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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 significant price variations across cities and property types. Understanding current pricing trends, from Casablanca's premium apartments averaging 13,900-18,000 MAD per square meter to more affordable options in smaller towns starting at 3,000 MAD per square meter, is essential for making informed investment decisions.
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 3,000 MAD/m² in smaller towns to over 30,000 MAD/m² in luxury areas of major cities.
Total purchase costs including taxes and fees typically add 6.5-8% to the property price, with forecasts showing continued growth of 3-7% annually.
| City | Average Apartment Price (MAD/m²) | Villa Price Range (MAD/m²) |
|---|---|---|
| Casablanca | 13,900-18,000 | 20,500+ |
| Marrakech | 12,000-15,000 | 15,000-30,000 |
| Rabat | 12,000-14,000 | 15,000-22,000 |
| Tangier | 10,000-14,000 | 12,000-18,000 |
| Smaller Towns | 3,000-8,000 | 6,000-12,000 |
What are the current average property prices in Morocco by city and region?
Morocco's property market shows distinct price variations across different cities and regions as of September 2025.
Casablanca leads the market with apartment prices averaging 13,900-18,000 MAD per square meter, while luxury areas like Anfa and Les Princesses command up to 30,000 MAD per square meter. Villas in Casablanca typically cost around 20,500 MAD per square meter.
Marrakech follows closely with apartments averaging 12,000-15,000 MAD per square meter in standard areas, though central and prime locations reach 15,000-30,000 MAD per square meter. Villas in the prestigious Palm Grove area can exceed 25,000 MAD per square meter.
Rabat maintains consistent pricing at 12,000-14,000 MAD per square meter for apartments, with exclusive districts like Agdal, Hassan, and Hay Riad reaching up to 22,000 MAD per square meter.
Tangier offers more affordable options with apartments priced at 10,000-14,000 MAD per square meter in the center, while luxury properties can reach 18,000 MAD per square meter, and suburban villas range from 2.5-5 million MAD total.
How do property prices differ between apartments, villas, riads, and land plots?
Property types in Morocco show significant price variations based on their characteristics and locations.
Apartments represent the most accessible entry point into Morocco's property market, with urban apartments in main cities ranging from 9,000-20,000 MAD per square meter, dropping considerably in peripheral areas or smaller towns.
Villas command premium prices due to their size and exclusivity, with major urban villas costing 15,000-30,000 MAD per square meter. Luxury coastal properties or those in Marrakech's Palm Grove area reach even higher prices.
Riads, traditional townhouses found in historic medinas, present unique investment opportunities. Basic riads requiring renovation start from 1-3 million MAD ($100,000-300,000), while fully renovated riads in premium locations can cost up to 10 million MAD.
Land plots vary extensively based on location and zoning permissions. Urban buildable plots typically cost 3,000-10,000 MAD per square meter, with prices increasing significantly based on size and development potential.
What is the average price per square meter in main cities compared to smaller towns?
The price differential between major cities and smaller towns in Morocco is substantial, reflecting infrastructure and economic opportunities.
| Location Type | Apartment Price Range (MAD/m²) | Villa Price Range (MAD/m²) |
|---|---|---|
| Major Cities (Casa, Marrakech, Rabat) | 12,000-18,000 | 15,000-30,000 |
| Secondary Cities (Tangier, Fez) | 8,000-14,000 | 10,000-18,000 |
| Coastal Towns (Essaouira, Agadir) | 10,000-20,000 | 12,000-25,000 |
| Smaller Towns | 3,000-8,000 | 6,000-12,000 |
| Rural Areas | 2,000-5,000 | 4,000-8,000 |
What are examples of total purchase costs including notary fees, taxes, and registration?
Understanding the complete cost structure is crucial for property buyers in Morocco, as additional fees significantly impact the total investment.
Notary fees typically represent 1-1.5% of the property purchase price, covering legal documentation and transfer procedures. Registration costs follow new progressive rates, averaging around 5% for standard properties and up to 7% for luxury properties.
VAT applies at 18% for primary residences, increasing to 20% for luxury properties or second homes valued above 2 million MAD. Capital gains tax affects sellers at 20% of gains (or minimum 3% of sale price), rising to 25% for non-residents, though exemptions may apply after 5-10 years of ownership.
Additional costs include administrative fees (250-500 MAD) and real estate agent commissions (2.5-5% if used). These transaction costs typically total 6.5-8% of the property price for standard purchases, with higher percentages for luxury buyers or non-residents.
It's something we develop in our Morocco property pack.
How do mortgage rates and conditions in Morocco impact the overall cost of buying?
Morocco's mortgage market offers competitive rates that support both local and international property buyers as of September 2025.
Fixed mortgage rates currently range from 4.5-6%, while variable rates offer slightly lower options at 3.75-5%. Banks typically require down payments of 20-30% of the property value, making properties accessible to qualified buyers.
Foreign buyers can access Moroccan mortgage facilities, though they must provide additional documentation and meet specific criteria. The relatively affordable rates compared to global standards have strengthened demand from both domestic and expatriate buyers.
These historically low interest rates particularly benefit the market by making property ownership more accessible, supporting continued price growth across major cities and tourist destinations.
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Which neighborhoods are considered the most expensive, most affordable, and up-and-coming?
Morocco's real estate market features distinct neighborhood categories based on prestige, affordability, and growth potential.
The most expensive neighborhoods include Casablanca's Anfa, Les Princesses, Gauthier, and Ain Diab districts. In Marrakech, Hivernage, Palmeraie, and prime Medina locations command premium prices. Rabat's Agdal, Hay Riad, and Hassan neighborhoods lead the capital's luxury market, while Tangier's Marchan, California, and Malabata areas represent the city's high-end options.
Most affordable areas for buyers include peripheral developments like Tamesna near Rabat, Mhamid in Marrakech, and various development zones around major cities. Smaller towns like El Jadida and Tamansourt offer significantly lower entry prices.
Up-and-coming neighborhoods showing strong growth potential include Bouskoura near Casablanca, Targa and Agdal in Marrakech, Tamesna in the Rabat area, and the innovative Zenata eco-city project.
These emerging areas typically offer better value propositions while benefiting from infrastructure development and urban expansion plans.
How have property prices evolved in the past year and over the past five years?
Morocco's property market has experienced significant momentum over recent years, with particularly strong performance in 2024-2025.
Property prices in major markets increased 3-7% year-over-year as of September 2025, with the luxury segment showing even stronger growth at 5-8%. The average home price reached $225,000 in July 2025, representing a remarkable 75.8% increase year-over-year, reflecting strong demand and some luxury market influence.
Over the past five years, the market experienced initial sluggishness before rebounding sharply in 2024-2025. This recovery was driven by major infrastructure investments, increased foreign investment interest, and Morocco's growing appeal as a tourism and business destination.
The transformation has been particularly notable in major cities where international connectivity, new developments, and economic growth have converged to create sustained upward price pressure.
What are the price forecasts for the next year, five years, and ten years?
Morocco's property market outlook shows continued growth potential across different time horizons based on current trends and development plans.
For 2025-2026, moderate growth of 3-7% annually is expected in urban and luxury segments, with mainstream properties likely to see 2-4% increases. This reflects sustained demand balanced with supply increases in some markets.
The five-year outlook projects cumulative growth of 18-35% in main cities, driven by ongoing infrastructure development, tourism expansion, and increased international investment interest. Major projects like new airport terminals, high-speed rail connections, and industrial developments support this projection.
Over ten years, the upward trend is expected to continue, particularly in zones benefiting from tourism growth, infrastructure investment, and eco-development projects. The government's urban development initiatives and Morocco's strategic position for European and African markets support long-term growth potential.
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.
What are examples of typical purchase prices in Casablanca, Marrakech, Rabat, and Tangier?
Real-world examples help illustrate actual property costs across Morocco's major cities as of September 2025.
In Casablanca, a modern 2-bedroom apartment in the city center typically costs 1.6-2.8 million MAD ($160,000-280,000), while villas range from 4-8 million MAD depending on location and specifications.
Marrakech offers diverse options, with a 2-bedroom riad requiring renovation in the Medina starting from 1-2 million MAD, while luxury villas in the Palm Grove area command 6-12 million MAD.
Rabat's market features 3-bedroom apartments in Agdal priced at 2-3.5 million MAD, while modern villas in Hay Riad typically cost 4-7 million MAD.
Tangier provides more accessible pricing with center apartments ranging from 1.2-2 million MAD, while luxury coastal or touristic properties cost 3-7 million MAD.
What are the smartest investment choices for different purposes: living, short-term rental, long-term rental, or resale?
Investment strategy should align with specific goals and market opportunities in Morocco's diverse property landscape.
For buyers planning to live in Morocco, peripheral and expanding neighborhoods offer the best value proposition. Areas like Targa in Marrakech, Bouskoura near Casablanca, and Tamesna in the Rabat region provide better space-to-price ratios while benefiting from ongoing development.
Short-term rental investors should focus on central districts with high tourism appeal, including Gueliz, Hivernage, and Medina areas in Marrakech, Casablanca's center, and Tangier's Corniche area, which generate strong yields from tourist demand.
Long-term rental strategies work best in emerging suburbs with growing infrastructure, such as Targa, Agdal, Bouskoura, and Tamesna, where expanding populations create steady rental demand.
For buy-and-resell strategies, renovation-ready riads in medinas, new builds in growth corridors near major cities, and luxury properties in established tourist zones offer the strongest appreciation potential.
It's something we develop in our Morocco property pack.
How do Moroccan property prices compare with similar cities globally and regionally?
Morocco's property market offers compelling value compared to international destinations while maintaining growth potential.
Average city-center prices of 13,000-18,000 MAD per square meter ($1,300-1,800) represent approximately 76-80% lower costs than major European cities like Paris, London, or Dubai. Morocco also remains more affordable than comparable markets in Cape Town or Tel Aviv, while approaching price levels of emerging areas in Lisbon or Barcelona.
The value proposition strengthens when considering rental yields, with Marrakech, Tangier, and Casablanca offering gross yields of 6.7-12% for short-term rentals, significantly higher than most European markets.
Within the MENA region, Morocco provides competitive pricing while offering political stability, growing infrastructure, and increasing international connectivity that supports long-term value appreciation.
What are currently the best value-for-money areas for budget-conscious buyers and high-return seekers?
Morocco's market offers distinct opportunities for different buyer profiles seeking value or returns.
Budget-conscious buyers should consider areas like Tamesna in the Rabat region, Bouskoura and Berrechid near Casablanca, Tamansourt near Marrakech, and outskirts of Agadir or Kenitra, where apartments start under 1 million MAD while benefiting from development plans.
High-return seekers should focus on central neighborhoods with strong short-term rental demand or early-phase projects in government-promoted new towns including Tamesna, Zenata, and Oulad Salah, which combine affordable entry prices with significant appreciation potential.
Coastal areas with tourism development potential and medina properties requiring renovation but located in prime tourist zones also offer excellent return prospects for investors willing to manage renovation projects.
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 in September 2025 presents compelling opportunities across different price segments and investment strategies.
Whether seeking affordable entry points in emerging neighborhoods or premium properties in established luxury districts, understanding local market dynamics and total ownership costs remains essential for successful property investment in Morocco.
Sources
- Agenz - Morocco Real Estate Prices
- Veles Club - Morocco Property Market
- Expat Focus - Buying Property in Morocco
- Wise - Property Purchase Guide Morocco
- Bewildered in Morocco - Property Guide
- Expatis - Cost of Living Morocco
- Sands of Wealth - Marrakech Property
- Orchid Island - Morocco Real Estate Taxation
- Abdel Realty - Capital Gains Tax
- Sands of Wealth - Morocco Price Forecasts