Authored by the expert who managed and guided the team behind the Morocco Property Pack
Everything you need to know before buying real estate is included in our Morocco Property Pack
This guide breaks down the current housing prices in Morocco, from median costs to neighborhood comparisons.
We constantly update this blog post to reflect the latest market data and trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Morocco.
Insights
- The median home price in Morocco sits around 1,000,000 MAD (about $110,000), but the average is nearly 45% higher because luxury villas in Casablanca and Rabat pull the numbers up significantly.
- Moroccan property listings typically close about 8% below the asking price, though luxury homes in Anfa or Souissi can see discounts of 10% to 15% after negotiation.
- Apartments dominate about 70% of Morocco's residential market, making them the easiest property type to find and compare across cities like Casablanca, Rabat, and Tangier.
- New-build properties in Morocco carry a premium of around 12% per square meter over existing homes, mainly because they include modern amenities like elevators and parking.
- Tangier's Bni Makada district offers some of the lowest prices in Morocco at around 6,700 MAD per square meter, while Casablanca's Ain Diab can reach 32,000 MAD per square meter.
- Morocco housing prices rose about 1.7% nominally over the past year, but after adjusting for inflation, the real increase was closer to 0.7%.
- Total buying costs in Morocco (taxes, notary fees, and registry charges) typically add 6% to 9% on top of the purchase price before any renovation work.
- With $200,000 in Morocco, you can buy a 110-square-meter apartment in Casablanca's Maarif district or a coastal unit near Tangier's Malabata beach.
What is the average housing price in Morocco in 2026?
The median housing price gives you a clearer picture of what a typical buyer actually pays in Morocco, because the average gets pulled up by a small number of expensive villas and prime city properties.
We are writing this as of January 2026 using the latest data collected from authoritative sources like Bank Al-Maghrib and Agenz, which we manually double-checked for accuracy.
The median housing price in Morocco in 2026 is approximately 1,000,000 MAD, which converts to about $110,000 or €93,000. The average housing price in Morocco is higher at around 1,450,000 MAD, or about $159,000 (€135,000), because luxury properties in cities like Casablanca and Rabat push the mean upward.
About 80% of residential properties in Morocco in 2026 fall within a price range of 600,000 to 2,200,000 MAD, which translates to roughly $66,000 to $241,000 (€56,000 to €205,000).
A realistic entry-level purchase in Morocco starts around 450,000 to 650,000 MAD ($49,000 to $71,000 or €42,000 to €60,500), and for that budget you could find a 45 to 60 square meter apartment in an outer district of Tangier like Bni Makada or in peripheral areas of Casablanca.
Luxury properties in Morocco in 2026 typically range from 4,000,000 to 12,000,000 MAD ($439,000 to $1,316,000 or €372,000 to €1,117,000), which gets you a 300 to 600 square meter villa in prime neighborhoods like Casablanca's Anfa or Rabat's Souissi, often with high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Morocco.
Are Morocco property listing prices close to the actual sale price in 2026?
In Morocco in 2026, properties typically sell for about 8% below their initial listing price, reflecting the negotiation that is standard practice in the Moroccan real estate market.
This gap exists because many sellers build negotiation room into their asking prices, and buyers often discover condition issues or title complexities during visits that justify a lower offer. The discount is smallest for new-build properties (around 3% to 5%) and largest for luxury homes in areas like Anfa or Souissi, where discounts of 10% to 15% are common.
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What is the price per sq m or per sq ft for properties in Morocco in 2026?
As of January 2026, the median housing price in Morocco is about 11,000 MAD per square meter ($1,207 or €1,023 per sqm), which works out to roughly 1,022 MAD per square foot ($112 or €95 per sqft). The average price per square meter in Morocco is higher at around 13,500 MAD ($1,481 or €1,256 per sqm), or about 1,254 MAD per square foot ($138 or €117 per sqft).
Small, well-located apartments like studios or one-bedroom units in prime central districts have the highest price per square meter in Morocco in 2026, while large older apartments in outer districts and houses with dated finishes tend to have the lowest price per square meter.
The highest prices per square meter in Morocco in 2026 are found in Casablanca's Ain Diab and Anfa neighborhoods, where apartments can reach 19,000 to 32,000 MAD per square meter. The lowest prices are in areas like Tangier's Bni Makada, where apartments average around 6,700 to 8,000 MAD per square meter.
How have property prices evolved in Morocco?
Compared to one year ago in January 2025, Morocco housing prices have risen by about 1.7% in nominal terms (or roughly 0.7% after adjusting for inflation). This modest growth happened because credit conditions stabilized and transaction volumes rebounded, even though there was no property boom.
Looking back ten years to January 2016, Morocco housing prices have increased by approximately 30% in nominal terms, though in real (inflation-adjusted) terms the gain is closer to 6%. This long-term appreciation was driven by continued urban migration, infrastructure investments, and steady demand for second homes in cities like Marrakech and Tangier.
By the way, we've written a blog article detailing the latest updates on property price variations in Morocco.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market 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 do prices vary by housing type in Morocco in 2026?
In Morocco in 2026, apartments make up about 70% of the residential market, houses (including townhouses) account for around 20%, and villas represent roughly 10%, because major cities like Casablanca and Rabat have high population density and most formal transactions happen in apartment buildings.
The average apartment price in Morocco in 2026 is about 1,100,000 MAD ($121,000 or €102,000), while houses average around 1,600,000 MAD ($176,000 or €149,000). Villas are significantly more expensive at approximately 4,800,000 MAD ($527,000 or €447,000), and traditional riads (mostly found in Marrakech) average around 2,600,000 MAD ($285,000 or €242,000). New-build premium apartments typically cost about 1,300,000 MAD ($143,000 or €121,000), and coastal or holiday apartments in places like Tangier or Marrakech prime areas average around 1,900,000 MAD ($208,000 or €177,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Morocco?
- How much should you pay for a house in Morocco?
- How much should you pay for lands in Morocco?
How do property prices compare between existing and new homes in Morocco in 2026?
New-build properties in Morocco in 2026 carry a premium of approximately 12% per square meter compared to existing homes, though this can range from 5% in areas with oversupply to 15% or more in prime developments.
This premium exists because new homes typically include modern amenities like elevators, dedicated parking, better insulation, and contemporary layouts, while buyers of older properties often face uncertainty about renovation needs, plumbing quality, and administrative cleanup.
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How do property prices vary by neighborhood in Morocco in 2026?
In Casablanca's Anfa and Ain Diab neighborhoods, you find high-end apartments and luxury villas, with prices ranging from 1,800,000 to 6,000,000 MAD ($197,000 to $658,000). These areas attract buyers looking for coastal lifestyle, proximity to international schools, and easy access to business districts.
Rabat's Hay Riad and Souissi are popular with families and diplomats, offering spacious villas and modern apartments priced between 1,600,000 and 8,000,000 MAD ($176,000 to $878,000). The calm, tree-lined streets and embassy presence make these neighborhoods appealing for long-term residents.
In Marrakech, the Hivernage and Gueliz districts offer lifestyle-oriented apartments and residences from 700,000 to 3,500,000 MAD ($77,000 to $384,000). These areas are popular for their walkability, restaurant scene, and suitability for both living and short-term rentals.
You will find a much more detailed analysis by areas in our property pack about Morocco. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Casablanca - Ain Diab | Luxury / Coastal | 2.2M-6.0M MAD ($241k-$658k) | 25k-32k MAD ($2,743-$3,511) | 2,323-2,973 MAD ($255-$326) |
| Casablanca - Anfa | Luxury / Central | 1.8M-5.5M MAD ($197k-$603k) | 17k-24k MAD ($1,865-$2,633) | 1,579-2,230 MAD ($173-$245) |
| Casablanca - Maarif | Central / Commuter | 1.0M-2.6M MAD ($110k-$285k) | 14k-18k MAD ($1,536-$1,975) | 1,301-1,672 MAD ($143-$183) |
| Casablanca - Ain Sebaa | Budget / Industrial | 0.6M-1.2M MAD ($66k-$132k) | 9k-12k MAD ($988-$1,316) | 836-1,115 MAD ($92-$122) |
| Rabat - Souissi | Family / Diplomatic | 2.5M-8.0M MAD ($274k-$878k) | 18k-23k MAD ($1,975-$2,524) | 1,672-2,137 MAD ($183-$234) |
| Rabat - Hay Riad | Family / Modern | 1.6M-3.8M MAD ($176k-$417k) | 16k-20k MAD ($1,756-$2,195) | 1,486-1,858 MAD ($163-$204) |
| Rabat - Agdal | Popular / Commuter | 1.3M-3.0M MAD ($143k-$329k) | 14k-17k MAD ($1,536-$1,865) | 1,301-1,579 MAD ($143-$173) |
| Marrakech - Hivernage | Lifestyle / Prime | 1.4M-3.5M MAD ($154k-$384k) | 15k-18k MAD ($1,646-$1,975) | 1,394-1,672 MAD ($153-$183) |
| Marrakech - Gueliz | Lifestyle / Central | 0.7M-1.8M MAD ($77k-$197k) | 10k-13k MAD ($1,097-$1,426) | 929-1,208 MAD ($102-$133) |
| Marrakech - Medina | Heritage / Tourist | 0.9M-4.0M MAD ($99k-$439k) | 9k-14k MAD ($988-$1,536) | 836-1,301 MAD ($92-$143) |
| Tangier - Malabata | Coastal / Expat | 1.1M-2.8M MAD ($121k-$307k) | 13k-15k MAD ($1,426-$1,646) | 1,208-1,394 MAD ($133-$153) |
| Tangier - Bni Makada | Budget / Local | 0.45M-0.95M MAD ($49k-$104k) | 6k-8k MAD ($658-$878) | 557-743 MAD ($61-$82) |
How much more do you pay for properties in Morocco when you include renovation work, taxes, and fees?
When buying property in Morocco in 2026, you should expect to pay an additional 6% to 9% on top of the purchase price for taxes, notary fees, and land registry charges, and renovation costs can add another 3% to 20% depending on the scope of work needed.
If you buy a property around $200,000 (about 1,823,000 MAD) in Morocco, you would typically pay around 110,000 to 165,000 MAD ($12,000 to $18,000) in closing costs. This brings your total to approximately 1,935,000 to 1,990,000 MAD ($212,000 to $218,000) before any renovation work.
For a property around $500,000 (about 4,560,000 MAD) in Morocco, closing costs would be roughly 275,000 to 410,000 MAD ($30,000 to $45,000). Your total would come to approximately 4,835,000 to 4,970,000 MAD ($530,000 to $545,000) before renovations.
If you purchase a property worth $1,000,000 (about 9,115,000 MAD) in Morocco, expect closing costs of around 550,000 to 820,000 MAD ($60,000 to $90,000). This means your total investment would be approximately 9,665,000 to 9,935,000 MAD ($1,060,000 to $1,090,000) before any renovation expenses.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Morocco.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Morocco
| Expense | Category | Estimated Cost |
|---|---|---|
| Registration duty | Tax | Approximately 4% of the purchase price. For a 1,000,000 MAD home, this equals about 40,000 MAD ($4,400). This is the largest single tax when buying property in Morocco. |
| Notary and admin fees | Legal | Typically 1.0% to 1.5% of the purchase price, including VAT on notary services. For a 2,000,000 MAD property, expect to pay 20,000 to 30,000 MAD ($2,200 to $3,300). These fees cover document preparation and transaction handling. |
| Land registry fees | Registry | Usually 0.5% to 1.5% of the property value, depending on the specific operations required. These fees are paid to the ANCFCC (national land registry) for title registration and conservation. |
| Agency commission | Service | Commonly 2% to 3% of the purchase price if an agent is involved. This can be paid by the buyer, the seller, or split between both parties. Not all transactions use agents. |
| Light renovation | Works | Approximately 3% to 7% of the property price for cosmetic updates like painting, flooring, or minor fixtures. For a 1,500,000 MAD apartment, budget 45,000 to 105,000 MAD ($5,000 to $11,500). |
| Full renovation | Works | Around 10% to 20% of the property price for major work including plumbing, electrical, kitchen, and bathrooms. For an older 2,000,000 MAD home, this could mean 200,000 to 400,000 MAD ($22,000 to $44,000) or more. |
We made this infographic to show you how property prices in Morocco compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Morocco in 2026 with different budgets?
With $100,000 (about 911,000 MAD) in Morocco in 2026, you could buy a 70 square meter existing apartment in Marrakech's Gueliz district with a simple finish, an 80 to 90 square meter apartment in Tangier's mid-tier neighborhoods, or a small unit in outer Casablanca, though prime central areas in Casablanca or Rabat are generally out of reach at this budget.
With $200,000 (about 1,823,000 MAD) in Morocco, you could purchase a 110 square meter existing apartment in Casablanca's Maarif district, a 100 square meter apartment in Rabat's Agdal neighborhood, or a 110 to 125 square meter coastal apartment near Tangier's Malabata beach.
With $300,000 (about 2,734,000 MAD) in Morocco, you could afford a 135 square meter apartment in Casablanca's Anfa area, a 140 square meter family apartment in Rabat's Hay Riad, or a high-end 120 square meter apartment in Marrakech's Hivernage district.
With $500,000 (about 4,557,000 MAD) in Morocco, your options include a large 200 square meter apartment in Casablanca's Ain Diab (not directly on the waterfront), an entry-level villa of 180 to 220 square meters on the edge of Rabat's Souissi, or a renovated riad with tourism potential in Marrakech's Medina.
With $1,000,000 (about 9,115,000 MAD) in Morocco, you could buy a renovated 300 square meter villa in Casablanca's Anfa, a spacious 350 to 450 square meter family villa in Rabat's Souissi, or a luxury villa or boutique guesthouse-style property in Marrakech's Palmeraie area.
With $2,000,000 (about 18,230,000 MAD) in Morocco, you enter the ultra-luxury segment where you could acquire a prime villa in the best pockets of Casablanca's Ain Diab with large land and high-end finishes, a top-tier villa in Rabat's Souissi near embassies, or an exceptional coastal property in Tangier's Rmilat green areas.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Morocco.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Morocco, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank Al-Maghrib (IPAI) | Morocco's central bank publishes the official Real Estate Asset Price Index jointly with the national land registry. | We used it for the official direction of prices (up or down) by property category and transaction trends. We extended the latest Q3 2025 data to estimate January 2026 values. |
| Bank Al-Maghrib (FX Rates) | The central bank publishes official reference exchange rates used for all currency conversions in Morocco. | We used the late December 2025 rates to convert Moroccan dirhams to USD and EUR consistently throughout this article. |
| HCP (High Commission for Planning) | Morocco's official statistics agency publishes consumer price index and inflation data. | We used it to anchor inflation-adjusted comparisons for real price changes. We referenced the most recent 2025 releases for January 2026 context. |
| World Bank (Inflation Data) | A widely used international dataset with consistent methodology across countries for historical inflation. | We used it to cross-check older inflation history for 10-year comparisons. We combined it with recent Morocco releases for 2022-2025 context. |
| Agenz | A major Moroccan real estate platform that publishes structured price benchmarks based on listings and transactions. | We used it to get price levels (MAD per sqm) by city and neighborhood. We adjusted benchmarks with an 8% list-to-close discount. |
| Agenz (Casablanca) | City-specific price data from the largest Moroccan property portal covering Morocco's economic capital. | We used it for Casablanca neighborhood comparisons. We referenced Ain Diab, Anfa, and Maarif price tiers for concrete examples. |
| Agenz (Rabat) | City-specific price data covering Morocco's administrative capital and its diplomatic neighborhoods. | We used it for Rabat neighborhood comparisons including Souissi, Hay Riad, and Agdal. We built price ranges for family and diplomatic areas. |
| Agenz (Marrakech) | City-specific price data covering Morocco's most popular tourist and lifestyle destination. | We used it for Marrakech neighborhood comparisons including Hivernage, Gueliz, and Medina. We referenced riad and lifestyle property prices. |
| Agenz (Tangier) | City-specific price data covering Morocco's northern gateway city with growing expat interest. | We used it for Tangier neighborhood comparisons including Malabata and Bni Makada. We showed the wide price range between coastal and budget areas. |
| Agenz (Anfa) | Neighborhood-level pricing for Casablanca's premium Anfa district with detailed benchmarks. | We used it to set price tiers for luxury apartments and villas in Anfa. We verified these against citywide averages for consistency. |
| Agenz (Maarif) | Neighborhood-level pricing for Casablanca's popular mid-market Maarif district. | We used it to provide realistic price examples for the $200,000 budget tier. We showed what a typical 2BR apartment costs in this central area. |
| Agenz (Souissi) | Neighborhood-level pricing for Rabat's most prestigious diplomatic neighborhood. | We used it for villa pricing in the luxury segment. We provided concrete examples for the $500,000 to $1,000,000 budget tiers. |
| Moroccan Government Fiscal Guide (2025) | An official government publication explaining key taxes including property registration duties. | We used it to anchor the main buyer tax (4% registration duty). We combined it with other sources to estimate total closing costs. |
| ANCFCC Fee Schedule | The official tariff document from Morocco's national land registry and cadastre authority. | We used it to ground the registry and conservation fee component. We rolled these into realistic total closing cost ranges. |
| Moroccan notary practice standards | Standard professional practices observed across Moroccan notary offices for property transactions. | We used common market rates to estimate notary fees at 1% to 1.5% of purchase price. We included VAT considerations in our estimates. |
| Moroccan real estate agency standards | Common commission structures used by property agents across major Moroccan cities. | We noted the typical 2% to 3% agency fee that may apply to transactions. We clarified this can be split between buyer and seller. |
| Moroccan renovation cost benchmarks | Market observations from contractors and renovation projects across Casablanca, Rabat, and Marrakech. | We estimated light renovation at 3% to 7% and full renovation at 10% to 20% of property value. We applied these to show total costs. |
| IPAI historical data (2016-2025) | Ten years of official price index data from Bank Al-Maghrib tracking residential property values. | We calculated the 30% nominal increase over 10 years from this dataset. We adjusted for cumulative inflation to show real gains. |
| Morocco property transaction records | Official transaction volume data published alongside the IPAI by the central bank and land registry. | We used transaction trends to explain why prices rose modestly in 2025. We noted the rebound in activity that supported prices. |
| Moroccan property market structure analysis | Market composition studies showing the breakdown between apartments, houses, and villas. | We estimated apartments at 70%, houses at 20%, and villas at 10% of the market. We explained this reflects major city transaction patterns. |
| List-to-close discount analysis | Market research comparing listing prices to final transaction prices across Moroccan cities. | We applied an 8% typical discount from asking to closing price. We noted larger discounts of 10% to 15% for luxury properties. |
| New vs existing property premium studies | Comparative analysis of new-build versus resale pricing across Moroccan developments. | We estimated the new-build premium at approximately 12% per square meter. We explained the amenity and risk factors behind this gap. |
| Morocco expat neighborhood surveys | Research on neighborhood preferences among foreign buyers and long-term residents in Morocco. | We identified Anfa, Souissi, and Hivernage as popular expat areas. We explained the lifestyle and practical factors driving this preference. |
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