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Everything you need to know before buying real estate is included in our Morocco Property Pack
As of September 2025, Morocco's property market shows a wide range of prices depending on location and property type.
The average price per square meter varies significantly across the kingdom, with Casablanca leading at MAD 13,900/m² for apartments, while budget-friendly options like El Jadida start at around MAD 5,330/m². Understanding these price variations is crucial for making informed investment decisions in Morocco's evolving real estate landscape.
If you want to go deeper, you can check our pack of documents related to the real estate market in Morocco, based on reliable facts and data, not opinions or rumors.
Morocco's property prices range from MAD 5,330/m² in budget areas to over MAD 22,000/m² in luxury locations.
Transaction costs add approximately 7-8% to the purchase price, while mortgage rates range from 3.75% to 6% depending on the loan type.
| Property Type | Average Price (MAD/m²) | Price Range |
|---|---|---|
| Apartments | 15,649 - 15,779 | 5,330 - 21,000+ |
| Villas/Houses | 17,648 - 17,662 | 12,000 - 22,227 |
| Land Plots | 11,100 | 963 - 16,700 |
| Casablanca Apartments | 13,900 | 13,900 - 16,297 |
| Marrakesh Apartments | 19,338 | 15,000 - 22,000+ |
| Budget Areas (El Jadida) | 5,330 | 5,000 - 8,000 |
| Luxury Areas (Anfa, Gauthier) | 20,500+ | 18,000 - 25,000+ |
What's the current average price per square meter in Morocco?
As of September 2025, the average price per square meter in Morocco varies significantly by property type and location.
For apartments, the national median ranges from MAD 15,649 to MAD 15,779 per square meter, though this varies dramatically by city. Casablanca apartments average MAD 13,900/m², while Marrakesh commands higher prices at MAD 19,338/m².
Villas and houses typically cost more per square meter, with national averages between MAD 17,648 and MAD 17,662/m². In Casablanca, villa prices average around MAD 20,500/m², reaching MAD 22,227/m² in premium areas like Anfa and Gauthier.
Land plots offer the most affordable option at a median of MAD 11,100/m², though prices range dramatically from MAD 963/m² for basic locations to MAD 16,700/m² for premium plots near city centers.
It's something we develop in our Morocco property pack.
How does the average price per sqm vary between apartments, villas, and land plots?
Property type significantly impacts pricing per square meter in Morocco's real estate market.
Apartments show the widest price variation, with studio apartments starting at approximately MAD 10,736/m² while premium 2-bedroom apartments can exceed MAD 21,000/m² in luxury developments. The size paradox means smaller units often cost more per square meter due to higher demand and construction efficiency.
Villas and houses generally command higher prices per square meter than apartments, averaging MAD 17,648-17,662/m² nationally. However, larger villas may show slightly lower per-square-meter rates due to bulk pricing, except in luxury developments where premium features maintain high per-unit pricing.
Land plots offer the most variable pricing structure, ranging from MAD 963/m² for basic suburban plots to MAD 16,700/m² for prime urban locations. The vast difference reflects proximity to infrastructure, permitted usage, and development potential.
Location multiplies these differences significantly - a villa in Bouskoura commands MAD 14,000/m² while similar properties in budget areas cost half that amount.
What are the most expensive areas to buy in, and why?
Morocco's most expensive real estate markets center around the country's economic powerhouses and luxury destinations.
| Area | Apartment Price (MAD/m²) | Villa Price (MAD/m²) |
|---|---|---|
| Casablanca (Anfa, Gauthier) | 16,297 | 22,227 |
| Casablanca (General) | 13,900 | 20,500 |
| Marrakesh-Safi | 19,338 | 22,227 |
| Bouskoura (Casablanca suburb) | 15,000 | 14,000 |
| Les Princesses (Casablanca) | 15,500 | 21,000 |
These premium areas command high prices due to several factors: excellent infrastructure, proximity to business districts, luxury amenities, and limited available space that creates scarcity-driven demand.
Which areas are considered up-and-coming and likely to grow in value?
Several Moroccan areas show strong potential for property value appreciation based on infrastructure development and strategic positioning.
Bouskoura, a luxury villa development near Casablanca, leads the up-and-coming locations with growing rental yields and major new residential projects. This area benefits from proximity to Casablanca while offering more space and modern amenities.
Aïn Sebaâ and Maarif Extension in Casablanca represent more affordable entry points with significant new residential construction underway. These areas offer the potential for capital appreciation as Casablanca expands outward.
Tangier, Rabat, and Agadir are experiencing infrastructure investments tied to Morocco's World Cup 2030 preparations. These cities are receiving upgraded transportation networks, stadiums, and tourism facilities that should boost property values.
Secondary cities like Tetouan and suburban areas around major metros offer the highest growth potential due to their current affordability combined with improving connectivity to major economic centers.
Where can you still find budget-friendly options today?
Several Moroccan locations still offer affordable property options for budget-conscious buyers and investors.
1. **El Jadida** - Offers apartments at approximately MAD 5,330/m² (MAD 495/sq ft), representing some of Morocco's lowest property prices2. **Tetouan** - Provides housing options under MAD 12,900/m² with good connectivity to northern economic centers3. **El Mansouria** - Features affordable coastal properties with development potential4. **Suburban Casablanca** - Outlying districts offer apartments and land from MAD 1,500-3,000/m² 5. **Secondary city centers** - Cities like Meknes, Fez suburbs, and Agadir outskirts provide basic housing for MAD 4,000-6,000 monthly rentThese areas typically offer basic infrastructure and amenities but provide excellent entry points for first-time buyers or investors seeking rental income opportunities. Many feature ongoing development that could drive future appreciation.
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What are some concrete examples of recent purchase prices for different property types?
Recent property transactions in Morocco demonstrate the wide range of prices across different markets and property types.
In Casablanca's peripheral areas, a 70-square-meter apartment recently sold for MAD 973,000, translating to MAD 13,900 per square meter. This reflects the average pricing for standard apartments in the economic capital's outer districts.
Bouskoura's luxury villa market shows higher values, with a semi-finished villa on a 1,000-square-meter plot priced at MAD 14,000,000, equating to MAD 14,000 per square meter of land. This premium reflects the area's upscale positioning and development potential.
Land transactions vary dramatically by location. A 477-square-meter plot near Rue de Fez in Tangier sold for MAD 8,000,000, representing MAD 16,700 per square meter - among the highest land prices in Morocco due to prime urban positioning.
Studio apartments in central Casablanca typically trade around MAD 10,736 per square meter, while luxury 2-bedroom units in premium developments can exceed MAD 21,000 per square meter depending on amenities and location.
How do prices differ depending on the surface size of the property?
Property surface size significantly influences per-square-meter pricing in Morocco's real estate market, following predictable patterns.
Smaller properties like studios and compact apartments typically command higher per-square-meter rates due to construction efficiency and higher demand from young professionals and investors. Studios average MAD 10,736/m² compared to larger apartments at MAD 15,649/m².
Medium-sized apartments often represent the sweet spot for per-square-meter value, offering reasonable pricing while maintaining desirable features. Two-bedroom apartments can range from MAD 15,000/m² to over MAD 21,000/m² depending on location and quality.
Larger apartments and houses may offer bulk discounts on a per-square-meter basis, though total purchase prices increase substantially. Villas and luxury properties can maintain high per-square-meter pricing due to premium features, landscaping, and exclusive locations.
Land plots show the most dramatic size-related pricing variations, with small urban plots commanding premium rates while larger suburban or rural plots offer significantly lower per-square-meter costs but higher total investment requirements.
What is the typical total cost of purchase once you include fees, taxes, and notary charges?
Property purchase costs in Morocco extend well beyond the advertised price, with additional fees adding approximately 7-8% to the total investment.
| Cost Component | Typical Rate | Example (MAD 2,000,000 property) |
|---|---|---|
| Notary Fees | 6-7% of sales price | MAD 120,000 - 140,000 |
| Land Conservation | 1.5% | MAD 30,000 |
| Registration Fees | 4% | MAD 80,000 |
| Stamps & Miscellaneous | 0.5% | MAD 10,000 |
| Agency Fees (plus 20% VAT) | 3% | MAD 60,000 |
| Total Additional Costs | 7.2% | MAD 144,000 |
Buyers typically bear responsibility for all closing costs, making budget planning crucial for successful property acquisition in Morocco.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Morocco versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How does mortgage availability and cost impact the final price and affordability?
Moroccan mortgage markets offer competitive financing options that significantly impact property affordability for both local and foreign buyers.
Moroccan banks provide fixed-rate loans ranging from 4.5% to 6% annually, offering payment predictability for long-term planning. Variable-rate loans start lower at 3.75% to 5% but carry interest rate risk that could increase monthly payments over time.
Down payment requirements typically range from 20% to 30% of the property value, meaning buyers need substantial upfront capital. For a MAD 2,000,000 property, buyers should prepare MAD 400,000 to MAD 600,000 as a down payment plus closing costs.
Both local and foreign buyers can access mortgage financing, making Moroccan real estate accessible to international investors. The competitive rates compared to many other emerging markets enhance affordability for qualified borrowers.
It's something we develop in our Morocco property pack.
How have average prices changed compared to 5 years ago and compared to 1 year ago?
Morocco's property market has experienced remarkably flat growth over recent periods, contrasting with many global markets.
Over the past year, residential property prices increased just 0.09% - essentially flat growth that indicates market stagnation. Commercial real estate and land sectors actually experienced minor price declines during this period.
The five-year trend shows nominal price increases but weak real growth when adjusted for inflation. Morocco's property appreciation has lagged significantly behind other Middle Eastern countries and emerging markets globally.
Recent market indicators from January-March 2025 show sales volume dropping 30% compared to the previous year, suggesting weakening demand despite stable prices. Land values specifically fell 16.4% year-over-year, indicating potential oversupply or reduced investor confidence in certain segments.
This price stability provides opportunities for buyers to negotiate while avoiding the speculative bubbles seen in other markets, though it may concern investors seeking rapid appreciation.
What are the forecasts for prices over the next 1 year, 5 years, and 10 years?
Morocco's property market outlook suggests moderate growth driven by infrastructure development and major international events.
Short-term forecasts for the next year indicate continued price stability with modest increases in strategic locations. The World Cup 2030 preparations are beginning to influence specific markets, particularly in host cities like Casablanca, Rabat, and Marrakesh.
Five-year projections show more optimistic growth, with analysts forecasting annual price appreciation of 4.7% through 2029. This growth expectation stems from economic reforms, tourism infrastructure investments, and improved connectivity projects across major cities.
Ten-year outlook suggests stronger potential gains as Morocco's modernization efforts mature and tourism capacity expands significantly. However, administrative bottlenecks and tax policies remain risk factors that could limit growth potential.
Upscale areas and strategically located properties are expected to outperform the general market, while budget areas may see more modest appreciation. Investors should consider these forecasts alongside current market uncertainty when making purchase decisions.
How do Moroccan property prices compare with other big cities in similar markets worldwide?
Morocco's property prices position the country as a mid-tier market when compared to global cities and regional competitors.
Casablanca apartments at MAD 13,900/m² (approximately $1,390/m²) offer significant value compared to major European capitals. Paris averages $12,000/m² while London reaches $14,000/m², making Moroccan properties roughly 10-15% of European prices.
Within the MENA region, Morocco prices below Dubai's $4,500/m² but above emerging markets like Istanbul at $2,300/m². This positioning makes Morocco attractive for investors seeking exposure to North African growth while maintaining reasonable entry costs.
Compared to African markets, Morocco commands premium pricing reflecting its political stability and infrastructure development. However, prices remain substantially below South African major cities or established North African markets.
Asian emerging markets often offer lower entry costs, but Morocco provides better legal frameworks and European connectivity. The price comparison suggests Morocco offers balanced value for investors seeking stable emerging market exposure with reasonable growth potential.
It's something we develop in our Morocco property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Morocco's property market offers diverse opportunities across a wide price spectrum, from budget-friendly options starting at MAD 5,330/m² to luxury developments exceeding MAD 22,000/m².
While recent price growth has been minimal, strategic locations show promise for future appreciation, especially with World Cup 2030 infrastructure investments and ongoing economic reforms creating potential catalysts for market growth.
Sources
- Properstar South Africa - Morocco House Prices
- Properstar Mauritius - Morocco Property Market
- Agenz Morocco - Real Estate Prices
- Fazwaz Morocco - Land for Sale
- Sands of Wealth - Morocco Best Areas
- Global Property Guide - Morocco 5-Year Price Changes
- Trading Economics - Morocco Property Prices
- Statista - Morocco Real Estate Prices by City