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SUMMARY
Agadir is still generally cheaper than Marrakech to buy property today, but mainly for ordinary residential property rather than prime coastal homes.
The biggest gap appears when mainstream Agadir neighborhoods are compared with the parts of Marrakech most lifestyle and international buyers target. Tilila and Hay Mohammadi sit around 10,000–11,000 MAD/m², while Guéliz and central Marrakech are closer to 18,000–19,000 MAD/m².
That does not mean Marrakech is always more expensive. M’Hamid and some peripheral developments currently undercut mainstream Agadir, so a buyer focused purely on getting the most square metres for the budget can still find cheaper options in Marrakech.
Agadir’s coastal market has effectively broken away from the rest of the city. Sonaba is now priced close to Guéliz, while the small amount of visible Marina stock can be advertised above central Marrakech levels.
The result is an unusually wide gap inside Agadir itself. Moving ten or fifteen minutes away from the most desirable beachfront areas can shift a buyer from a roughly 19,000–26,000 MAD/m² market back toward something much closer to 10,000 MAD/m².
A 1 million MAD budget shows the difference clearly. It theoretically buys around 95–99 m² in Tilila or Hay Mohammadi, roughly 52 m² in Guéliz, but as much as about 108 m² in M’Hamid.
The official transaction-price data do not show Agadir as a whole suddenly racing toward Marrakech. Recent ANCFCC figures show fairly modest quarterly changes in both cities, which suggests the strongest price convergence remains concentrated in particular neighborhoods.
Sample size is a major issue at the premium end. Guéliz and M’Hamid have hundreds of active observations behind their asking-price figures, while Agadir Marina has only a handful, so its very high median is useful as a market signal but not as a citywide benchmark.
Tourism supports both markets rather than explaining the difference between them. Agadir and Marrakech both recorded strong hotel-night growth in 2026, while Marrakech continues to operate at a much larger overall tourism scale.
Agadir’s beach premium is easier to understand once the city’s development is taken into account. Large public investment in the urban area, the tourism zone and the Agadir-Taghazout corridor has increased the appeal of a limited amount of well-located coastal housing.
Villa comparisons are less straightforward than apartment comparisons. Marrakech can show moderate MAD/m² figures in villa districts while still requiring several million dirhams in total because the homes and plots are much larger.
The practical takeaway is narrower than the old rule that “Agadir is cheaper.” Agadir still wins more often for a normal residential purchase, Marrakech can be cheaper at the low end, and prime coastal Agadir should now be treated as a premium market in its own right.
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Is Agadir still cheaper than Marrakech to buy property today?
Yes. Agadir is still generally cheaper than Marrakech for a normal residential purchase, but that advantage has largely disappeared in Agadir’s best coastal neighborhoods.
Current asking-price data make the split quite clear. AlerteImmo, which aggregates active listings from Avito, Mubawab and Yakeey, puts apartments in Tilila at about 10,577 MAD/m². Listings in Hay Mohammadi average close to 10,129 MAD/m². In Marrakech, Guéliz currently sits around 19,266 MAD/m², while Route de Casablanca is around 12,000 MAD/m² and Targa around 11,452 MAD/m².
So a buyer comparing ordinary residential areas can still get more for the same budget in Agadir, especially against central Marrakech.
The picture changes near Agadir’s beach. Sonaba currently comes in around 18,706 MAD/m², almost level with Guéliz. The Marina is even higher at about 25,899 MAD/m², although that figure comes from a very small sample and needs to be treated carefully.
The useful answer today is therefore narrower than the old “Agadir is cheaper” rule. Agadir still offers cheaper residential property in many neighborhoods. Prime coastal Agadir now belongs to a different price bracket.
| Current asking-price reference | Agadir | Marrakech | What we see |
|---|---|---|---|
| Affordable area | Tilila: 10,577 MAD/m² | M’Hamid: 9,239 MAD/m² | Marrakech can be cheaper |
| Mainstream residential | Hay Mohammadi: ~10,129 MAD/m² | Route de Casablanca: 12,000 MAD/m² | Agadir has an edge |
| Prime apartment area | Sonaba: 18,706 MAD/m² | Guéliz: 19,266 MAD/m² | Almost the same |
| Top-end visible supply | Marina: 25,899 MAD/m² | Marrakech Centre Ville: 18,363 MAD/m² | Agadir can cost more |
Why is comparing Agadir and Marrakech property prices so tricky?
Comparing Agadir with Marrakech gets messy because the price difference changes completely once we move from budget housing to central apartments or prime tourist property.
Marrakech has an unusually wide price range. M’Hamid is currently around 9,239 MAD/m². Targa is about 11,452 MAD/m². Route de Casablanca is around 12,000 MAD/m². Then Guéliz jumps to roughly 19,266 MAD/m².
Agadir has a different shape. Tilila and much of Hay Mohammadi remain around the 10,000 MAD/m² mark, while Sonaba moves close to 19,000 MAD/m² and the limited Marina inventory is advertised considerably higher.
That creates some strange comparisons. A cheap apartment in Marrakech can cost less per square metre than a perfectly ordinary one in Agadir. At the same time, a beachfront apartment in Agadir can cost more than an apartment in central Marrakech.
The cleaner way to compare the two cities is therefore to match similar properties and neighborhoods instead of relying on one citywide average.
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Are normal apartments still cheaper in Agadir than in Marrakech?
Mostly yes. For buyers looking at ordinary residential apartments, Agadir still offers a real price advantage over the Marrakech neighborhoods that most international buyers know.
Tilila is a useful benchmark because AlerteImmo has observed 63 apartment listings there, enough to give us a much more useful indication than a handful of luxury ads. The median asking price is currently about 10,577 MAD/m². Hay Mohammadi listings average roughly 10,129 MAD/m² across 93 properties currently shown for sale.
Compare that with 19,266 MAD/m² in Guéliz and 18,363 MAD/m² in Marrakech Centre Ville. A theoretical 100 m² apartment at those figures would cost around 1.0–1.06 million MAD in Tilila or Hay Mohammadi, against roughly 1.84–1.93 million MAD in those central Marrakech districts.
Of course, those are advertised prices rather than completed transactions, and the properties are not identical. Still, a gap approaching 800,000 or 900,000 MAD on 100 m² is far too large to dismiss as statistical noise.
For a buyer who wants a comfortable apartment without paying for beachfront Agadir or tourist-core Marrakech, Agadir currently remains the cheaper option more often than not.
Can Marrakech actually be cheaper than Agadir at the low end?
Yes. Buyers chasing the lowest possible purchase price can currently find parts of Marrakech that are cheaper than mainstream Agadir neighborhoods.
M’Hamid is a good example. Its current median asking price is about 9,239 MAD/m² across 127 active listings. Les Portes de Marrakech is even lower at roughly 8,000 MAD/m², although the sample there is much smaller.
Both sit below Tilila’s 10,577 MAD/m².
This is where “Agadir is cheaper than Marrakech” starts to become misleading if it is interpreted as “every Agadir neighborhood is cheaper than every Marrakech neighborhood.” Marrakech is a much larger and more varied market, with peripheral housing priced far below Guéliz or Hivernage.
For a buyer with a strict budget and no requirement to live near Marrakech’s centre or tourist districts, Marrakech can absolutely win on price.
| Area | Current asking price | Approx. cost of 80 m² | City |
|---|---|---|---|
| Les Portes de Marrakech | 8,000 MAD/m² | 640,000 MAD | Marrakech |
| M’Hamid | 9,239 MAD/m² | 739,000 MAD | Marrakech |
| Hay Mohammadi | ~10,129 MAD/m² | ~810,000 MAD | Agadir |
| Tilila | 10,577 MAD/m² | ~846,000 MAD | Agadir |
| Targa | 11,452 MAD/m² | ~916,000 MAD | Marrakech |
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Is prime Agadir still cheaper than prime Marrakech?
No, not consistently. Agadir’s best coastal addresses now overlap directly with prime Marrakech prices.
Sonaba is the clearest example. AlerteImmo currently puts the median advertised price at about 18,706 MAD/m². Guéliz is around 19,266 MAD/m².
That difference is just 560 MAD/m², or roughly 3%. On a theoretical 100 m² apartment, we are talking about around 56,000 MAD. Once property condition, floor, terrace, furnishing, parking and negotiation enter the equation, that gap is tiny.
Agadir Marina sits higher again, with a current advertised median close to 25,899 MAD/m². We should be careful here because only five active listings underpin that number. Still, it shows how much buyers can pay for scarce, well-located coastal property.
Anyone moving from Marrakech to Agadir mainly because they expect a cheap premium apartment near the ocean may be surprised. The discount has become very small in Sonaba and can disappear completely in the Marina.
Is expensive Agadir property spreading across the whole city?
No. Agadir’s high prices are still heavily concentrated in specific coastal and higher-end pockets.
Tilila remains around 10,577 MAD/m², while Hay Mohammadi listings average close to 10,129 MAD/m². Hay Al Farah currently shows around 14,080 MAD/m², although its published sample contains only five active listings.
That is a very different market from the Marina.
Agadir therefore has two property markets sitting surprisingly close together geographically. Buyers can still find relatively mainstream apartment prices away from the most desirable coastline, while premium projects closer to the beach compete for tourists, second-home buyers, investors and wealthier local households.
The expensive listings we see these days say much more about the value of scarce coastal land than about the cost of housing across Agadir as a whole.
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Has Agadir actually been catching up with Marrakech recently?
Only in selected neighborhoods. Morocco’s official transaction-price data do not show an Agadir-wide surge that is rapidly closing the gap with Marrakech.
The ANCFCC and Bank Al-Maghrib property-price index gives us a useful check because it is based on registered transactions rather than asking prices.
During the final quarter of 2025, apartment prices rose 0.6% quarter-on-quarter in Agadir and 0.9% in Marrakech. In the first quarter of 2026, apartment prices then fell 1.2% in Agadir and 1.8% in Marrakech.
Those are fairly modest movements. They look nothing like a city where apartment prices suddenly jumped by 20% or 30% in a few months.
The official data point to a more precise interpretation: Agadir has become expensive in some highly desirable areas, but Marina or Sonaba prices should not be treated as if the rest of the city has followed them.
| ANCFCC apartment-price movement | Agadir | Marrakech |
|---|---|---|
| Q4 2025 vs Q3 2025 | +0.6% | +0.9% |
| Q1 2026 vs Q4 2025 | -1.2% | -1.8% |
| Overall property prices, Q1 2026 | -0.3% | -1.5% |
| Property transactions, Q1 2026 | -51.4% | -51.5% |
Can we really trust the current Agadir and Marrakech price-per-square-metre figures?
We can use them to see where prices sit today, but some neighborhoods give us much stronger evidence than others.
AlerteImmo calculates its medians from listings aggregated across Avito, Mubawab and Yakeey, removes identified duplicates and publishes figures only once it has enough observations. The prices are asking prices before negotiation, so they should never be presented as final transaction prices.
The sample sizes tell us where to place our confidence.
Guéliz currently has 463 active sale listings behind its 19,266 MAD/m² median. M’Hamid has 127. Route de Casablanca has 112. Those are useful market samples.
Sonaba has only 11 active listings, while the Marina has five. Their current figures are still useful because they show what sellers are asking for scarce coastal stock, but 25,899 MAD/m² at the Marina clearly does not have the same statistical weight as Guéliz’s figure.
This is also why we checked the ANCFCC data. Asking-price portals show the level and segmentation of the market. Registered transactions tell us whether the wider market is actually moving in the same direction.
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Is tourism pushing both Agadir and Marrakech property prices higher?
Tourism is supporting property demand in both cities right now, so it cannot by itself explain why Marrakech costs more.
The latest national tourism figures make this particularly clear. During the first half of 2026, classified hotel nights increased by 11% in Agadir and 10% in Marrakech, according to Morocco’s Direction des études et des prévisions financières.
Marrakech still operates at a much larger tourism scale. The Tourism Observatory reported 6.05 million classified hotel nights there during the first five months of 2026, up 10% from the previous year. Marrakech alone accounted for about one-third of Morocco’s classified hotel nights over that period, with occupancy around 72%.
Agadir is hardly standing still. Its 11% increase in hotel nights during the first half of 2026 was actually slightly faster than Marrakech’s.
That helps explain why beachfront and tourism-friendly Agadir property can command such high prices these days. Buyers are no longer choosing between one major tourism market and one cheap secondary city. They are choosing between two major destinations with very different property geographies.
Why can Agadir beachfront property cost so much now?
Agadir beachfront property commands a big premium because good coastal locations are limited and the city has spent years upgrading the areas visitors and second-home buyers use most.
The wider Agadir urban-development program involved more than 6 billion MAD and dozens of projects covering roads, public spaces, mobility, cultural facilities and the tourism zone. Improvements around the corniche and visitor areas directly affect the neighborhoods where higher-end residential demand is concentrated.
The coast north of Agadir also matters. Taghazout Bay covers more than 600 hectares and combines resorts, golf, leisure facilities and residential property. Its development has helped turn the wider Agadir-Taghazout corridor into a much more serious second-home and tourism-investment market.
Put that beside the latest tourism growth and the high prices near the ocean become easier to understand. Buyers are competing for a limited slice of the city that offers walkability, beach access, newer residences and short-term rental appeal.
A buyer ten or fifteen minutes inland is shopping in a very different market.
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Does a 1 million MAD budget still go further in Agadir?
Yes, if we compare Agadir with central Marrakech. Against Marrakech’s cheapest neighborhoods, however, 1 million MAD can go just as far or even further.
At Tilila’s current median asking price, 1 million MAD theoretically corresponds to about 95 m² before fees. Using the average visible asking price in Hay Mohammadi gets us close to 99 m².
Guéliz gives a completely different result. At 19,266 MAD/m², the same budget corresponds to only about 52 m².
But M’Hamid turns the comparison around. At 9,239 MAD/m², 1 million MAD corresponds to roughly 108 m².
These are simple price-per-square-metre illustrations rather than promises that such exact properties are available. They still show where Agadir’s advantage really sits: it beats the parts of Marrakech that many lifestyle and foreign buyers want, while Marrakech can compete very aggressively once we move farther from its expensive core.
| Area | Asking-price reference | Approx. area for 1M MAD |
|---|---|---|
| Guéliz, Marrakech | 19,266 MAD/m² | ~52 m² |
| Route de Casablanca, Marrakech | 12,000 MAD/m² | ~83 m² |
| Targa, Marrakech | 11,452 MAD/m² | ~87 m² |
| Tilila, Agadir | 10,577 MAD/m² | ~95 m² |
| Hay Mohammadi, Agadir | ~10,129 MAD/m² | ~99 m² |
| M’Hamid, Marrakech | 9,239 MAD/m² | ~108 m² |
Are villas cheaper in Agadir than in Marrakech?
There is no useful citywide rule for villas because total price matters far more than a simple price-per-square-metre comparison.
Marrakech has a huge villa market in Targa, Route de l’Ourika, Amelkis and other low-density areas. Current asking prices around Route de l’Ourika average roughly 10,904 MAD/m², yet the median asking price of properties there is about 8.05 million MAD because buyers are often purchasing large homes and large plots.
Targa shows the same problem. Its price per square metre sits around 11,452 MAD, but the median advertised purchase price is roughly 3.88 million MAD.
An apartment near Agadir’s Marina can therefore show a much higher price per square metre while still costing less in total than a large Marrakech villa.
For villa buyers, we would compare the total acquisition price, land area, built area, pool, condition and exact location. The headline MAD/m² figure becomes much less useful here.
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So, is Agadir still cheaper than Marrakech to buy property?
Yes, mostly. Agadir still offers cheaper property than the parts of Marrakech most buyers compare it with, but the gap has become highly dependent on location.
The strongest price advantage remains in ordinary residential Agadir. Tilila and Hay Mohammadi are currently close to 10,000–11,000 MAD/m², while central Marrakech and Guéliz are closer to 18,000–19,000 MAD/m². For that buyer, the difference is substantial.
Budget Marrakech is a different story. M’Hamid and Les Portes de Marrakech show that buyers willing to move away from the tourist centre can find prices below mainstream Agadir.
At the premium end, Agadir has already caught up in places. Sonaba sits almost level with Guéliz on current asking prices, while the very small Marina sample is advertised considerably higher. As seen above, official ANCFCC figures do not show the entire Agadir apartment market surging at anything close to that pace, which tells us the coastal premium remains concentrated.
The old rule therefore still works, but only with a qualifier. Agadir is generally cheaper for a normal residential purchase. For cheap peripheral housing, Marrakech can beat it. For prime coastal property, Agadir no longer deserves to be thought of as the bargain alternative.
OUR METHODOLOGY
We approached this as a market-segmentation question rather than relying on the old idea that Agadir is simply cheaper than Marrakech. We compared mainstream residential property, lower-cost housing, prime locations, recent transaction momentum, tourism demand and the development of Agadir’s coastal market.
For current prices, we worked at neighborhood level rather than using one citywide average. Asking-price data from AlerteImmo were used to show what buyers are seeing today, with particular attention to the number of listings behind each figure. Larger samples were treated as stronger indications of local market levels, while very small samples were used mainly to show the prices visible at the top end.
AlerteImmo states that its barometers aggregate listings from Avito, Mubawab and Yakeey and represent asking prices rather than registered transaction prices. Because those pages update continuously, the figures in this article should be read as a dated snapshot of the market at the time of research.
We then cross-checked the asking-price picture against the official Indice des Prix des Actifs Immobiliers published by the ANCFCC and Bank Al-Maghrib. The Q4 2025 and Q1 2026 releases were used to see whether the high prices visible in parts of coastal Agadir were also showing up as a broader movement in registered transactions.
Where useful, we translated MAD/m² differences into the same theoretical property size or purchase budget. These calculations are illustrations rather than claims that an identical property is currently available at exactly that price.
Tourism figures were used as demand context rather than as a direct property-valuation measure. We relied on Moroccan government and Tourism Observatory data for 2026 hotel-night growth in Agadir and Marrakech, Marrakech’s share of classified hotel nights and its occupancy rate.
For the coastal-development context, we used official material on Agadir’s 2020–2024 urban-development programme, including the more than 6 billion MAD of investment and associated infrastructure projects, along with Taghazout Bay documentation covering the scale and tourism positioning of the development north of Agadir.
Key sources used for this analysis include AlerteImmo on Tilila, AlerteImmo on Hay Mohammadi, AlerteImmo on Sonaba, AlerteImmo on Agadir Marina, AlerteImmo on Guéliz, AlerteImmo on M’Hamid, AlerteImmo on Route de Casablanca, AlerteImmo on Targa, the ANCFCC and Bank Al-Maghrib Q4 2025 property-price index, the Q1 2026 property-price index, Moroccan government tourism data for the first half of 2026, Moroccan government and Tourism Observatory data for Marrakech, Agadir Souss-Massa Aménagement on the urban-development programme, and Taghazout Bay’s official project documentation.
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