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Rabat or Oujda: where to buy?
For new builds, Oujda is on average about 54% cheaper than Rabat. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Rabat | Oujda |
|---|---|---|
| Price per m² (new) | 9,000 – 18,000 MAD/m² | 4,500 – 8,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 360,000 – MAD 720,000 | MAD 180,000 – MAD 320,000 |
| 2-bedroom (≈ 95 m²) | MAD 860,000 – MAD 1,710,000 | MAD 430,000 – MAD 760,000 |
| Size for MAD 1 million | 75 m² | 160 m² |
| Most affordable area | Salé · Sala Al Jadida · Bettana | Centre · Lazaret · Al Qods |
| Most expensive area | Hay Riad | Saïdia (seaside resort) |
| Seaside areas | 1 | 1 |
| Villa areas | 2 | — |
| 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 (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 and Oujda 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 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 Rabat
Stable rental market (administrations, universities, embassies). Agdal and Hay Riad hold their value well.
Investing in Oujda
Limited rental demand outside the centre; Saïdia is very seasonal.
Other comparisons with Rabat
Other comparisons with Oujda
Frequently asked questions
Is it cheaper to buy in Rabat or Oujda?
For new builds, Rabat: 9,000 – 18,000 MAD/m²; Oujda: 4,500 – 8,000 MAD/m². Oujda is about 54% cheaper.
How much is a 2-bedroom in Rabat and in Oujda?
About MAD 860,000 – MAD 1,710,000 in Rabat and MAD 430,000 – MAD 760,000 in Oujda, before purchase costs (≈ 7%).
What size for MAD 1 million in Rabat or Oujda?
About 75 m² in Rabat and 160 m² in Oujda, at the average new-build price.
Torn between Rabat and Oujda?
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Last updated: 2026-10-20