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Meknes or Oujda: where to buy?
For new builds, Oujda is on average about 7% cheaper than Meknes. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Meknes | Oujda |
|---|---|---|
| Price per m² (new) | 5,000 – 8,500 MAD/m² | 4,500 – 8,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 200,000 – MAD 340,000 | MAD 180,000 – MAD 320,000 |
| 2-bedroom (≈ 95 m²) | MAD 480,000 – MAD 810,000 | MAD 430,000 – MAD 760,000 |
| Size for MAD 1 million | 150 m² | 160 m² |
| Most affordable area | Toulal · Ouislane · Route d’Agouray | Centre · Lazaret · Al Qods |
| Most expensive area | Hamria · Centre · Marjane | Saïdia (seaside resort) |
| Seaside areas | — | 1 |
| Villa areas | 1 | — |
| Apartment prices (IPAI, 1 quarter) | −0.1% | +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 and Oujda are even on this point.
Families: Meknes and Oujda are even on this point.
Buy-to-let: Meknes and Oujda are even on this point.
Near the sea: Oujda (one seaside area).
Upscale: Meknes and Oujda 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 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 Meknes
Returns supported by low entry prices, with narrower rental demand.
Investing in Oujda
Limited rental demand outside the centre; Saïdia is very seasonal.
Other comparisons with Meknes
Other comparisons with Oujda
Frequently asked questions
Is it cheaper to buy in Meknes or Oujda?
For new builds, Meknes: 5,000 – 8,500 MAD/m²; Oujda: 4,500 – 8,000 MAD/m². Oujda is about 7% cheaper.
How much is a 2-bedroom in Meknes and in Oujda?
About MAD 480,000 – MAD 810,000 in Meknes and MAD 430,000 – MAD 760,000 in Oujda, before purchase costs (≈ 7%).
What size for MAD 1 million in Meknes or Oujda?
About 150 m² in Meknes and 160 m² in Oujda, at the average new-build price.
Torn between Meknes and Oujda?
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Last updated: 2026-10-20