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Meknes or Kenitra: where to buy?
For new builds, Meknes is on average about 21% cheaper than Kenitra. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Meknes | Kenitra |
|---|---|---|
| Price per m² (new) | 5,000 – 8,500 MAD/m² | 6,000 – 11,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 200,000 – MAD 340,000 | MAD 240,000 – MAD 440,000 |
| 2-bedroom (≈ 95 m²) | MAD 480,000 – MAD 810,000 | MAD 570,000 – MAD 1,050,000 |
| Size for MAD 1 million | 150 m² | 120 m² |
| Most affordable area | Toulal · Ouislane · Route d’Agouray | Bir Rami · Ouled Oujih |
| Most expensive area | Hamria · Centre · Marjane | Mehdia beach |
| Seaside areas | — | 1 |
| Villa areas | 1 | — |
| Apartment prices (IPAI, 1 quarter) | −0.1% | +0.5% |
| Areas tracked | 2 | 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: Meknes (one affordable area, lower average price).
Families: Meknes and Kenitra are even on this point.
Buy-to-let: Kenitra (one area with strong rental demand).
Near the sea: Kenitra (one seaside area).
Upscale: Meknes and Kenitra are even on this point.
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 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 Meknes
Returns supported by low entry prices, with narrower rental demand.
Investing in Kenitra
Rental demand from employees of the industrial zones.
Other comparisons with Meknes
Other comparisons with Kenitra
Frequently asked questions
Is it cheaper to buy in Meknes or Kenitra?
For new builds, Meknes: 5,000 – 8,500 MAD/m²; Kenitra: 6,000 – 11,000 MAD/m². Meknes is about 21% cheaper.
How much is a 2-bedroom in Meknes and in Kenitra?
About MAD 480,000 – MAD 810,000 in Meknes and MAD 570,000 – MAD 1,050,000 in Kenitra, before purchase costs (≈ 7%).
What size for MAD 1 million in Meknes or Kenitra?
About 150 m² in Meknes and 120 m² in Kenitra, at the average new-build price.
Torn between Meknes and Kenitra?
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Last updated: 2026-10-20