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Rabat or Meknes: where to buy?
For new builds, Meknes is on average about 50% cheaper than Rabat. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Rabat | Meknes |
|---|---|---|
| Price per m² (new) | 9,000 – 18,000 MAD/m² | 5,000 – 8,500 MAD/m² |
| Studio (≈ 40 m²) | MAD 360,000 – MAD 720,000 | MAD 200,000 – MAD 340,000 |
| 2-bedroom (≈ 95 m²) | MAD 860,000 – MAD 1,710,000 | MAD 480,000 – MAD 810,000 |
| Size for MAD 1 million | 75 m² | 150 m² |
| Most affordable area | Salé · Sala Al Jadida · Bettana | Toulal · Ouislane · Route d’Agouray |
| Most expensive area | Hay Riad | Hamria · Centre · Marjane |
| Seaside areas | 1 | — |
| Villa areas | 2 | 1 |
| Apartment prices (IPAI, 1 quarter) | +1.9% | −0.1% |
| 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 Meknes 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 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.
Investing in Rabat
Stable rental market (administrations, universities, embassies). Agdal and Hay Riad hold their value well.
Investing in Meknes
Returns supported by low entry prices, with narrower rental demand.
Other comparisons with Rabat
Other comparisons with Meknes
Frequently asked questions
Is it cheaper to buy in Rabat or Meknes?
For new builds, Rabat: 9,000 – 18,000 MAD/m²; Meknes: 5,000 – 8,500 MAD/m². Meknes is about 50% cheaper.
How much is a 2-bedroom in Rabat and in Meknes?
About MAD 860,000 – MAD 1,710,000 in Rabat and MAD 480,000 – MAD 810,000 in Meknes, before purchase costs (≈ 7%).
What size for MAD 1 million in Rabat or Meknes?
About 75 m² in Rabat and 150 m² in Meknes, at the average new-build price.
Torn between Rabat and Meknes?
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Last updated: 2026-10-20