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Rabat or Tangier: where to buy?
For new builds, Tangier is on average about 20% cheaper than Rabat. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Rabat | Tangier |
|---|---|---|
| Price per m² (new) | 9,000 – 18,000 MAD/m² | 7,500 – 14,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 360,000 – MAD 720,000 | MAD 300,000 – MAD 560,000 |
| 2-bedroom (≈ 95 m²) | MAD 860,000 – MAD 1,710,000 | MAD 710,000 – MAD 1,330,000 |
| Size for MAD 1 million | 75 m² | 95 m² |
| Most affordable area | Salé · Sala Al Jadida · Bettana | Gzenaya · Free zone |
| Most expensive area | Hay Riad | Malabata · Corniche · Bay |
| Seaside areas | 1 | 2 |
| Villa areas | 2 | 1 |
| Apartment prices (IPAI, 1 quarter) | +1.9% | +0.8% |
| Areas tracked | 7 | 5 |
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: Tangier (2 affordable areas, lower average price).
Families: Rabat (4 family areas or near schools).
Buy-to-let: Tangier (4 areas with strong rental demand).
Near the sea: Tangier (2 seaside areas).
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 Tangier
Gateway to Europe, Tanger Med port and industrial zones: a growing working population, strong rental demand, and highly sought-after sea views over the bay and Malabata.
Check exposure to the wind (chergui), slopes and access. A sea view has a price, and a resale value.
Al Boraq high-speed train to Rabat and Casablanca, Ibn Battouta airport, passenger port to Spain.
Investing in Rabat
Stable rental market (administrations, universities, embassies). Agdal and Hay Riad hold their value well.
Investing in Tangier
Rental demand driven by Tanger Med, the automotive and textile industries. Studios and 1-bedroom flats near employment zones let quickly.
Other comparisons with Rabat
Other comparisons with Tangier
Frequently asked questions
Is it cheaper to buy in Rabat or Tangier?
For new builds, Rabat: 9,000 – 18,000 MAD/m²; Tangier: 7,500 – 14,000 MAD/m². Tangier is about 20% cheaper.
How much is a 2-bedroom in Rabat and in Tangier?
About MAD 860,000 – MAD 1,710,000 in Rabat and MAD 710,000 – MAD 1,330,000 in Tangier, before purchase costs (≈ 7%).
What size for MAD 1 million in Rabat or Tangier?
About 75 m² in Rabat and 95 m² in Tangier, at the average new-build price.
Torn between Rabat and Tangier?
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Last updated: 2026-10-20