 – MAD 640,000 |
| 2-bedroom (≈ 95 m²) | MAD 480,000 – MAD 810,000 | MAD 860,000 – MAD 1,520,000 |
| Size for MAD 1 million | 150 m² | 80 m² |
| Most affordable area | Toulal · Ouislane · Route d’Agouray | Ghazoua · Route de Marrakech · Diabat |
| Most expensive area | Hamria · Centre · Marjane | Médina · seafront |
| Seaside areas | — | 1 |
| Villa areas | 1 | 1 |
| Apartment prices (IPAI, 1 quarter) | −0.1% | — |
| Areas tracked | 2 | 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: Meknes (one affordable area, lower average price).
Families: Meknes (one family area or near schools).
Buy-to-let: Meknes and Essaouira are even on this point.
Near the sea: Essaouira (one seaside area).
Upscale: Essaouira (one upscale area).
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.
Living in Essaouira
A city of art and wind, popular with Europeans and Moroccans for a second home or a riad.
Frequent wind, a mild climate, a slow pace.
Investing in Meknes
Returns supported by low entry prices, with narrower rental demand.
Investing in Essaouira
Tourist rentals and guesthouses, subject to authorisation.
Other comparisons with Meknes
Other comparisons with Essaouira
Frequently asked questions
Is it cheaper to buy in Meknes or Essaouira?
For new builds, Meknes: 5,000 – 8,500 MAD/m²; Essaouira: 9,000 – 16,000 MAD/m². Meknes is about 46% cheaper.
How much is a 2-bedroom in Meknes and in Essaouira?
About MAD 480,000 – MAD 810,000 in Meknes and MAD 860,000 – MAD 1,520,000 in Essaouira, before purchase costs (≈ 7%).
What size for MAD 1 million in Meknes or Essaouira?
About 150 m² in Meknes and 80 m² in Essaouira, at the average new-build price.
Torn between Meknes and Essaouira?
Describe your project: an ABRAJ advisor shortlists the new developments that fit your budget, free and with no commitment.
Last updated: 2026-10-20