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
Casablanca's property market in January 2026 shows steady momentum, with prices rising modestly while remaining accessible compared to other major African and Mediterranean cities.
This article breaks down everything you need to know about current housing prices in Casablanca, from neighborhood-level trends to realistic forecasts for the coming years.
We keep this blog post constantly updated with fresh data and new insights as the market evolves.
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 Casablanca.
Insights
- Casablanca apartment prices have grown 21% over five years, from roughly 11,500 MAD per square meter in 2020 to about 12,800 MAD in January 2026, showing consistent but moderate appreciation.
- Rental yields in Casablanca average around 7% gross, with smaller one-bedroom apartments often reaching nearly 8%, making them particularly attractive to investors seeking cash flow.
- The new tramway lines T3 and T4 are already reshaping Casablanca's property map, with neighborhoods along these corridors seeing faster demand growth than areas without transit access.
- Morocco's benchmark interest rate sits at 2.25% as of late 2025, the lowest since November 2022, which is keeping mortgage payments manageable for Casablanca buyers.
- Foreign investors now account for roughly 15% of property purchases in Casablanca, often paying 15 to 30% premiums above local market rates for prime locations.
- The 2030 World Cup, which Morocco will co-host, is expected to accelerate infrastructure investment and price growth in Casablanca over the next several years.
- Morocco still has a housing deficit of around 340,000 units nationwide, which creates underlying support for prices even when transaction volumes dip temporarily.
- Inflation in Morocco dropped to around 0.9% in 2024 and is projected to stay below 2% through 2026, meaning nominal price gains translate into real purchasing power gains for property owners.
What are the current property price trends in Casablanca as of 2026?
What is the average house price in Casablanca as of 2026?
As of early 2026, the average property price in Casablanca sits at roughly 1.3 million MAD for a typical 100-square-meter apartment, which translates to about $130,000 or €120,000 at current exchange rates.
Looking at price per square meter, Casablanca apartments average around 12,800 MAD per square meter (approximately $1,280 or €1,185), while villas command a higher premium at roughly 16,900 MAD per square meter ($1,690 or €1,565).
If you're wondering what most buyers actually pay, the realistic price range covering about 80% of residential purchases in Casablanca falls between 800,000 MAD and 3,500,000 MAD ($80,000 to $350,000 or €74,000 to €324,000), depending on size, condition, and neighborhood.
How much have property prices increased in Casablanca over the past 12 months?
Casablanca residential property prices have risen by an estimated 2% in nominal terms over the past 12 months, from January 2025 to January 2026.
That said, the price movement varies by property type: apartments saw increases closer to 2 to 3%, while villas in premium areas remained relatively flat, and well-located family apartments in central neighborhoods performed slightly better than the citywide average.
The most significant factor behind this modest price growth was the stabilization of borrowing conditions after Bank Al-Maghrib lowered its policy rate to 2.25% in early 2025, which made mortgage payments more manageable and helped transaction volumes recover in the second half of the year.
Which neighborhoods have the fastest rising property prices in Casablanca as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Casablanca are Sidi Maarouf, Oasis, and CFC/Anfa, all of which are benefiting from strong employment clusters or improved connectivity.
In terms of annual price growth, Sidi Maarouf is seeing increases of roughly 4 to 6%, Oasis and the 2 Mars area are growing at about 3 to 5%, and CFC/Anfa continues to attract premium buyers with growth near 4%.
The main demand driver behind these fast-growing neighborhoods is the combination of job proximity (especially tech and business parks in Sidi Maarouf), central location at relatively accessible prices (Oasis and 2 Mars), and the prestige of the Finance City development attracting high-income renters and buyers (CFC/Anfa).
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Casablanca.
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 property types are increasing faster in value in Casablanca as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Casablanca is: compact apartments (studios and one to two bedrooms) are growing fastest, followed by family apartments (two to three bedrooms in central neighborhoods), then villas, with standalone houses showing the slowest gains.
The top performer, compact apartments in well-connected locations, is appreciating at roughly 3 to 5% annually, driven by strong rental demand and affordability constraints that push more buyers toward smaller units.
The main reason compact apartments are outperforming is simple: most Casablanca buyers think in terms of monthly payments rather than total price, so when mortgage rates stabilize, smaller units become the most accessible entry point into the market, creating intense competition and faster price growth in that segment.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Casablanca as of 2026?
As of early 2026, the top three factors driving Casablanca property prices are: supportive borrowing conditions (with the policy rate at 2.25%), improved urban mobility from the expanded tramway network, and the government's direct housing support program running through 2028.
Among these, the single strongest upward pressure comes from affordable financing, because when banks keep mortgage rates competitive, more households can afford to buy, which sustains demand even when economic growth is moderate.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Casablanca here.
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What is the property price forecast for Casablanca in 2026?
How much are property prices expected to increase in Casablanca in 2026?
As of early 2026, Casablanca residential property prices are expected to increase by 3 to 5% over the full year, based on current market conditions and economic projections.
Forecasts from different analysts range from a conservative 2% (if affordability limits bite harder than expected) to an optimistic 6 to 7% (if foreign investment accelerates ahead of World Cup 2030 preparations).
The main assumption underlying most forecasts is that Bank Al-Maghrib will keep its policy rate stable or lower it slightly, inflation will stay below 2%, and Morocco's GDP growth will remain around 3.5 to 4%, which together support steady but unspectacular housing demand.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Casablanca.
Which neighborhoods will see the highest price growth in Casablanca in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Casablanca are CFC/Anfa, Sidi Maarouf, Oasis, and areas along the T3/T4 tramway corridors.
Projected price growth for these top neighborhoods ranges from 5 to 8% over the year, compared to the citywide average of 3 to 5%.
The primary catalyst driving growth in these areas is the combination of job concentration (business parks and corporate offices), improved transit access (tramway stations reducing commute times), and relative affordability compared to the ultra-premium zones like Ain Diab.
One emerging neighborhood that could surprise with higher-than-expected growth is Ain Chock, where prices start lower but infrastructure improvements and spillover demand from pricier central areas are creating momentum.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Casablanca.
What property types will appreciate the most in Casablanca in 2026?
As of early 2026, compact apartments (studios and one to two bedroom units) in well-connected locations are expected to appreciate the most in Casablanca.
The projected appreciation for this top-performing segment is around 4 to 6%, thanks to strong rental demand and affordability advantages.
The main demand trend driving this appreciation is the growing number of young professionals and small households who need accessible housing near work, combined with investors seeking units that are easy to rent and resell.
On the other end, large villas in already-premium neighborhoods like Ain Diab and Gauthier are expected to underperform with growth closer to 1 to 2%, because they already command high prices and the pool of buyers who can afford them is limited.
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 will interest rates affect property prices in Casablanca in 2026?
As of early 2026, interest rates are having a supportive effect on Casablanca property prices, because the relatively low policy rate of 2.25% keeps mortgage payments manageable for most buyers.
The current benchmark rate stands at 2.25%, and market expectations suggest mortgage rates will remain stable or edge slightly lower through 2026, with typical home loan rates ranging from 5% to 6.5%.
To give you a sense of how sensitive the market is: a 1% increase in mortgage rates typically reduces a buyer's purchasing power by about 8 to 10%, which would either push them toward smaller apartments or force sellers to negotiate harder on price.
You can also read our latest update about mortgage and interest rates in Morocco.
What are the biggest risks for property prices in Casablanca in 2026?
As of early 2026, the three biggest risks for Casablanca property prices are: an affordability squeeze if incomes don't keep pace with prices, oversupply of similar apartments in peripheral zones, and broader macroeconomic shocks from external factors like drought or global slowdowns.
Among these, the risk with the highest probability of materializing is the affordability squeeze, because even with low inflation, Moroccan household incomes grow slowly, meaning each year of price increases brings more buyers to their payment limits.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Casablanca.
Is it a good time to buy a rental property in Casablanca in 2026?
As of early 2026, the overall assessment is cautiously positive: it is a reasonably good time to buy a rental property in Casablanca if you focus on apartments in high-demand locations and target yields rather than quick capital gains.
The strongest argument in favor of buying now is that rental yields in Casablanca average around 6 to 7% gross, which is competitive by global standards, and financing costs are low enough to generate positive cash flow on well-chosen properties.
The strongest argument for waiting is that transaction volumes have been sluggish, which could mean sellers become more negotiable later in the year, giving patient buyers a chance to secure better prices.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Casablanca.
You'll also find a dedicated document about this specific question in our pack about real estate in Casablanca.
Buying real estate in Casablanca can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Casablanca?
What is the 5-year property price forecast for Casablanca as of 2026?
As of early 2026, Casablanca residential property prices are expected to grow by 16 to 34% cumulatively over the next five years, meaning a property worth 1 million MAD today could be worth 1.16 to 1.34 million MAD by 2031.
The range reflects optimistic versus conservative scenarios: the low end (16%) assumes slow income growth and periodic demand pauses, while the high end (34%) assumes stronger economic expansion and increased foreign investment ahead of World Cup 2030.
In terms of annual appreciation, this translates to roughly 3 to 6% per year on average, which is consistent with a mature urban market that grows steadily without overheating.
The key assumption most forecasters rely on is that Morocco's economy will continue growing at 3 to 4% annually, inflation will stay low, and no major credit crunch or political shock will disrupt buyer confidence.
Which areas in Casablanca will have the best price growth over the next 5 years?
The top three areas expected to deliver the best price growth in Casablanca over the next five years are CFC/Anfa (continued business gravity), Sidi Maarouf (employment cluster effects), and neighborhoods along the T3/T4 tramway corridors (improved accessibility).
Projected 5-year cumulative growth for these top areas ranges from 25 to 45%, outperforming the citywide average of 16 to 34%.
This 5-year forecast largely mirrors the shorter-term view, because the same structural drivers, such as transit upgrades and job concentration, will continue rewarding the same neighborhoods, though over five years the compounding effect becomes more pronounced.
One currently undervalued area with the best potential for outperformance over five years is Hay Hassani, where prices start lower than central zones but ongoing infrastructure improvements could close the gap significantly.
What property type will give the best return in Casablanca over 5 years as of 2026?
As of early 2026, well-located apartments (especially one to two bedroom units in high-demand rental zones) are expected to give the best total return over five years in Casablanca.
The projected 5-year total return for these top-performing apartments, combining appreciation and rental income, is roughly 50 to 70%, assuming reinvestment of rental yields averaging 6 to 7% annually on top of capital appreciation.
The main structural trend favoring apartments is Casablanca's housing stock composition: apartments dominate the market, which means they are easier to rent, easier to resell, and benefit from deeper liquidity than villas or standalone houses.
For investors seeking the best balance of return and lower risk over five years, two to three bedroom family apartments in central-but-not-ultra-premium neighborhoods like Maarif, Palmier, or 2 Mars offer a sweet spot of stable demand and manageable price points.
How will new infrastructure projects affect property prices in Casablanca over 5 years?
The top three major infrastructure projects expected to impact Casablanca property prices over the next five years are the expanded tramway network (T3/T4 lines already operating, with potential future extensions), World Cup 2030 preparations (stadium upgrades and urban beautification), and continued development of the Casablanca Finance City hub.
Properties near completed infrastructure typically command a premium of 10 to 20% compared to similar properties farther from transit stations or major developments, based on observed patterns around earlier tramway lines.
Specific neighborhoods that will benefit most include areas along the T3/T4 corridors (such as parts of Hay Hassani and Ain Chock), zones near Finance City (Anfa and surroundings), and areas targeted for World Cup-related improvements.
How will population growth and other factors impact property values in Casablanca in 5 years?
The Casablanca-Settat region is projected to continue growing at roughly 1.5 to 2% annually, adding hundreds of thousands of residents over five years, which will sustain baseline housing demand and support property values across the city.
The demographic shift with the strongest influence on Casablanca property demand is the growth of urban households, particularly young professionals and small families seeking apartments near employment centers.
Migration patterns, both domestic (rural-to-urban movement toward Casablanca) and international (returning Moroccans and foreign investors), are expected to add upward pressure on values in central and well-connected neighborhoods, while outer areas may see more moderate demand.
Property types and areas that will benefit most from these demographic trends are compact apartments in transit-served neighborhoods (favored by young professionals), family apartments in good school districts (favored by households with children), and rental properties near business hubs (favored by employer relocations).
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 is the 10 year property price outlook in Casablanca?
What is the 10-year property price prediction for Casablanca as of 2026?
As of early 2026, Casablanca residential property prices are expected to grow by 34 to 79% cumulatively over the next 10 years, meaning a property worth 1 million MAD today could be worth 1.34 to 1.79 million MAD by 2036.
The range spans conservative (34%, assuming roughly 3% annual growth) to optimistic (79%, assuming closer to 6% annual growth) scenarios, reflecting the inherent uncertainty in decade-long forecasts.
This translates to an average annual appreciation rate of 3 to 6%, which is typical for a major African city with sustained economic growth but without the speculative booms seen in some emerging markets.
The biggest uncertainty factor in making 10-year predictions for Casablanca is the path of Morocco's broader economy, particularly whether infrastructure investments, tourism expansion, and industrial development translate into sustained income growth for households.
What long-term economic factors will shape property prices in Casablanca?
The top three long-term economic factors that will shape Casablanca property prices over the next decade are: income growth and job creation (the cleanest driver of sustainable demand), the inflation regime (which affects construction costs and nominal pricing), and credit accessibility (how many households can borrow to buy).
The single factor with the most positive potential impact on property values is sustained job creation in Casablanca's business and industrial sectors, because more employed households means more buyers and renters competing for housing.
The single factor posing the greatest structural risk is a prolonged affordability squeeze, where property prices continue rising faster than incomes, eventually limiting the pool of buyers and slowing market activity.
You'll also find a much more detailed analysis in our pack about real estate in Casablanca.
Is buying a property in Casablanca a good long-term investment?
Yes, buying a property in Casablanca is a solid long-term investment if you follow what works in this market: prioritize liquidity and rental demand over prestige and glamour.
A winning long-term approach in Casablanca typically means buying a well-located apartment in a neighborhood with durable demand (near jobs, transit, and services), in a building that won't become obsolete (with parking, an elevator, and decent maintenance), at a price that leaves room for upside rather than paying the maximum premium today.
If your goal is steady, reliable returns, apartments in strong rental micro-markets consistently beat trophy purchases on risk-adjusted outcomes, supported by the fact that Casablanca apartment rentals can deliver 6 to 7% gross yields in well-positioned segments.
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 Casablanca, 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 property price index with national coverage. | We used it to anchor the direction and magnitude of residential price trends. We then translated national figures into Casablanca-specific estimates. |
| BAM IPAI Bulletin (Q3 2025) | Official central bank release with detailed breakdowns by property type and region. | We used the latest YoY and QoQ changes to project trends into early 2026. We also used transaction data as a demand signal. |
| ANCFCC (Land Registry) | Morocco's official land registry authority co-publishes the price index. | We cross-checked BAM data against ANCFCC figures to avoid single-source dependency. We also verified transaction volume statements. |
| BAM Policy Rate Decision | Primary source for the benchmark rate that drives borrowing conditions in Morocco. | We used it to explain the financing channel affecting mortgage affordability. We linked rate decisions to likely demand pressure on prices. |
| BAM Press Release (Dec 2025) | Contains Bank Al-Maghrib's official forward-looking inflation and growth projections. | We used the 2026 inflation forecast to convert nominal prices into real terms. We also used it to frame interest rate scenarios. |
| BAM Lending Rate Survey | Official central bank measure of actual bank lending rates in Morocco. | We used it to describe real borrowing costs beyond the policy rate. We connected these costs to buyer affordability per square meter. |
| Reuters | High-standard wire service that clearly attributes statements to official institutions. | We used it to cross-check BAM's macro outlook as reported contemporaneously. We reflected this baseline in our forecast ranges. |
| World Bank (via Hespress) | Cites World Bank Global Economic Prospects, a widely used macro forecast reference. | We used it to triangulate Morocco's 2026 growth baseline. We translated the macro backdrop into a conservative price growth range. |
| IMF Morocco Page | Top-tier international institution aggregating official datasets and reports. | We used it as a sanity check on growth and inflation versus other sources. We kept it as a cross-reference rather than primary input. |
| HCP (Consumer Price Index) | Morocco's national statistics office is the official source for inflation data. | We used it to describe inflation feeding into real house price pressure. We explained how buyers feel affordability changes. |
| HCP Casablanca-Settat Demographics | Official regional dataset describing demographic pressure where housing demand occurs. | We used it to explain structural demand in the Casablanca metro area. We mapped demand to districts likely to gain over time. |
| Ministry of Housing (MHPV) | Official ministry page for a major housing demand policy running through 2028. | We used it to explain a demand tailwind for first-time buyers. We framed why entry-level units can outperform. |
| Casa Tramway | Official operator channel for key mobility upgrades reshaping neighborhood desirability. | We used it to identify transport-driven micro-markets with stronger price growth. We linked this to specific corridors and districts. |
| Agenz | Structured price reference with disclosed inputs from public data and transactions. | We used it to estimate Casablanca price levels and name concrete neighborhoods. We time-shifted their figures using official IPAI trends. |
| Knight Frank Morocco | Established international real estate consultancy with local market insight. | We used it to triangulate rental yield estimates for Casablanca. We cross-referenced with other yield data sources. |
| Global Property Guide | Transparent yield methodology using median rents versus median prices. | We used it to validate rental yield ranges for different property types. We combined it with Knight Frank for a reliable yield picture. |
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If you want to go deeper, you can read the following: