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Casablanca's average property price stands at 13,900 MAD per square meter for apartments, making it Morocco's most expensive real estate market.
Property prices vary dramatically across neighborhoods, with luxury areas like Ain Diab reaching 27,000 MAD/m² while budget districts like Hay Mohammadi start at 8,600 MAD/m². Commercial spaces and villas command premium prices, with villas averaging 20,500 MAD/m² citywide and reaching 25,000 MAD/m² in upscale Californie.
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As of September 2025, Casablanca property prices range from 8,600 MAD/m² in budget areas to 27,000 MAD/m² in luxury coastal districts, with apartments averaging 13,900 MAD/m² citywide.
Total purchase costs including taxes and fees add 8-12% to the property price, while financing typically requires 10-20% down payment with 5-6.5% interest rates for residents.
| Property Type | Average Price per m² | Typical Total Cost (3-bed) |
|---|---|---|
| Apartments | 13,900 MAD/m² (€1,280/m²) | 2.4M - 3.5M MAD |
| Villas | 20,500 MAD/m² (€1,890/m²) | 4M - 5M MAD average |
| Houses | 6,000-15,000 MAD/m² | 1.44M MAD citywide average |
| Commercial Spaces | Premium above residential | Varies by location |
| Studio Apartments | Varies by area | 660K - 1M MAD |
| Luxury Properties (Anfa) | 22,000-24,000 MAD/m² | 5M+ MAD |
| Budget Areas | 6,000-8,661 MAD/m² | 800K - 1.2M MAD |
What is the average property price in Casablanca?
The average property price in Casablanca stands at 13,900 MAD per square meter for apartments as of September 2025.
This translates to approximately €1,280 per square meter, making Casablanca Morocco's most expensive real estate market. For context, a typical 100-square-meter apartment costs around 1.39 million MAD or €128,000.
The citywide average reflects significant variation across different neighborhoods and property types. While budget areas like Hay Mohammadi offer apartments at 8,661 MAD/m², luxury coastal districts like Ain Diab command prices up to 27,000 MAD/m².
Property prices in Casablanca have increased by 1.8% citywide over the past year, with apartments showing a 1.7% rise. The market demonstrates strong fundamentals driven by urban development projects and growing foreign investment interest.
These figures position Casablanca as significantly more expensive than other Moroccan cities, with prices roughly 26% higher than Rabat and 42% above Marrakech.
How does property pricing differ between apartments, houses, villas, and commercial spaces?
Property pricing varies significantly across different property types in Casablanca, with villas commanding the highest prices per square meter.
Apartments average 13,900 MAD/m², representing the most liquid and accessible segment. Houses range from 6,000 to 15,000 MAD/m² with a citywide average transaction value of 1.44 million MAD. Villas command premium prices at 20,500 MAD/m² on average, reaching 25,000 MAD/m² in ultra-luxury areas like Californie.
Commercial spaces typically exceed residential rates, particularly in prime central locations like Maarif and Gauthier, though specific per-square-meter data remains limited. The commercial segment benefits from Casablanca's position as Morocco's economic capital.
Villas show the strongest price appreciation over recent years, increasing 2.2% year-on-year compared to 1.7% for apartments. Houses demonstrated the highest annual growth at 5.3%, reflecting strong demand in the mid-market segment.
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Which neighborhoods are most expensive, upcoming, and budget-friendly?
Casablanca's real estate market divides clearly into luxury, emerging, and budget-friendly neighborhoods with distinct pricing characteristics.
| Category | Neighborhoods | Price Range (MAD/m²) |
|---|---|---|
| Most Expensive | Ain Diab, Anfa, Californie, Gauthier | 20,000 - 27,000 |
| Upcoming Areas | Maarif, Sidi Maârouf, Aïn Sebaâ | 8,000 - 15,000 |
| Budget-Friendly | Hay Mohammadi, Sidi Othman | 6,000 - 8,661 |
| Premium Coastal | Ain Diab waterfront | 25,000 - 27,000 |
| Central Business | Maarif center | 15,000 |
| Luxury Residential | Anfa district | 22,000 - 24,000 |
| Suburban Luxury | Dar Bouazza | 18,000 |
What are the price per square meter details for different neighborhoods and property types?
Neighborhood pricing varies dramatically across Casablanca, with coastal and central areas commanding significant premiums over peripheral districts.
Ain Diab leads the luxury segment at 20,000-27,000 MAD/m² for apartments, benefiting from prime coastal location and high-end amenities. Anfa follows closely at 22,000-24,000 MAD/m² for apartments and exceeding 24,000 MAD/m² for villas, representing the city's most prestigious residential address.
Central neighborhoods like Maarif average 15,000 MAD/m² for apartments, while Gauthier commands 16,000 MAD/m² due to its premium CBD location and cultural amenities. These areas offer excellent connectivity and urban conveniences.
Emerging areas present more affordable options, with Aïn Sebaâ ranging from 6,000-8,000 MAD/m² and Sidi Maârouf offering similar pricing. These districts benefit from proximity to new tramway lines and infrastructure improvements.
Budget-friendly Hay Mohammadi averages 8,661 MAD/m² for apartments, though prices have declined recently. Californie specializes in ultra-luxury villas at approximately 25,000 MAD/m², while Dar Bouazza offers suburban villa living at 18,000 MAD/m².
What would the total purchase cost be including all fees and taxes?
Total purchase costs in Casablanca add 8-12% to the property's base price through various mandatory fees and taxes.
| Fee Type | Percentage of Price | Additional Notes |
|---|---|---|
| Registration Tax | 4-6% | Mandatory government fee |
| Notary Fees | 1-2% | Plus VAT (0.2-0.5%) |
| Land Registry | 1.5% | Plus 200 MAD fixed fee |
| Agency Commission | 2-5% | If using real estate agent |
| Legal/Miscellaneous | 0.5-1% | Documentation and legal costs |
| Total Additional Costs | 8-12% | Typically paid by buyer |
| Example on 2M MAD property | 160K-240K MAD | All-inclusive additional costs |
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What financing options are available for property purchases?
Moroccan banks offer competitive financing options for property purchases, with terms varying based on residency status and income verification.
Residents typically qualify for mortgages with 10-20% down payments, while foreign buyers may need 30% minimum down payment. Interest rates currently range from 5-6.5% annually as of September 2025, representing competitive financing costs in the regional context.
Mortgage terms extend up to 20 years typically, with some banks offering 25-year terms for qualified borrowers. Monthly payments on a 2 million MAD apartment with 20% down and 5.5% interest rate would be approximately 11,000-12,000 MAD monthly excluding property taxes and insurance.
Banks require comprehensive income documentation, including salary certificates, bank statements, and debt-to-income ratio verification. Self-employed borrowers face stricter documentation requirements and may receive less favorable terms.
Foreign residents must demonstrate legal residency status and stable local income sources. Some banks offer specialized products for expatriates working in Morocco, though terms may include higher down payment requirements.
Which property types and areas offer the best value for residents?
Mid-market neighborhoods provide the optimal balance of value, amenities, and future appreciation potential for residents planning to live in their property.
Maarif offers excellent value for residents at 15,000 MAD/m², providing central location, urban amenities, and strong connectivity to business districts. Sidi Maârouf presents emerging value at lower price points with proximity to new infrastructure developments including tramway access.
Two-to-three bedroom apartments in these areas typically range from 1.8-2.8 million MAD, offering comfortable living space with access to schools, shopping, and transportation. Bourgogne and Fleurier districts provide mid-range options with established residential communities.
Budget-conscious residents should consider Aïn Sebaâ, where improving infrastructure and lower entry prices around 6,000-8,000 MAD/m² offer potential for both comfortable living and capital appreciation. These areas benefit from ongoing urban development projects.
Avoid ultra-luxury segments like Ain Diab or Anfa for primary residence purposes unless budget permits, as these areas offer lower value relative to amenities for everyday living compared to central neighborhoods.
What property types and areas offer the best rental returns?
Casablanca rental market favors mid-range apartments in central locations over luxury properties for optimal investment returns.
Long-term rental yields average 4-6% citywide, with central mid-range apartments typically outperforming luxury segments. One-to-two bedroom apartments in Maarif, Gauthier, and Sidi Maârouf generate the strongest rental returns due to high tenant demand and reasonable purchase prices.
Short-term rental through platforms like Airbnb yields 6-8% gross returns, with average annual revenue around 102,000 MAD and 49% occupancy rates. Average daily rates reach 597 MAD (approximately $59), making short-term rental attractive for well-located properties.
Avoid luxury segments for rental investment, as high purchase prices in areas like Ain Diab and Anfa generate lower percentage returns despite higher absolute rental values. The premium paid for luxury locations doesn't translate proportionally to rental income.
Commercial spaces in prime central locations offer alternative rental opportunities, though require higher initial investment and specialized property management expertise.
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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.
Which areas and property types show the strongest resale growth potential?
Premium central districts and coastal areas demonstrate the strongest recent resale appreciation and future growth prospects in Casablanca.
Anfa, Ain Diab, Maarif, and Gauthier show the highest recent appreciation trends, with top neighborhoods gaining over 25% since 2016. These areas benefit from established prestige, infrastructure investment, and continued demand from high-income buyers.
Apartments generally provide better liquidity for resale compared to villas or houses, making them preferable for investors planning eventual sale. The apartment segment offers broader buyer pool and faster transaction times.
Emerging districts like Maarif and Sidi Maârouf show strong growth potential through 2030, driven by FIFA World Cup preparation investments and tramway expansion. These areas offer balance between current affordability and future appreciation prospects.
Luxury coastal properties in Ain Diab and Californie demonstrate consistent long-term appreciation but require significant capital investment and longer holding periods for optimal returns. These properties appeal to affluent domestic and international buyers.
What are recent purchase price examples for different property types and areas?
Recent transaction data from 2025 illustrates the significant price variation across Casablanca's property segments and neighborhoods.
| Property Type | Location | Recent Purchase Price |
|---|---|---|
| Studio Apartment | Aïn Sebaâ | 660,000 MAD |
| Studio Apartment | Bourgogne/Fleurier | 1,000,000+ MAD |
| 3-Bedroom Apartment | Maarif/Gauthier | 2,400,000 - 3,500,000 MAD |
| Luxury Villa | Anfa | 5,000,000 MAD average |
| Premium Villa | Californie | 4,000,000 - 10,000,000+ MAD |
| Standard House | Citywide Average | 1,440,000 MAD |
| Luxury Transaction | Anfa District | 5,000,000 MAD typical |
How have property prices changed compared to five years ago?
Casablanca property prices have experienced substantial appreciation over the five-year period, with premium neighborhoods leading the growth.
Top neighborhoods including Anfa and Ain Diab have gained over 25% since 2016, representing strong compound annual growth rates. This appreciation reflects increased demand, infrastructure development, and Casablanca's growing economic importance.
The luxury segment has outperformed the overall market, driven by limited supply in prime locations and growing wealth among Moroccan professionals and international buyers. Coastal properties particularly benefited from lifestyle preferences and scarcity value.
Central business districts like Maarif and Gauthier have shown consistent appreciation, supported by commercial development and urban densification policies. These areas attract both residents and investors seeking stable returns.
Budget areas have experienced more modest growth, with some peripheral locations showing minimal appreciation. However, areas benefiting from infrastructure improvements like tramway connections have outperformed expectations.
How have property prices changed compared to one year ago?
Casablanca property market showed moderate but positive growth over the past year, with differentiated performance across property types and locations.
Overall citywide prices increased by 1.8% year-on-year, representing healthy market fundamentals without excessive speculation. Apartments rose 1.7%, houses gained 5.3%, and villas appreciated 2.2%, indicating broad-based demand across segments.
Central and premium areas drove the growth, while some budget districts experienced slight declines. This reflects market maturation and quality preferences among buyers with increased purchasing power.
Houses showed the strongest annual performance at 5.3% growth, reflecting demand from families seeking space and value compared to apartments in similar locations. The middle-market segment demonstrated particular strength.
Market forecasts suggest continued moderate growth, with 3-7% increases expected for 2025-2026 driven by ongoing infrastructure projects and FIFA World Cup preparation investments.
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What are the price forecasts for the next one, five, and ten years?
Casablanca property market outlook remains positive with differentiated growth expectations across time horizons and market segments.
One-year forecast projects 3-7% price appreciation for 2025-2026, driven by FIFA World Cup infrastructure investments and continued urban development projects. Central and premium districts are expected to lead growth.
Five-year projections anticipate 4-6% annualized appreciation for premium and central districts, supported by mega-projects, international events, and growing foreign investment interest. The tramway expansion and business district development will benefit specific neighborhoods.
Ten-year outlook suggests broad citywide growth with highest rates concentrated in strategic central and coastal districts. Long-term drivers include Morocco's economic diversification, Casablanca's role as financial center, and demographic growth.
Premium segments in Anfa, Ain Diab, and Maarif are positioned for strongest long-term appreciation due to supply constraints and sustained high-income demand. Emerging areas may offer higher percentage returns but with increased risk.
Market fundamentals support sustained growth, including limited developable coastal land, government infrastructure investment, and Casablanca's position as Morocco's primary economic hub.
How do Casablanca prices compare to other major regional cities?
Casablanca commands premium pricing compared to other North African cities but remains significantly below European markets.
| City | Apartment Price (MAD/m²) | Villa Price (MAD/m²) |
|---|---|---|
| Casablanca | 13,900 | 20,500 |
| Rabat | 11,000 | 14,000 |
| Marrakech | 9,800 | 12,600 |
| Tunis | 6,300 | 9,600 |
| Algiers | 7,000 | 10,000 |
| Cairo (center) | 23,400 | N/A |
| Lisbon | 50,000-77,000 | N/A |
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.
Casablanca represents Morocco's premium real estate market, with apartment prices averaging 13,900 MAD/m² and significant variation between luxury coastal areas and emerging districts.
The market offers opportunities for both residents and investors, with moderate growth prospects and competitive financing options, though total purchase costs including fees add 8-12% to property prices.
Sources
- Agenz Morocco Real Estate Prices
- Sands of Wealth Casablanca Property
- Casablanca Real Estate Market Analysis
- Engel & Völkers Casablanca
- Casablanca Price Forecasts
- Statista Casablanca Neighborhood Prices
- Morocco Price Forecasts
- Moving to Morocco Property Guide
- Bewildered in Morocco Property Guide
- Buy Land Morocco Guide