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This blog post explains the current housing prices in Tangier in 2026, with a focus on residential property only.
We constantly update this article so buyers can follow Tangier real estate prices with fresh and easy-to-read data.
You will find average prices, median prices, price per square meter, neighborhood ranges, and realistic buying budgets for Tangier homes.
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 Tangier.
Insights
- The average housing price in Tangier in 2026 is around 1.15 million MAD, but the median is closer to 900,000 MAD because apartments dominate the market.
- A realistic entry-level apartment in Tangier in 2026 usually costs 420,000 to 650,000 MAD, mostly in Bni Makada, Mesnana, Charf, or Mghogha.
- Premium neighborhoods in Tangier, such as Malabata, Iberia, and Quartier de la Plage, often cost about twice as much per square meter as budget areas.
- Listing prices in Tangier are usually around 9% above final sale prices, which means buyers should not treat portal prices as closed transaction prices.
- The median residential price in Tangier in 2026 is about 9,800 MAD per m², while the average is closer to 11,500 MAD per m².
- New or recent homes in Tangier cost about 22% more than comparable older homes, mainly because buyers pay extra for parking, elevators, security, and better layouts.
- Most normal family apartments in Tangier in 2026 sit between 800,000 and 1.3 million MAD, while serious villa purchases usually start above 3.5 million MAD.
- For a move-in ready property in Tangier, buyers should add about 8% to 11% on top of the agreed price for taxes, fees, and normal costs.
- If a Tangier property needs real renovation, the total budget can easily rise by 15% to 30% above the purchase price.
What is the average housing price in Tangier in 2026?
The median housing price in Tangier is more useful than the average because one expensive villa in Rmilat or Jbel Kbir can pull the average up, while the median better reflects what a normal buyer sees.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Tangier in 2026 is about 900,000 MAD, which is about $97,000 or €84,000. The average housing price in the Tangier market in 2026 is about 1.15 million MAD, which is about $124,000 or €108,000.
For 80% of residential properties in the Tangier market in 2026, a realistic price range is roughly 450,000 to 2.4 million MAD, or about $49,000 to $259,000 and €42,000 to €225,000.
A realistic entry range in Tangier in 2026 is about 420,000 to 650,000 MAD, or about $45,000 to $70,000 and €39,000 to €61,000, which usually buys an existing 55 to 70 m² apartment in Bni Makada, Mesnana, Charf, or a less central part of Mghogha.
A typical luxury property in Tangier in 2026 costs about 2.5 million to 8 million MAD, or about $270,000 to $865,000 and €234,000 to €749,000, which usually buys a large apartment in Malabata, Iberia, or Quartier de la Plage, or a villa in Rmilat or Jbel Kbir.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tangier.
Are Tangier property listing prices close to the actual sale price in 2026?
In Tangier in 2026, listing prices are usually about 7% to 12% above final sale prices, with a central estimate around 9%.
This gap exists because many Tangier sellers start high, especially private sellers and diaspora owners who expect negotiation. The gap is usually smaller for scarce sea-view homes in Malabata, Iberia, Rmilat, and prime beachfront buildings, but it can be larger for older apartments that need renovation.
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What is the price per sq m or per sq ft for properties in Tangier in 2026?
As of 2026, the median housing price in Tangier is about 9,800 MAD per m², or about $1,060 and €917 per m², which is about 910 MAD per sq ft, or about $98 and €85 per sq ft. The average housing price in Tangier is about 11,500 MAD per m², or about $1,240 and €1,076 per m², which is about 1,068 MAD per sq ft, or about $115 and €100 per sq ft.
The highest price per m² in Tangier in 2026 is usually found in sea-view apartments, premium new buildings, and villas, while the lowest price per m² is usually found in older inland apartments because buyers pay much more for views, parking, elevators, security, and centrality.
The highest price per m² in Tangier in 2026 is usually in Malabata, Quartier de la Plage, Iberia, Boulevard Mohammed V, Rmilat, and Jbel Kbir, often ranging from about 13,000 to 25,000+ MAD per m². The lowest price per m² is usually in Bni Makada, outer Charf, parts of Mesnana, and parts of Mghogha, often ranging from about 6,500 to 8,500 MAD per m².
How have property prices evolved in Tangier?
Compared with one year ago, Tangier residential prices in 2026 are about 3.5% higher in nominal terms. After inflation, the increase is closer to 2%, helped by stronger local demand and better transaction activity after a softer early 2025.
Compared with two years ago, Tangier residential prices in 2026 are roughly 6% to 8% higher in nominal terms. The rise is not explosive, but Tangier has kept support from Tangier Med, industrial jobs, tourism, TGV connectivity, and diaspora buyers.
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 Tangier.
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How do prices vary by housing type in Tangier in 2026?
In Tangier in 2026, standard apartments represent about 62% of the residential market, higher-standing apartments about 15%, traditional houses about 10%, villas about 6%, older character homes about 4%, and luxury penthouses or sea-view units about 3%, because Tangier is mainly an apartment market.
Standard apartments in Tangier average about 850,000 MAD, or $92,000 and €80,000, while new or higher-standing apartments average about 1.3 million MAD, or $141,000 and €122,000. Traditional houses average about 1.15 million MAD, or $124,000 and €108,000, villas average about 4.5 million MAD, or $486,000 and €421,000, medina or older character homes average about 900,000 MAD, or $97,000 and €84,000, and luxury penthouses or sea-view units average about 3.2 million MAD, or $346,000 and €299,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Tangier?
- How much should you pay for an apartment in Tangier?
- How much should you pay for a villa in Tangier?
- How much should you pay for lands in Tangier?
How do property prices compare between existing and new homes in Tangier in 2026?
In Tangier in 2026, new or recent homes usually cost about 18% to 25% more than comparable older homes, with a central estimate around 22%.
This premium exists because Tangier buyers pay extra for parking, elevators, better insulation, security, modern layouts, and fewer renovation worries.
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How do property prices vary by neighborhood in Tangier in 2026?
Malabata is one of the most expensive residential areas in Tangier in 2026, with new apartments, sea-view apartments, and premium residences often selling for about 1.2 million to 2.6 million MAD, or about $130,000 to $281,000 and €112,000 to €243,000. Prices are high because buyers pay for the beach, modern buildings, restaurants, views, and strong rental appeal.
Iberia is a central premium neighborhood in Tangier in 2026, with renovated apartments and family homes often ranging from about 1.1 million to 2.2 million MAD, or about $119,000 to $238,000 and €103,000 to €206,000. The area is expensive because it is central, practical, established, and attractive for both local families and expat buyers.
Rmilat and Jbel Kbir are the main prestige villa areas in Tangier in 2026, with many homes ranging from about 2.5 million to 8 million MAD, or about $270,000 to $865,000 and €234,000 to €749,000. Prices are high because the area offers privacy, greenery, larger plots, and a quieter lifestyle than dense central Tangier.
You will find a much more detailed analysis by areas in our property pack about Tangier. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Tangier neighborhood | Area profile | Average property price range | Average range per m² | Average range per sq ft |
|---|---|---|---|---|
| Bni Makada | Budget / local | 430,000 to 850,000 MAD / $46,000 to $92,000 | 6,500 to 7,500 MAD / $700 to $810 | 604 to 697 MAD / $65 to $75 |
| Charf-Souani | Commute / value | 620,000 to 1.1 million MAD / $67,000 to $119,000 | 8,000 to 9,000 MAD / $865 to $973 | 743 to 836 MAD / $80 to $90 |
| Marchan | Heritage / central value | 750,000 to 1.5 million MAD / $81,000 to $162,000 | 9,500 to 11,000 MAD / $1,027 to $1,189 | 883 to 1,022 MAD / $95 to $111 |
| Mozart | Central value | 750,000 to 1.4 million MAD / $81,000 to $151,000 | 9,500 to 11,000 MAD / $1,027 to $1,189 | 883 to 1,022 MAD / $95 to $111 |
| Administrative | Practical / commute | 850,000 to 1.6 million MAD / $92,000 to $173,000 | 10,500 to 12,000 MAD / $1,135 to $1,297 | 975 to 1,115 MAD / $105 to $120 |
| Sania | Family / mid-market | 800,000 to 1.5 million MAD / $86,000 to $162,000 | 10,500 to 12,200 MAD / $1,135 to $1,318 | 975 to 1,133 MAD / $105 to $122 |
| Mnar | Lifestyle / hill-sea | 900,000 to 2 million MAD / $97,000 to $216,000 | 10,500 to 13,000 MAD / $1,135 to $1,405 | 975 to 1,208 MAD / $105 to $131 |
| Boulevard Mohammed V | Central / popular | 1 million to 2.1 million MAD / $108,000 to $227,000 | 12,500 to 14,500 MAD / $1,351 to $1,567 | 1,161 to 1,347 MAD / $125 to $146 |
| Iberia | Expat / central premium | 1.1 million to 2.2 million MAD / $119,000 to $238,000 | 12,500 to 14,500 MAD / $1,351 to $1,567 | 1,161 to 1,347 MAD / $125 to $146 |
| Quartier de la Plage | Beach / premium | 1.1 million to 2.4 million MAD / $119,000 to $259,000 | 13,000 to 15,500 MAD / $1,405 to $1,675 | 1,208 to 1,440 MAD / $131 to $156 |
| Malabata | Sea-view / luxury | 1.2 million to 2.6 million MAD / $130,000 to $281,000 | 14,000 to 16,500 MAD / $1,513 to $1,783 | 1,301 to 1,533 MAD / $141 to $166 |
| Rmilat / Jbel Kbir | Villa / prestige | 2.5 million to 8 million MAD / $270,000 to $865,000 | 16,000 to 25,000+ MAD / $1,729 to $2,702+ | 1,486 to 2,323+ MAD / $161 to $251+ |
How much more do you pay for properties in Tangier when you include renovation work, taxes, and fees?
In Tangier in 2026, buyers should usually add about 8% to 11% above the agreed price for a move-in ready property, and about 15% to 30%+ if renovation is needed.
If you buy a property around $200,000 in Tangier, the price is about 1.85 million MAD. A normal total budget would be about 2.03 million MAD, or about $219,000, if the home only needs light work and standard fees.
If you buy a property around $500,000 in Tangier, the price is about 4.63 million MAD. A realistic total budget can reach about 5.25 million to 5.8 million MAD, or about $567,000 to $627,000, especially for a villa with some renovation.
If you buy a property around $1,000,000 in Tangier, the price is about 9.25 million MAD. A safer total budget is often 10.2 million to 11.5 million MAD, or about $1.1 million to $1.24 million, because high-end homes often involve larger notary, agency, and upgrade costs.
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 Tangier
| Additional expense | Type of cost | Estimated cost range |
|---|---|---|
| Registration duty | Tax | Usually around 4% of the purchase price. On a 1 million MAD property in Tangier, this is about 40,000 MAD, or about $4,300. This is one of the largest fixed buying costs. |
| Land registry / conservation foncière | Fee | Usually around 1% to 1.5% of the purchase price. On a 1 million MAD property, this is about 10,000 to 15,000 MAD, or about $1,100 to $1,600. This covers title registration and related land registry work. |
| Notary fee | Professional fee | Usually around 0.5% to 1% of the purchase price. On a 1 million MAD property, this is about 5,000 to 10,000 MAD, or about $500 to $1,100. The exact fee depends on the file and the transaction. |
| Stamps, certificates, and admin costs | Admin | Usually around 2,000 to 8,000 MAD, or about $200 to $900. These costs are smaller than taxes, but buyers should still budget for them. The exact amount depends on the documents required. |
| Agency commission | Brokerage | Commonly around 2.5% to 3% of the purchase price if an agent is used. On a 1 million MAD property, this is about 25,000 to 30,000 MAD, or about $2,700 to $3,200. Some transactions may have different arrangements. |
| Light renovation | Renovation | Usually around 1,000 to 2,500 MAD per m², or about $108 to $270 per m². This can cover painting, minor repairs, basic kitchen updates, and small bathroom work. It is common for older Tangier apartments. |
| Full renovation | Renovation | Usually around 3,000 to 6,000 MAD per m², or about $324 to $648 per m². This can include plumbing, electrical work, flooring, bathrooms, kitchens, and layout changes. Older homes can quickly move into this range. |
| Luxury renovation | Renovation | Usually around 7,000 to 12,000+ MAD per m², or about $756 to $1,297+ per m². This is more common for villas, sea-view apartments, and premium homes. Imported finishes and custom work can push the cost higher. |
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 Tangier in 2026 with different budgets?
With $100,000, or about 925,000 MAD, you can usually buy an existing 75 to 85 m² apartment in Marchan or Mozart, an existing 85 to 100 m² apartment in Bni Makada or Charf, or a smaller 60 to 70 m² older apartment in Administrative or Sania.
With $200,000, or about 1.85 million MAD, you can usually buy a new or recent 100 to 120 m² apartment in Malabata, a renovated 110 to 130 m² apartment in Iberia or Boulevard Mohammed V, or a large 140 to 170 m² family apartment in Sania, Administrative, or Mnar.
With $300,000, or about 2.78 million MAD, you can usually buy a high-quality 130 to 160 m² apartment in Malabata or Quartier de la Plage, a duplex or large family apartment in Iberia or Mnar, or a small older villa outside the most expensive villa pockets.
With $500,000, or about 4.63 million MAD, you can usually buy a good existing villa in Rmilat or Jbel Kbir, a large premium sea-view apartment in Malabata, or a renovated large central property in Iberia or Marchan.
With $1,000,000, or about 9.25 million MAD, you can usually buy a large villa in Rmilat or Jbel Kbir, a luxury sea-view apartment or penthouse in Malabata, or a high-end home in a quiet premium residential pocket.
With $2,000,000, or about 18.5 million MAD, there is a market in Tangier but it is thin, and this budget usually targets large luxury villas, rare coastal homes, or a multi-unit purchase rather than a normal single apartment.
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 Tangier, 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 used | Why this source matters | How we used the source |
|---|---|---|
| Bank Al-Maghrib / ANCFCC Real Estate Price Index | This is Morocco’s official transaction-based real estate price index. | We used it to anchor Tangier price trends with registered transactions. We did not use it as a full neighborhood price table because the public data does not provide that level of detail. |
| ANCFCC IPAI publications | ANCFCC is Morocco’s land registry and cadastral authority. | We used it to cross-check Bank Al-Maghrib’s IPAI releases. We also used the city-level notes to understand Tangier’s recent price and transaction direction. |
| Bank Al-Maghrib IPAI methodology document | This document explains how Morocco’s official property price index is built. | We used it to understand what IPAI measures. We also used it to avoid treating listing prices as final sale prices. |
| HCP Consumer Price Index | HCP is Morocco’s official statistics agency. | We used HCP inflation data to compare nominal and real property price changes. We kept inflation-adjusted estimates conservative. |
| Bank Al-Maghrib exchange rates | This is Morocco’s central bank exchange-rate page. | We used the June 2026 exchange-rate basis to convert MAD into USD and EUR. We used 1 USD = 9.2536 MAD and 1 EUR = 10.6862 MAD. |
| Agenz Tangier real estate price reference | Agenz is a Moroccan real estate platform with local price references. | We used Agenz for Tangier price-per-square-meter levels by property type and neighborhood. We treated it as a market benchmark rather than an official closed-sale database. |
| Properstar Tangier house-price page | Properstar is an international listing platform with visible city-level asking-price data. | We used Properstar to understand the upper bias in online asking prices. We gave less weight to it for normal local stock because premium listings are overrepresented online. |
| Numbeo Tangier property prices | Numbeo gives a transparent crowd-sourced check on city-centre and outside-centre prices. | We used Numbeo only as a secondary check. We did not use it as a main source because sample sizes can be small. |
| DGI Morocco registration duties | DGI is Morocco’s tax authority. | We used DGI to anchor registration-duty assumptions. We combined this with practical buying-cost ranges for a realistic total budget. |
| ANCFCC land registry tariffs | This is the official land registry tariff page. | We used it to estimate title-transfer and land registry charges. We included these costs in the buyer’s total acquisition budget. |
| Bank Al-Maghrib macroeconomic data | Bank Al-Maghrib is Morocco’s central bank. | We used it to keep the economic context consistent with Morocco’s official monetary data. We also used it to avoid mixing unofficial currency assumptions with property estimates. |
| HCP Morocco statistics portal | HCP is the main public statistics source for Morocco. | We used HCP as the official reference for inflation context. We also used it to explain why nominal growth and real growth are not the same thing. |
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