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Rabat or Fez: where to buy?
For new builds, Fez is on average about 43% cheaper than Rabat. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Rabat | Fez |
|---|---|---|
| Price per m² (new) | 9,000 – 18,000 MAD/m² | 5,500 – 10,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 360,000 – MAD 720,000 | MAD 220,000 – MAD 400,000 |
| 2-bedroom (≈ 95 m²) | MAD 860,000 – MAD 1,710,000 | MAD 520,000 – MAD 950,000 |
| Size for MAD 1 million | 75 m² | 130 m² |
| Most affordable area | Salé · Sala Al Jadida · Bettana | Narjiss · Oued Fès · Saïss |
| Most expensive area | Hay Riad | Ville Nouvelle · Route d’Imouzzer · Racecourse |
| Seaside areas | 1 | — |
| Villa areas | 2 | — |
| Apartment prices (IPAI, 1 quarter) | +1.9% | +1.7% |
| Areas tracked | 7 | 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: Rabat and Fez are even on this point.
Families: Rabat (4 family areas or near schools).
Buy-to-let: Rabat (3 areas with strong rental demand).
Near the sea: Rabat (one seaside area).
Upscale: Rabat (2 upscale areas).
Living in Rabat
Administrative capital, green and well organised, with the ocean and the Bouregreg. Steady demand from civil servants, diplomats and executives; high prices in central districts, alternatives on the southern coast (Harhoura, Témara) and in Salé.
The tram and green spaces matter. Hay Riad and Agdal for comfortable city life, Harhoura for the sea, Témara and Salé for a controlled budget.
Rabat-Salé tram, Rabat-Agdal station (Al Boraq high-speed train), Rabat-Salé airport.
Living in Fez
Spiritual capital and a large university city. Affordable prices, student and family rental demand, new developments in the Ville Nouvelle and along the Imouzzer road.
Ville Nouvelle to be close to services, Route d’Imouzzer for recent residential areas.
Investing in Rabat
Stable rental market (administrations, universities, embassies). Agdal and Hay Riad hold their value well.
Investing in Fez
Student and family rentals, low entry budget.
Other comparisons with Rabat
Other comparisons with Fez
Frequently asked questions
Is it cheaper to buy in Rabat or Fez?
For new builds, Rabat: 9,000 – 18,000 MAD/m²; Fez: 5,500 – 10,000 MAD/m². Fez is about 43% cheaper.
How much is a 2-bedroom in Rabat and in Fez?
About MAD 860,000 – MAD 1,710,000 in Rabat and MAD 520,000 – MAD 950,000 in Fez, before purchase costs (≈ 7%).
What size for MAD 1 million in Rabat or Fez?
About 75 m² in Rabat and 130 m² in Fez, at the average new-build price.
Torn between Rabat and Fez?
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Last updated: 2026-10-20