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 is Morocco's economic capital and the country's largest real estate market, where apartment prices average around 13,900 MAD per square meter in 2026.
This blog post will walk you through current housing prices in Casablanca, market trends, and practical insights we constantly update to keep the information fresh and relevant for buyers.
Whether you're looking for a central apartment or exploring up-and-coming neighborhoods, we aim to give you a clear picture of what to expect.
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.
How's the real estate market going in Casablanca in 2026?
What's the average days-on-market in Casablanca in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Casablanca is around 100 days, though this varies significantly depending on price, condition, and location.
The realistic range that covers most typical apartment listings in Casablanca is between 75 and 130 days, with well-priced units in prime neighborhoods like Racine or Gauthier selling faster at around 45 to 90 days, while overpriced or poorly located properties can sit for 120 to 180 days or more.
Compared to one or two years ago, the current days-on-market in Casablanca has remained relatively stable, reflecting the city's "slow but liquid" market environment where transaction volumes dropped by about 14% in early 2025, which means sellers need to be patient and realistic with pricing.
Are properties selling above or below asking in Casablanca in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Casablanca is around 93%, meaning most homes sell at roughly 7% below the initial asking price.
In Casablanca, the vast majority of properties (roughly 80% to 90%) sell at or below asking price, with above-asking sales being relatively rare and our confidence in this estimate is moderate to high given the consistent negotiation culture in Morocco's housing market.
The property types and neighborhoods most likely to see at-asking or above-asking sales in Casablanca are small, renovated apartments in prime central areas like Racine, Gauthier, and the Triangle d'Or, especially units that combine parking, elevator access, clean title, and good natural light.
By the way, you will find much more detailed data in our property pack covering the real estate market in Casablanca.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Morocco. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Casablanca?
What property types dominate in Casablanca right now?
In Casablanca, the estimated breakdown of residential property types available for sale is roughly 75% to 80% apartments (ranging from studios to family-sized 3-bedrooms), 15% to 20% high-end apartments in premium districts, and 5% to 10% villas concentrated in wealthy neighborhoods like Anfa and Californie.
Apartments represent the largest share of Casablanca's residential market by far, making them the dominant property type for both local and foreign buyers looking at the city in 2026.
Apartments became so prevalent in Casablanca because the city developed rapidly as Morocco's economic hub, creating strong demand for dense urban housing near jobs, businesses, and transit, while land scarcity in central areas made high-rise and mid-rise construction the most practical solution.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Casablanca right now?
The estimated share of new-build properties among all residential listings in Casablanca is roughly 25% to 35%, with new construction activity concentrated in expansion zones rather than the established central neighborhoods.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Casablanca include peripheral and expansion areas like Bouskoura, Dar Bouazza, Tamaris, and zones along the city's outer ring roads, while prime central areas like Maarif and Racine tend to offer more resale and renovation opportunities.
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Which neighborhoods are improving fastest in Casablanca in 2026?
Which areas in Casablanca are gentrifying in 2026?
As of early 2026, the top neighborhoods in Casablanca showing the clearest signs of gentrification include Bourgogne (attracting lifestyle-oriented buyers near the coast), Maarif (continuously densifying with new cafes and retail), Mers Sultan (gaining traction for its central location and relative value), and Palmier (experiencing steady "upper-middle" upgrade flow).
The visible changes indicating gentrification in these Casablanca neighborhoods include the opening of specialty coffee shops, co-working spaces, and boutique retail stores, along with apartment building renovations, facade restorations, and an influx of younger professionals and small business owners displacing older commercial uses.
Over the past two to three years, these gentrifying Casablanca neighborhoods have seen estimated price appreciation of roughly 8% to 15% cumulatively, outpacing the city's overall flat-to-modest growth, though gains vary by street and building quality.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Casablanca.
Where are infrastructure projects boosting demand in Casablanca in 2026?
As of early 2026, the top areas in Casablanca where major infrastructure projects are boosting housing demand include zones along the new T3 and T4 tram lines (serving southeastern suburbs like Hay El Wahda and Sbata), the Casablanca Finance City (CFC) district, and areas connected to the Al Boraq high-speed rail corridor linking Casablanca to Tangier and soon to Marrakech.
The specific infrastructure projects driving this demand in Casablanca include the T3 and T4 tram lines (launched in late 2024, adding 25 km and 39 stations to the network), the Casabusway BRT system, ongoing preparations for the 2030 FIFA World Cup (including stadium and transport upgrades), and the planned extension of high-speed rail to Marrakech which will cut travel time to just 45 minutes.
The estimated timeline for completion of these major Casablanca infrastructure projects varies: the T3 and T4 tram lines are already operational, the new Grand Stade Hassan II near Benslimane is expected by 2028, and the high-speed rail extension to Marrakech is planned to be completed before the 2030 World Cup.
The typical price impact on nearby Casablanca properties is an estimated 5% to 12% premium once infrastructure projects are announced, with an additional 3% to 8% gain upon completion, though the effect depends heavily on the specific micro-location and property type.
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.
What do locals and insiders say the market feels like in Casablanca?
Do people think homes are overpriced in Casablanca in 2026?
As of early 2026, the estimated general sentiment among locals and market insiders is that asking prices in Casablanca are often "optimistic," especially in mid-tier neighborhoods, though well-located, quality properties with parking and elevator access are considered fairly valued.
When arguing that homes are overpriced in Casablanca, locals typically cite the gap between listing prices and actual transaction prices (often 7% or more), the slow sales velocity, and the mismatch between average household incomes and apartment prices in desirable areas.
Those who believe prices are fair in Casablanca argue that quality properties with clean titles, parking, and good building management are genuinely scarce, and that the city's role as Morocco's economic engine creates sustained demand from professionals and businesses.
The price-to-income ratio in Casablanca is relatively high by Moroccan standards, with housing affordability remaining a challenge as average property prices have risen faster than local wages, making the city one of the more expensive markets in the country.
What are common buyer mistakes people regret in Casablanca right now?
The most frequently cited buyer mistake that people regret in Casablanca is underestimating the importance of noise and traffic, as many buyers focus on neighborhood prestige rather than the specific street, only to discover later that constant car horns and congestion significantly diminish their quality of life.
The second most common mistake buyers mention regretting in Casablanca is purchasing an apartment without parking in a car-dependent area, which not only creates daily frustration but also makes the property much harder to resell since parking is a genuine value multiplier in this city.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Casablanca.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Casablanca.
Get the full checklist for your due diligence in Casablanca
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Casablanca in 2026?
Do foreigners face extra challenges in Casablanca right now?
The estimated overall difficulty level for foreigners buying property in Casablanca compared to local buyers is moderate: the legal process itself is straightforward (foreigners can own residential property), but the practical execution involves more paperwork and careful attention to fund traceability and title verification.
The specific legal restrictions and additional requirements for foreign buyers in Casablanca mainly involve ensuring that purchase funds are transferred through official banking channels (to comply with Morocco's foreign exchange regulations under the Office des Changes), which is essential for protecting your ability to repatriate funds if you sell later.
The practical challenges foreigners most commonly encounter in Casablanca include navigating the notary-driven transaction process (which differs from Anglo-Saxon systems), dealing with property paperwork that may be in French or Arabic only, and understanding that "Titre Foncier" (registered land title) verification is essential since some properties still have unclear or informal ownership documentation.
We will tell you more in our blog article about foreigner property ownership in Casablanca.
Do banks lend to foreigners in Casablanca in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Casablanca, though it typically requires more documentation and a larger down payment than what Moroccan residents would need.
The typical loan-to-value ratios foreign buyers can expect in Casablanca are around 50% to 70% (meaning you need a 30% to 50% down payment), with fixed interest rates currently ranging from about 4.5% to 6% and variable rates between 3.75% and 5%, depending on the bank and your financial profile.
The documentation and income requirements banks typically demand from foreign applicants in Casablanca include proof of stable income (employment contracts or business financials), recent bank statements showing fund origins, a valid passport, proof of address, and often a Moroccan bank account, with the entire process being more scrutinized than for local borrowers.
You can also read our latest update about mortgage and interest rates 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 risky is buying in Casablanca compared to other nearby markets?
Is Casablanca more volatile than nearby places in 2026?
As of early 2026, Casablanca's estimated price volatility is lower than tourist-driven Moroccan markets like Marrakech and Tangier, because Casablanca's demand is anchored by employment, business activity, and domestic buyers rather than seasonal tourism or foreign speculation.
Over the past decade, Casablanca has experienced relatively modest price swings compared to Marrakech (which sees sharper ups and downs tied to tourism cycles) and Tangier (which has had faster appreciation due to infrastructure investment), with Casablanca showing steadier, low-single-digit annual growth patterns.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Casablanca.
Is Casablanca resilient during downturns historically?
The estimated historical resilience of Casablanca property values during past economic downturns is relatively strong, as the city's status as Morocco's economic engine (with jobs, corporate headquarters, and services) provides a demand floor that secondary cities lack.
During Morocco's most recent significant slowdown (around 2020 due to the pandemic), Casablanca property prices dipped modestly by an estimated 2% to 5% in nominal terms, with recovery taking roughly 18 to 24 months before the market returned to its previous trajectory.
The property types and neighborhoods in Casablanca that have historically held value best during downturns are well-maintained apartments in established central areas like Racine, Gauthier, and Maarif, especially units with parking, elevator access, and clean building management, while peripheral and speculative developments tend to suffer more.
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How strong is rental demand behind the scenes in Casablanca in 2026?
Is long-term rental demand growing in Casablanca in 2026?
As of early 2026, the estimated growth trend for long-term rental demand in Casablanca is stable to moderately positive, driven by the city's continued role as Morocco's employment center and the fact that many households prefer renting for flexibility in a high price-to-income environment.
The tenant demographics driving long-term rental demand in Casablanca include young professionals working in finance, services, and tech sectors, corporate relocations (both domestic and international), university students, and a growing expatriate community concentrated in premium neighborhoods.
The neighborhoods in Casablanca with the strongest long-term rental demand right now include Racine and Gauthier (popular with professionals and expats), Maarif (central and well-connected), Ain Diab and Anfa (for higher-end family rentals), and areas near Casablanca Finance City for business-oriented tenants.
You might want to check our latest analysis about rental yields in Casablanca.
Is short-term rental demand growing in Casablanca in 2026?
The regulatory changes currently affecting short-term rental operations in Casablanca include Morocco's Law 80.14 (implemented in 2023), which legalized and regulated Airbnb-style rentals but also requires licenses, safety inspections, and proper registration, with authorities conducting audits to identify undeclared rental income.
As of early 2026, the estimated growth trend for short-term rental demand in Casablanca is moderate and business-oriented rather than explosive, since Casablanca is primarily a commercial city rather than a tourist hotspot like Marrakech.
The current estimated average occupancy rate for short-term rentals in Casablanca is around 38%, with average daily rates of approximately $67 and monthly revenues around $3,800 to $4,000 for active listings, according to AirDNA data.
The guest demographics driving short-term rental demand in Casablanca are predominantly business travelers attending meetings and conferences, followed by domestic visitors, diaspora Moroccans visiting family, and some city-break tourists using Casablanca as a gateway to Morocco.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Casablanca.
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 are the realistic short-term and long-term projections for Casablanca in 2026?
What's the 12-month outlook for demand in Casablanca in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Casablanca is stable with selective buying, as transaction volumes remain below pre-pandemic levels but fundamentals like job creation and urban migration continue to support baseline demand.
The key economic and political factors most likely to influence demand in Casablanca over the next 12 months include Morocco's GDP growth (projected at around 3.7% by the IMF), the ongoing preparation for the 2030 FIFA World Cup driving infrastructure investment, mortgage rate movements, and any shifts in government housing support programs.
The forecasted price movement for Casablanca over the next 12 months is flat to roughly +3% nominal for typical apartments, with prime pockets and well-located properties potentially performing slightly better, while overpriced or weak-location units may see flat or slightly declining values.
By the way, we also have an update regarding price forecasts in Morocco.
What's the 3 to 5 year outlook for housing in Casablanca in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Casablanca is moderately positive, with cumulative nominal appreciation of roughly 8% to 20% expected for good-quality apartments in good locations, supported by Morocco's urbanization trend and the World Cup infrastructure wave.
The major development projects expected to shape Casablanca over the next 3 to 5 years include the completion of the Grand Stade Hassan II (the world's largest football stadium, expected by 2028), high-speed rail extension to Marrakech, continued tram network expansion, and urban redevelopment around the CFC and coastal areas.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Casablanca is a significant rise in mortgage rates or a broader economic slowdown that would reduce household purchasing power and slow transaction activity, especially given that affordability is already stretched for many local buyers.
Are demographics or other trends pushing prices up in Casablanca in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in Casablanca is supportive but not explosive, with continued urban migration and household formation creating steady baseline demand rather than dramatic price spikes.
The specific demographic shifts most affecting prices in Casablanca include the city's metro population exceeding 6 million (with continued inflow from smaller Moroccan cities), a growing middle class seeking modern apartments, and an expanding expatriate community concentrated in premium neighborhoods like Racine and Anfa.
The non-demographic trends also pushing prices in Casablanca include strong foreign investor interest (foreigners represent about 15% of property purchases), World Cup 2030 preparation creating infrastructure improvements and global visibility, and increasing buyer preference for units with parking, elevators, and modern building management.
These demographic and trend-driven price pressures in Casablanca are expected to continue for at least the next 5 to 7 years, sustained by Morocco's urbanization trajectory (now over 65% urban), the 2030 World Cup infrastructure cycle, and Casablanca's irreplaceable role as the country's economic capital.
What scenario would cause a downturn in Casablanca in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Casablanca would be a sustained increase in mortgage rates combined with an economic slowdown that reduces employment in the city's key service and business sectors.
The early warning signs that would indicate such a downturn is beginning in Casablanca include a sharp drop in transaction volumes (beyond the current softness), rising days-on-market beyond 150 days for typical units, increasing price reductions on listings, and banks tightening lending criteria for property purchases.
Based on historical patterns, a potential downturn in Casablanca could realistically result in price declines of 5% to 12% in nominal terms over 12 to 24 months, with peripheral and lower-quality properties suffering more than prime central apartments, and recovery typically taking 2 to 3 years.
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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 (Real Estate Price Index) | It's Morocco's central bank publishing the official real estate price index and transaction-based market trends. | We used it as the anchor for whether prices are rising or flattening nationwide and by major city. We cross-checked it against private price-per-square-meter benchmarks to avoid relying on listings only. |
| Bank Al-Maghrib (Lending Rates) | It's the official reference for actual lending rate conditions set by Morocco's central bank. | We used it to estimate how tight or loose financing feels in early 2026. We connected financing conditions to market speed and buyer negotiating power. |
| Office des Changes Morocco | It's Morocco's foreign exchange regulator, which matters hugely for foreign buyers moving money in and out. | We used it to explain the single biggest foreign buyer risk: repatriating funds later. We also used it to clarify why clean bank transfers matter more than cash deals. |
| Haut-Commissariat au Plan (HCP) | It's Morocco's official national statistics agency covering population, economy, and housing indicators. | We used it as the macro reality check behind housing demand, including jobs, household growth, and urbanization. We used it to avoid making market claims based only on ads or opinions. |
| Agenz | It's one of Morocco's best-known real estate platforms with neighborhood-level price benchmarks and transparent updates. | We used it to give concrete neighborhood names and price bands inside Casablanca. We treated it as market pricing intelligence, not official truth, and triangulated it with Bank Al-Maghrib direction-of-travel data. |
| Global Property Guide | It's an established international research publisher that cites central bank housing data across countries. | We used it to confirm Casablanca price momentum and transaction trends described in Bank Al-Maghrib data. We also used it to place Morocco in a regional and international context. |
| FRED (BIS Real Residential Property Prices) | It's a globally recognized economic database that publishes standardized international housing series. | We used it to sanity-check Morocco's long-run housing cycle direction and inflation-adjusted movement. We used it as a second opinion against local-only narratives. |
| AirDNA | It's one of the most widely used short-term rental analytics providers with consistent methodology. | We used it to estimate short-term rental demand pressure in Casablanca, including occupancy and revenue metrics. We used it to avoid guessing Airbnb demand from anecdotes. |
| Chambers and Partners (Real Estate Guide) | It's a respected legal industry publication providing detailed country-specific real estate law guidance. | We used it to verify legal and tax frameworks for property transactions in Morocco. We also used it to understand corporate income tax changes affecting foreign investors. |
| RATP Dev | It's the major public transit operator in Casablanca providing official infrastructure project updates. | We used it to verify the launch of tram lines T3 and T4 and their expected ridership impact. We connected this infrastructure to neighborhood demand shifts in our analysis. |
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