Authored by the expert who managed and guided the team behind the Morocco Property Pack
Yes, the analysis of Fes' property market is included in our pack
This article covers current rental prices in Fes as of January 2026, with neighborhood breakdowns, tenant demand insights, and landlord cost estimates.
We update this blog post regularly so you always get the freshest rent data for Fes.
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 Fes.
Insights
- Fes operates as a "two-speed" rental market in 2026, where premium neighborhoods like Agdal command rents up to 90 MAD per square meter while value areas like Narjis stay around 25 to 45 MAD per square meter.
- Studio apartments in Fes range from 1,500 MAD in older buildings to over 4,500 MAD in high-standing residences, a spread of nearly three times depending on location and finish.
- Rent growth in Fes for 2026 is expected to stay between 3% and 5%, anchored by Morocco's official inflation forecast of around 1.8% to 1.9% from Bank Al-Maghrib.
- Well-priced apartments in Agdal and Ville Nouvelle typically rent within 10 to 20 days, while overpriced units can sit on the market for 60 days or more.
- Furnished rentals in Fes command a noticeable premium over unfurnished units, especially for short-to-medium stays and higher-income tenants seeking convenience.
- Student demand around Université Sidi Mohamed Ben Abdellah campuses near Dhar El Mahraz and Saïss keeps smaller units and shared apartments moving quickly throughout the academic year.
- Property taxes for landlords in Fes typically range from 500 to 2,500 MAD per year, calculated based on an assessed rental value determined by comparison within each neighborhood.
- The top rent-boosting amenities in Fes are elevators with parking, new high-standing residences with security, heating and air conditioning, and good natural light with balconies.
What are typical rents in Fes as of 2026?
What's the average monthly rent for a studio in Fes as of 2026?
As of January 2026, the average monthly rent for a studio apartment in Fes is around 2,300 MAD, which works out to approximately $230 or €210.
Most studio rentals in Fes fall within a realistic range of 1,500 to 4,500 MAD per month (about $150 to $450 or €135 to €410), depending on whether you're looking at basic older stock or modern high-standing units.
The main factors that cause studio rents to vary in Fes are the building's age and condition, proximity to central areas like Ville Nouvelle or Agdal, and whether the unit comes furnished or includes amenities like an elevator and parking.
What's the average monthly rent for a 1-bedroom in Fes as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment in Fes is around 3,200 MAD, which is approximately $320 or €290.
The realistic range for most 1-bedroom apartments in Fes spans from about 2,200 MAD in value areas up to 6,500 MAD for top-end units in prime locations, translating to roughly $220 to $650 or €200 to €590.
Neighborhoods like Narjis and parts of Oued Fès tend to have the cheapest 1-bedroom rents in Fes, while Agdal, especially around Champs de Course and Atlas, commands the highest prices for this apartment size.
What's the average monthly rent for a 2-bedroom in Fes as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom apartment in Fes is around 4,600 MAD, which equals approximately $460 or €420.
The realistic range for most 2-bedroom apartments in Fes runs from about 3,000 MAD for value family stock up to 9,900 MAD for premium high-standing residences, meaning roughly $300 to $990 or €270 to €900.
Oued Fès and Narjis typically offer the most affordable 2-bedroom rents in Fes, while Agdal with its Prestigia-style residences and newer standing buildings commands the highest prices for family-sized apartments.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Fes.
What's the average rent per square meter in Fes as of 2026?
As of January 2026, the average rent per square meter for a long-term unfurnished rental in Fes is around 50 to 65 MAD per month, which works out to approximately $5 to $6.50 or €4.50 to €6 per square meter.
The realistic range across Fes neighborhoods spans from about 25 to 45 MAD per square meter in value zones like Narjis and Oued Fès, up to 70 to 90 MAD per square meter in premium areas like Agdal and Champs de Course, meaning roughly $2.50 to $9 or €2.30 to €8.20.
Compared to Casablanca or Rabat, Fes offers significantly lower rent per square meter, making it one of Morocco's more affordable major cities for renters while still providing good-quality housing options.
The property characteristics that typically push rent per square meter above average in Fes include newer high-standing residences, buildings with elevators and secure parking, and units with modern finishes like heating, air conditioning, and good natural light.
How much have rents changed year-over-year in Fes in 2026?
As of January 2026, rents in Fes have increased by an estimated 3% to 5% compared to the same period last year.
The main factors driving rent changes in Fes this year include strong demand signals from large property portals, continued interest in premium neighborhoods like Agdal, and overall inflation pressures affecting housing costs across Morocco.
This year's rent change in Fes is slightly more moderate than 2024 and 2025, when some premium pockets saw sharper increases, as the market now appears to be settling into a steadier growth pattern aligned with Morocco's lower official inflation outlook.
What's the outlook for rent growth in Fes in 2026?
As of January 2026, projected rent growth for Fes is expected to remain modest at around 3% to 5% for typical apartments, clustering around inflation plus a small demand premium in the best neighborhoods.
The key economic and demographic factors likely to influence rent growth in Fes over the coming year include steady student demand from Université Sidi Mohamed Ben Abdellah, continued professional interest in modern residences, and Morocco's low-to-moderate inflation environment keeping broad rent increases in check.
Neighborhoods like Agdal, Ville Nouvelle near the train station, and areas around university campuses are expected to see the strongest rent growth in Fes due to sustained tenant demand from professionals, students, and expats.
Risks that could cause rent growth in Fes to differ from projections include any sudden supply shock from new construction, unexpected changes in student enrollment patterns, or shifts in Morocco's broader economic conditions that affect household budgets.
We have made this infographic to give you a quick and clear snapshot of the property market in Morocco. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Fes as of 2026?
Which neighborhoods have the highest rents in Fes as of 2026?
As of January 2026, the top three neighborhoods with the highest average rents in Fes are Agdal (especially Champs de Course and Atlas areas), Prestigia-style residences, and the central parts of Ville Nouvelle, where rents can reach 6,000 to 9,900 MAD per month, approximately $600 to $990 or €545 to €900.
The specific characteristics that make these neighborhoods command premium rents in Fes include newer buildings with elevators and secure parking, modern high-standing finishes, proximity to offices and cafés, and easier day-to-day logistics compared to older parts of the city.
The tenant profile that typically rents in these high-rent neighborhoods in Fes includes professionals with higher incomes, expats seeking modern amenities, and corporate lets looking for quality accommodations with reliable building services.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Fes.
Where do young professionals prefer to rent in Fes right now?
The top three neighborhoods where young professionals prefer to rent in Fes are Ville Nouvelle for its walkability and café scene, Agdal for its modern residences and parking, and areas near Champs de Course for their convenience to offices and services.
Young professionals in these Fes neighborhoods typically pay monthly rents ranging from 3,000 to 5,500 MAD, which is approximately $300 to $550 or €270 to €500, depending on apartment size and building quality.
The specific amenities and lifestyle features that attract young professionals to these neighborhoods in Fes include easy commuting access, proximity to cafés and restaurants, modern building amenities like elevators and secure parking, and a generally more contemporary urban feel compared to traditional areas.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Fes.
Where do families prefer to rent in Fes right now?
The top three neighborhoods where families prefer to rent in Fes are Oued Fès for its larger apartments and monthly furnished options, Narjis for its better value per square meter on 2 to 3 bedroom units, and parts of Ville Nouvelle that offer space combined with good access to schools.
Families in these Fes neighborhoods typically pay monthly rents ranging from 3,500 to 6,500 MAD for 2 to 3 bedroom apartments, which is approximately $350 to $650 or €320 to €590.
The specific features that make these neighborhoods attractive to families in Fes include calmer residential environments, larger apartment layouts, easier parking, proximity to schools, and generally more affordable rents per square meter than premium zones like Agdal.
Top educational options near these family-friendly neighborhoods in Fes include schools serving the Oued Fès and Narjis areas, as well as access to institutions near Ville Nouvelle, though families should verify specific school catchments based on their chosen location.
Which areas near transit or universities rent faster in Fes in 2026?
As of January 2026, the top three areas near transit hubs or universities that rent fastest in Fes are Ville Nouvelle near the Fes train station (ONCF), the Dhar El Mahraz area near Université Sidi Mohamed Ben Abdellah, and neighborhoods along the Saïss axis serving university staff and students.
Properties in these high-demand areas in Fes typically stay listed for just 10 to 20 days when well-priced, compared to 30 to 60 days or more for overpriced or mismatched units elsewhere in the city.
The typical rent premium for properties within walking distance of transit or universities in Fes is around 500 to 1,500 MAD per month above comparable units farther out, translating to approximately $50 to $150 or €45 to €135 extra.
Which neighborhoods are most popular with expats in Fes right now?
The top three neighborhoods most popular with expats in Fes are Ville Nouvelle for its convenience and modern amenities, Agdal for its newer high-standing residences and easier logistics, and areas around Champs de Course that combine accessibility with quality housing.
Expats in these Fes neighborhoods typically pay monthly rents ranging from 4,000 to 8,000 MAD, which is approximately $400 to $800 or €365 to €730, depending on apartment size and finish level.
The specific features that make these neighborhoods attractive to expats in Fes include familiar urban conveniences, reliable building services like elevators and security, proximity to cafés and international-style amenities, and easier navigation compared to the historic medina.
The expat communities most represented in these neighborhoods in Fes include French nationals, other Europeans, and professionals from various countries working in education, business, or cultural institutions.
And if you are also an expat, you may want to read our exhaustive guide for expats in Fes.
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Who rents, and what do tenants want in Fes right now?
What tenant profiles dominate rentals in Fes?
The top three tenant profiles that dominate the rental market in Fes are students and early-career renters with smaller budgets and higher mobility, families seeking space and longer stays, and professionals looking for newer buildings with parking in neighborhoods like Agdal and Ville Nouvelle.
In terms of market share, students and young workers represent roughly 35% to 40% of Fes rental demand, families account for around 30% to 35%, and professionals make up approximately 20% to 25%, with the remainder being expats and short-term renters.
Students typically seek studios or shared apartments near university campuses, families look for 2 to 3 bedroom units in calmer neighborhoods with good schools, and professionals prefer modern 1 to 2 bedroom apartments with amenities in well-connected areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Fes.
Do tenants prefer furnished or unfurnished in Fes?
In Fes, unfurnished rentals dominate for long-term stays, accounting for roughly 65% to 70% of the market, while furnished units represent about 30% to 35% and command a noticeable rent premium.
The typical rent premium for furnished apartments compared to unfurnished in Fes ranges from 800 to 2,000 MAD per month, which is approximately $80 to $200 or €70 to €180 extra, depending on the quality of furnishings and location.
The tenant profiles that tend to prefer furnished rentals in Fes include expats, short-to-medium stay tenants, higher-income professionals seeking convenience, and students who don't want the hassle of buying furniture.
Which amenities increase rent the most in Fes?
The top five amenities that increase rent the most in Fes are elevator with secure parking, new high-standing residence with security service, heating and air conditioning, good natural light with a balcony or double façade, and a modern kitchen with quality fixtures.
In terms of rent premiums, an elevator with parking can add 500 to 1,000 MAD per month ($50 to $100 or €45 to €90), high-standing status adds 1,000 to 2,500 MAD ($100 to $250 or €90 to €230), and heating/AC adds around 300 to 700 MAD ($30 to $70 or €27 to €65) to the monthly rent in Fes.
In our property pack covering the real estate market in Fes, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Fes?
The top five renovations that get the best ROI for rental properties in Fes are kitchen and bathroom refresh, fresh paint with improved lighting, built-in storage, Wi-Fi setup for furnished units, and heating or air conditioning installation.
A kitchen and bathroom refresh in Fes typically costs 15,000 to 40,000 MAD ($1,500 to $4,000 or €1,350 to €3,650) and can increase monthly rent by 500 to 1,500 MAD, while paint and lighting at 5,000 to 15,000 MAD ($500 to $1,500 or €450 to €1,350) can boost rent by 200 to 600 MAD per month.
Renovations that tend to have poor ROI and should be avoided by landlords in Fes include luxury upgrades like marble floors or high-end designer fixtures that exceed what local tenants expect or are willing to pay extra for, as well as structural changes that don't address the main friction points tenants care about.
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 strong is rental demand in Fes as of 2026?
What's the vacancy rate for rentals in Fes as of 2026?
As of January 2026, the estimated vacancy rate for rental properties in Fes is around 6% to 9% for typical apartments, indicating a relatively balanced market where well-priced units find tenants while overpriced properties can linger.
The realistic range of vacancy rates across different neighborhoods in Fes varies from around 4% to 6% in high-demand areas like Agdal and near universities, up to 10% to 12% in less sought-after locations or for overpriced units.
Compared to the historical average for Fes, the current vacancy rate is slightly tighter, as demand from students, professionals, and families has remained steady while new supply in premium segments has been absorbed relatively quickly.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Fes.
How many days do rentals stay listed in Fes as of 2026?
As of January 2026, the average number of days rentals stay listed in Fes is around 15 to 25 days for well-priced properties in good locations.
The realistic range of days on market across different property types and neighborhoods in Fes spans from 10 to 20 days for units in Agdal and Ville Nouvelle, 15 to 30 days for mid-market family apartments in Narjis and Oued Fès, and 30 to 60 days or more for overpriced or mismatched listings.
Compared to one year ago, the days-on-market figure in Fes has remained relatively stable, with well-located and properly priced units continuing to rent quickly while overpriced properties still take significantly longer to find tenants.
Which months have peak tenant demand in Fes?
The peak months for tenant demand in Fes are late summer through early autumn, specifically August to October, followed by a secondary peak in January and February as new-year relocations and contract resets occur.
The specific factors that drive seasonal demand patterns in Fes include the academic calendar for Université Sidi Mohamed Ben Abdellah bringing student moves in late summer, job starts after the summer break, and lease renewals that often reset at the start of the calendar year.
The months with the lowest tenant demand in Fes are typically mid-winter outside of January and mid-spring, when fewer people are relocating and the market slows unless pricing is particularly sharp.
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What will my monthly costs be in Fes as of 2026?
What property taxes should landlords expect in Fes as of 2026?
As of January 2026, landlords in Fes should expect to pay annual property taxes (taxe d'habitation and related local taxes) typically ranging from 500 to 2,500 MAD per year, which is approximately $50 to $250 or €45 to €230.
The realistic low-to-high range of annual property taxes in Fes depends on the property's assessed rental value and location, spanning from around 300 MAD for modest apartments up to 5,000 MAD or more for large villas or properties in premium zones.
Property taxes in Fes are calculated based on an assessed rental value determined by comparison with similar properties in the same neighborhood, with progressive rate brackets applied to this value as outlined by Morocco's tax authority.
Please note that, in our property pack covering the real estate market in Fes, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Fes right now?
A realistic annual maintenance budget for a typical rental property in Fes is around 3,000 to 8,000 MAD per year, which is approximately $300 to $800 or €270 to €730.
The realistic low-to-high range of annual maintenance costs in Fes depends on property age and condition, spanning from around 2,000 MAD for newer well-maintained apartments up to 12,000 MAD or more for older buildings with frequent plumbing, electrical, or structural issues.
Landlords in Fes typically set aside around 5% to 10% of annual rental income for maintenance, with those managing older properties or aiming for minimal vacancy gaps budgeting toward the higher end of this range.
What utilities do landlords often pay in Fes right now?
The utilities landlords most commonly pay on behalf of tenants in Fes are building charges (syndic fees) when agreed in the lease, and in some furnished rentals, landlords may also cover internet service as part of the package.
Building syndic fees in Fes typically cost 150 to 400 MAD per month ($15 to $40 or €14 to €36), while internet service if included runs around 200 to 350 MAD per month ($20 to $35 or €18 to €32).
The common practice in Fes is for tenants to pay electricity, water, and their own internet directly, while landlords cover property taxes and major repairs, with syndic charges either split or handled by the landlord depending on what's negotiated in the lease.
How is rental income taxed in Fes as of 2026?
As of January 2026, rental income in Fes is taxed as "revenus fonciers" under Morocco's income tax framework, with landlords typically benefiting from an abatement (flat allowance) before taxation that reduces the effective tax burden.
The main deductions landlords can claim against rental income in Fes include the standard 40% abatement for unfurnished rentals under the normal regime, as well as certain expenses and charges depending on the tax option chosen.
A common tax mistake specific to landlords in Fes is failing to choose the optimal tax regime based on their total income profile, especially for Moroccans Residing Abroad (MRE) who may have different withholding and reporting obligations than resident landlords.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Fes.
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 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 Fes, 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 |
|---|---|---|
| Avito (Fes - Agdal rentals) | Avito is Morocco's largest classified marketplace, so it captures a broad slice of real, current asking rents. | We pulled dozens of live asking-rent examples (price, size, area) for Agdal to anchor "high-rent" levels. We used it to estimate MAD per square meter and the premium for new "standing" buildings. |
| Avito (Fes - Narjis rentals) | It's a large, frequently updated pool of listings that reflects what everyday renters actually see. | We sampled Narjis to represent "good value / mid-market" Fes rents. We used its price-and-area pairs to estimate typical 1 to 2 bedroom budgets outside the top premium zones. |
| Avito (Fes - Oued Fes rentals) | It's the same national marketplace, but filtered to a specific submarket with plenty of fresh listings. | We used Oued Fes to benchmark "family-sized" apartment rents and furnished-monthly offers. We cross-checked these levels against Agdal and Narjis to size the neighborhood spread inside Fes. |
| Avito (Fes - citywide rentals) | A citywide feed reduces the risk of overfitting to one neighborhood. | We used it as a sanity check so our "typical rent" isn't biased to Agdal (premium) or Narjis (value). We also used the "posted X hours/days ago" signals to estimate time-to-rent ranges. |
| Mubawab (Tensiometre Locatif) | Mubawab is one of Morocco's biggest property portals and publishes a transparent, documented rent barometer methodology. | We used it for how to treat listings (residential-only, excludes commercial) and a reliable "direction of travel" for rents and furnished vs. unfurnished gaps. We used its methodology notes to justify why listing-based triangulation is appropriate in Morocco. |
| Mubawab (Ville Nouvelle listings) | It's a major property portal with active Fes listings that complement Avito's coverage. | We used it to verify Ville Nouvelle rent levels and young professional preferences. We cross-referenced with Avito to ensure our neighborhood-level estimates were robust. |
| HCP (Morocco CPI publications) | HCP is Morocco's official national statistics office. | We used HCP CPI publications to frame inflation and cost-of-living pressure that influences rent growth. We used it as the official macro "reality check" against private-sector rent signals. |
| Bank Al-Maghrib (Monetary Policy Report) | This is Morocco's central bank, so its inflation projections are the closest thing to an official baseline for 2026. | We used it to anchor 2026 inflation expectations as a key input for rent-growth outlook. We used it to keep our 2026 rent-growth forecast realistic and not wildly above macro fundamentals. |
| IMF (Morocco country page) | The IMF is an international organization and this page links to official IMF Morocco reports and data. | We used it to triangulate Morocco's medium-term macro conditions that indirectly shape housing demand. We used it as a second "authoritative macro lens" alongside Bank Al-Maghrib and HCP. |
| DGI (Taxe d'habitation portal) | DGI is Morocco's tax authority, so this is the primary source for housing tax rules. | We used it to explain how the housing tax base is set (rental value by comparison in the same neighborhood). We used it to keep the "monthly costs" section grounded in official definitions rather than forum advice. |
| DGI (Loi de Finances 2025 Note) | It's published on the official tax authority domain and summarizes enacted finance-law measures. | We used it for the latest official framing of income-tax changes that affect rental income taxation. We used it to support the "how rental income is taxed" overview for 2026 planning. |
| Ministry / MRE (Guide Fiscal MRE 2025) | It's an official government guide meant to explain Moroccan taxes clearly to the public. | We used it to cross-check how rental income (revenus fonciers) is described in plain language, including abatements and withholding references. We used it to keep the tax section low-cognitive-load and practical. |
| Portail national des collectivités territoriales (Law 14-25) | It's an official government portal summarizing the legal reform on local taxation governance. | We used it to confirm the 2025 governance change around local taxes (housing and services taxes management). We used it to avoid relying on newspapers alone for what changed and when. |
| CasablancaCity (taxe d'habitation explainer) | It's a municipal public-information site that summarizes nationally defined brackets in a simple way. | We used it as a user-friendly explainer for the rate-bracket logic while still grounding the "what it is" in DGI. We used it to turn legal tax language into a quick, readable example for landlords. |
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