Fez guide
Investing in property in Fez in 2026
Spiritual capital and a large university city. Affordable prices, student and family rental demand, new developments in the Ville Nouvelle and along the Imouzzer road. Where to invest in Fez, with what budget and which rental strategy? Benchmarks area by area.
Why invest in Fez
Student and family rentals, low entry budget.
Official trend (IPAI Bank Al-Maghrib / ANCFCC, Q2 2026) in Fez: apartment prices +1.7% over one quarter, apartment sales +8.4%.
Where to invest in Fez
| Neighbourhood | Price per m² (new) | 1-bedroom (≈ 65 m²) |
|---|---|---|
| Narjiss · Oued Fès · Saïss | 5,500 – 8,000 MAD/m² | MAD 360,000 – MAD 520,000 |
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.
Which rental strategy?
Small, well-located units (studio, 1-bedroom) rent and resell fastest: in Fez, a new 1-bedroom costs MAD 360,000 – MAD 650,000.
Long-term letting for steady income, furnished or seasonal letting where tourist demand exists (licence to check). Yield is never guaranteed: it depends on location, vacancy, charges and tax.
Tax: rental income taxed at 10 to 15% of gross rents; capital gains on resale taxed at 20% (minimum 3% of the price). To confirm with a notary or tax adviser.
Financing a 1-bedroom at the Fez average price
| Price | MAD 500,000 |
| 20% down payment | MAD 100,000 |
| Purchase costs (≈ 7%) | MAD 30,000 |
| Cash needed (down payment + costs) | MAD 130,000 |
| Loan amount | MAD 400,000 |
| Monthly payment, 20 years (4.5%) | MAD 2,500 |
| Monthly payment, 25 years | MAD 2,200 |
| Recommended net income (25 years) | MAD 5,500 |
Excluding insurance, indicative 2026 fixed rate. Banks usually cap repayments at 40% of net income. Prices based on new-build benchmarks, to be confirmed property by property.
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Frequently asked questions
Where to invest in Fez?
Areas with strong rental demand are Narjiss · Oued Fès · Saïss. Student and family rentals, low entry budget.
What budget to invest in Fez?
Expect MAD 220,000 – MAD 320,000 for a studio in the most affordable area (Narjiss · Oued Fès · Saïss), and on average MAD 500,000 for a 1-bedroom.
A project in Fez?
Describe your project: an ABRAJ advisor shortlists the new developments that fit your budget, free and with no commitment.
Last updated: 2026-10-20