Property prices · Fez
Property prices 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.
Updated 6 October 2026 · Indicative ranges observed for new builds (2025-2026), varying with the residence, floor, view and developer. To be confirmed case by case.
Price per m² by neighbourhood in Fez
| Neighbourhood | Price per m² | Vs average |
|---|---|---|
| Ville Nouvelle · Route d’Imouzzer · Racecourse | 7,000 – 11,000 MAD/m² | +16% |
| Narjiss · Oued Fès · Saïss | 5,500 – 8,000 MAD/m² | −13% |
How much does a new apartment cost in Fez?
Ranges based on the city’s average price per m², excluding purchase costs.
| Property type | Indicative price incl. VAT |
|---|---|
| Studio (≈ 40 m²) | MAD 220,000 – MAD 400,000 |
| 1-bedroom (≈ 65 m²) | MAD 360,000 – MAD 650,000 |
| 2-bedroom (≈ 95 m²) | MAD 520,000 – MAD 950,000 |
| 3-bedroom (≈ 130 m²) | MAD 720,000 – MAD 1,300,000 |
What your budget buys in Fez
Indicative surface at the city average. Expect much less in the most sought-after areas.
| Budget | Indicative surface |
|---|---|
| MAD 500,000 | ≈ 65 m² |
| MAD 800,000 | ≈ 105 m² |
| MAD 1,200,000 | ≈ 155 m² |
| MAD 1,800,000 | ≈ 230 m² |
| MAD 2,500,000 | ≈ 325 m² |
Living and investing in Fez
To live in
Ville Nouvelle to be close to services, Route d’Imouzzer for recent residential areas.
To invest
Student and family rentals, low entry budget.
FAQ
What is the price per m² in Fez in 2026?
For new builds, expect 5,500 – 10,000 MAD/m² on average in Fez. Gaps are wide between areas: from MAD 5,500/m² in Narjiss · Oued Fès · Saïss up to MAD 11,000/m² in Ville Nouvelle · Route d’Imouzzer · Racecourse.
What budget for a new 2-bedroom flat in Fez?
For a 2-bedroom flat of about 95 m², plan for MAD 520,000 to MAD 1,050,000 depending on the area, plus about 6 to 7.5% purchase costs.
Which is the cheapest neighbourhood in Fez?
Among the areas ABRAJ follows, Narjiss · Oued Fès · Saïss has the lowest entry prices (5,500 – 8,000 MAD/m²).
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