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Rabat or Kenitra: where to buy?
For new builds, Kenitra is on average about 37% cheaper than Rabat. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Rabat | Kenitra |
|---|---|---|
| Price per m² (new) | 9,000 – 18,000 MAD/m² | 6,000 – 11,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 360,000 – MAD 720,000 | MAD 240,000 – MAD 440,000 |
| 2-bedroom (≈ 95 m²) | MAD 860,000 – MAD 1,710,000 | MAD 570,000 – MAD 1,050,000 |
| Size for MAD 1 million | 75 m² | 120 m² |
| Most affordable area | Salé · Sala Al Jadida · Bettana | Bir Rami · Ouled Oujih |
| Most expensive area | Hay Riad | Mehdia beach |
| Seaside areas | 1 | 1 |
| Villa areas | 2 | — |
| Apartment prices (IPAI, 1 quarter) | +1.9% | +0.5% |
| Areas tracked | 7 | 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: Rabat and Kenitra 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 and Kenitra are even on this point.
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 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 Rabat
Stable rental market (administrations, universities, embassies). Agdal and Hay Riad hold their value well.
Investing in Kenitra
Rental demand from employees of the industrial zones.
Other comparisons with Rabat
Other comparisons with Kenitra
Frequently asked questions
Is it cheaper to buy in Rabat or Kenitra?
For new builds, Rabat: 9,000 – 18,000 MAD/m²; Kenitra: 6,000 – 11,000 MAD/m². Kenitra is about 37% cheaper.
How much is a 2-bedroom in Rabat and in Kenitra?
About MAD 860,000 – MAD 1,710,000 in Rabat and MAD 570,000 – MAD 1,050,000 in Kenitra, before purchase costs (≈ 7%).
What size for MAD 1 million in Rabat or Kenitra?
About 75 m² in Rabat and 120 m² in Kenitra, at the average new-build price.
Torn between Rabat and Kenitra?
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Last updated: 2026-10-20