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Tetouan or Oujda: where to buy?
For new builds, Oujda is on average about 34% cheaper than Tetouan. Here are the figures side by side, then our reading by project.
Figures side by side
| Criterion | Tetouan | Oujda |
|---|---|---|
| Price per m² (new) | 6,000 – 13,000 MAD/m² | 4,500 – 8,000 MAD/m² |
| Studio (≈ 40 m²) | MAD 240,000 – MAD 520,000 | MAD 180,000 – MAD 320,000 |
| 2-bedroom (≈ 95 m²) | MAD 570,000 – MAD 1,240,000 | MAD 430,000 – MAD 760,000 |
| Size for MAD 1 million | 105 m² | 160 m² |
| Most affordable area | Tétouan centre · Wilaya · Touabel | Centre · Lazaret · Al Qods |
| Most expensive area | Cabo Negro · Marina Smir | Saïdia (seaside resort) |
| Seaside areas | 2 | 1 |
| Villa areas | 1 | — |
| Apartment prices (IPAI, 1 quarter) | — | +0.1% |
| Areas tracked | 3 | 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: Tetouan and Oujda are even on this point.
Families: Tetouan and Oujda are even on this point.
Buy-to-let: Tetouan (one area with strong rental demand).
Near the sea: Tetouan (2 seaside areas).
Upscale: Tetouan (one upscale area).
Living in Tetouan
The Mediterranean coast: Tetouan to live in, Martil, M’diq and Cabo Negro for seaside second homes.
Strongly seasonal: check how lively it is outside summer.
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 Tetouan
Summer rentals, to weigh against vacancy out of season.
Investing in Oujda
Limited rental demand outside the centre; Saïdia is very seasonal.
Other comparisons with Tetouan
Other comparisons with Oujda
Frequently asked questions
Is it cheaper to buy in Tetouan or Oujda?
For new builds, Tetouan: 6,000 – 13,000 MAD/m²; Oujda: 4,500 – 8,000 MAD/m². Oujda is about 34% cheaper.
How much is a 2-bedroom in Tetouan and in Oujda?
About MAD 570,000 – MAD 1,240,000 in Tetouan and MAD 430,000 – MAD 760,000 in Oujda, before purchase costs (≈ 7%).
What size for MAD 1 million in Tetouan or Oujda?
About 105 m² in Tetouan and 160 m² in Oujda, at the average new-build price.
Torn between Tetouan and Oujda?
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Last updated: 2026-10-20