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Rabat or Marrakech: where to buy?
For new builds, Marrakech is on average about 11% cheaper than Rabat. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Rabat | Marrakech |
|---|---|---|
| Price per m² (new) | 9,000 – 18,000 MAD/m² | 8,000 – 16,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 360,000 – MAD 720,000 | MAD 320,000 – MAD 640,000 |
| 2-bedroom (≈ 95 m²) | MAD 860,000 – MAD 1,710,000 | MAD 760,000 – MAD 1,520,000 |
| Size for MAD 1 million | 75 m² | 85 m² |
| Most affordable area | Salé · Sala Al Jadida · Bettana | M’hamid · Massira · Azli |
| Most expensive area | Hay Riad | Palmeraie |
| Seaside areas | 1 | — |
| Villa areas | 2 | 2 |
| Apartment prices (IPAI, 1 quarter) | +1.9% | +0.7% |
| Areas tracked | 7 | 6 |
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: Marrakech (2 affordable areas, lower average price).
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 and Marrakech are even on this point.
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 Marrakech
A tourist and residential city: medina, Guéliz, Hivernage, then estates and golf resorts on the outskirts. A large share of second homes and holiday-rental investment.
Think about summer heat (orientation, shaded outdoor space) and distances: the calm of the estates comes with driving time.
Marrakech-Menara airport with many European routes, motorways to Casablanca and Agadir.
Investing in Rabat
Stable rental market (administrations, universities, embassies). Agdal and Hay Riad hold their value well.
Investing in Marrakech
Lively but demanding holiday-rental market (management, rules on furnished tourist rentals). Budget for pool and garden upkeep with villas.
Other comparisons with Rabat
Other comparisons with Marrakech
Frequently asked questions
Is it cheaper to buy in Rabat or Marrakech?
For new builds, Rabat: 9,000 – 18,000 MAD/m²; Marrakech: 8,000 – 16,000 MAD/m². Marrakech is about 11% cheaper.
How much is a 2-bedroom in Rabat and in Marrakech?
About MAD 860,000 – MAD 1,710,000 in Rabat and MAD 760,000 – MAD 1,520,000 in Marrakech, before purchase costs (≈ 7%).
What size for MAD 1 million in Rabat or Marrakech?
About 75 m² in Rabat and 85 m² in Marrakech, at the average new-build price.
Torn between Rabat and Marrakech?
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Last updated: 2026-10-20