How's the real estate market doing in Casablanca? (2026)

Authored by the expert who managed and guided the team behind the Morocco Property Pack

Get all the data you need about the real estate market in Casablanca

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Casablanca. If you’d like to learn more about us, you can check our presentation page.

How’s the real estate market going in Casablanca in 2026?

The real estate market in Casablanca in 2026 is active, but buyers are careful and sellers usually have to negotiate.

Casablanca is not a boom market in 2026, because prices are rising slowly, mortgage rates are still meaningful, and many buyers compare several apartments before making an offer.

For a foreign buyer, the key point is simple: Casablanca has deep long-term demand because it is Morocco’s main business city, but a buyer still needs to be strict on price, title, parking, building quality and exact street.

What's the average days-on-market in Casablanca in 2026?

As of 2026, the estimated average days-on-market for a normal residential property in Casablanca is about 90 to 120 days.

That means many typical Casablanca apartments sell in about 3 to 4 months, while the best-priced apartments in Maârif, Gauthier, Bourgogne, Oasis, Casa Anfa, Racine and Aïn Diab can move faster.

Compared with one or two years ago, the Casablanca housing market feels slightly more active in 2026, but not fast enough to remove the need for negotiation.

Are properties selling above or below asking in Casablanca in 2026?

As of 2026, the estimated average sale-to-asking price ratio for residential property in Casablanca is about 92% to 96% of the asking price.

In plain English, most Casablanca homes sell below asking, and we estimate with medium confidence that fewer than 10% of normal residential sales close above the first asking price.

Above-asking sales in Casablanca are most likely for rare, clean-title, well-priced apartments in Casa Anfa, Racine, Gauthier, Aïn Diab, Anfa, Oasis and very selected Maârif streets.

By the way, you will find much more detailed data in our property pack covering the real estate market in Casablanca.

What kinds of residential properties can I realistically buy in Casablanca?

A foreign individual can usually buy urban residential property in Casablanca, including apartments, villas and some off-plan units, as long as the title and money trail are clean.

For most non-professional foreign buyers, the safest purchase in Casablanca is a titled apartment in a completed building with an elevator, parking, clear syndic records and no ownership dispute.

In 2026, a small Casablanca apartment often costs about 650,000 to 1.1 million MAD, a family apartment often costs about 1 million to 2.2 million MAD, and premium apartments in Anfa, CFC, Aïn Diab or Racine often cost about 2.5 million to 6 million MAD.

What property types dominate in Casablanca right now?

Residential listings in Casablanca are mostly apartments, with apartments likely representing around 75% to 85% of normal homes for sale, while villas, townhouses, serviced-style units and land make up the rest.

Apartments are clearly the largest part of the Casablanca property market, especially 2-bedroom and 3-bedroom apartments in buildings across Maârif, Bourgogne, Belvédère, 2 Mars, Mers Sultan, Hay Hassani, Oulfa, Sidi Maarouf, Aïn Sebaâ and Hay Mohammadi.

Apartments became dominant in Casablanca because the city is dense, central land is scarce, commuting is difficult, and most local buyers need practical homes near jobs, schools, shops and transport.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for an apartment in Casablanca?

Are new builds widely available in Casablanca right now?

New-build homes likely represent about 20% to 30% of visible residential listings in Casablanca in 2026, but the share is much higher in expansion districts than in older central districts.

As of 2026, the highest concentration of new-build developments in Casablanca is in Casa Anfa and CFC, Sidi Maarouf, Ain Sebaâ, Hay Hassani, Oulfa edges, Californie, Bouskoura and Dar Bouazza.

Which neighborhoods are improving fastest in Casablanca in 2026?

The fastest-improving neighborhoods in Casablanca in 2026 are not always the most expensive neighborhoods, because improvement often comes from transport, jobs, new buildings and better daily convenience.

Casa Anfa and CFC are the clearest institutional growth story, while Sidi Maarouf, Ain Sebaâ, Roches Noires, Belvédère, Hay Mohammadi, Hay Hassani, Oulfa and Lissasfa are more practical upgrading stories.

Which areas in Casablanca are gentrifying in 2026?

As of 2026, the Casablanca areas showing the clearest signs of gentrification or upgrading are Roches Noires, Belvédère, Ain Sebaâ, Hay Mohammadi, the Bourgogne fringe, the Derb Ghallef and Maârif fringe, Sidi Maarouf, Oulfa and Lissasfa.

The visible changes in these Casablanca neighborhoods include renovated apartment blocks, more cafés and small gyms, better street-level retail, more professional tenants, and rising demand for clean buildings close to tramway or busway routes.

Over the past two to three years, the best-located homes in these upgrading Casablanca neighborhoods likely appreciated by about 5% to 12% in nominal terms, while weaker buildings often only moved sideways.

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 2026, infrastructure is boosting housing demand most clearly around Casa Anfa and CFC, the T3 and T4 tram corridors, the BW1 and BW2 busway corridors, Sidi Maarouf, Ain Sebaâ, Roches Noires, Hay Hassani, Oulfa and Lissasfa.

The most important projects are the Casablanca T3 and T4 tram lines, the CasaBusway network, the Casa Anfa urban project, Casablanca Finance City, Anfa Park and better connections between job areas and affordable residential districts.

Many major transport projects are already operating in 2026, while Casa Anfa and related urban development will keep shaping the market in stages over several more years.

In Casablanca, the typical property impact is often small when a project is announced, stronger when stations and roads are actually usable, and most visible for apartments within an easy walk of reliable transport.

What do locals and insiders say the market feels like in Casablanca?

Locals often describe the Casablanca residential market as expensive, serious and slow to negotiate.

The feeling is very different from Marrakech, because Casablanca buyers usually think first about jobs, commute, parking, schools, building quality and long-term resale value.

Do people think homes are overpriced in Casablanca in 2026?

As of 2026, many locals and market insiders think homes in Casablanca are overpriced, especially in Maârif, Gauthier, Racine, Bourgogne, Anfa, Oasis and Aïn Diab.

The evidence locals usually mention is the gap between asking prices and salaries, the high cost of older apartments needing renovation, limited parking, syndic problems, and mortgage rates near 5% for real-estate loans.

The counterargument is that Casablanca prices are partly justified by Morocco’s deepest job market, limited central land, strong rental demand and the scarcity of clean-title apartments in the best streets.

Compared with many other Moroccan cities, the price-to-income ratio in Casablanca is high because home prices are pushed up by corporate jobs, prime land scarcity and strong internal migration toward the economic capital.

What are common buyer mistakes people regret in Casablanca right now?

The most frequently cited buyer mistake in Casablanca is paying too much for an apartment that looks central on paper but has weak parking, noisy streets, poor syndic management or expensive renovation needs.

The second most common mistake is buying off-plan or “near CFC” without checking the exact developer, delivery record, street quality, legal documents and real distance to the areas people actually want.

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.

How easy is it for foreigners to buy in Casablanca in 2026?

For foreigners, buying residential property in Casablanca in 2026 is legally possible, but it is not something to do casually.

The legal side is usually manageable, while the practical side requires careful banking paperwork, notary checks, title verification, translation support and proof of where the money came from.

Do foreigners face extra challenges in Casablanca right now?

Foreign buyers in Casablanca face a moderate difficulty level compared with local buyers, mainly because the process is more document-heavy and every money transfer should be traceable.

Foreigners can generally buy urban residential property in Casablanca, but agricultural land is restricted, and foreign buyers must pay attention to foreign-exchange rules if they want to repatriate money after a future resale.

The practical challenges in Casablanca are understanding French and Arabic documents, checking the land title and exact surface, verifying building charges, handling notary steps remotely, and avoiding sellers who assume foreigners will overpay.

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 2026, banks do lend to some foreign buyers in Casablanca, but financing is usually easier for buyers with stable documented income and a strong down payment.

A realistic foreign-buyer mortgage in Casablanca in 2026 often means about 50% to 70% loan-to-value, a 30% to 50% down payment, and an interest rate around 5% to 6% depending on the applicant.

Banks usually ask foreign applicants for passport documents, proof of income, bank statements, tax documents, employment or business records, source-of-funds evidence and a clean explanation of how the purchase money enters Morocco.

You can also read our latest update about mortgage and interest rates in Morocco.

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.

How risky is buying in Casablanca compared to other nearby markets?

Casablanca is one of Morocco’s more liquid residential markets, but liquidity does not mean every property is safe.

The safest Casablanca homes tend to be practical apartments near jobs, transport and services, while the riskiest homes are overpriced, poorly managed, title-complicated or too dependent on a vague future promise.

Is Casablanca more volatile than nearby places in 2026?

As of 2026, Casablanca looks less tourism-sensitive than Marrakech, more uneven than Rabat, and less frontier-like than Tangier, which makes its price volatility moderate by Moroccan standards.

Over the past decade, Casablanca’s price swings have generally looked more like slow periods of stagnation or small declines than dramatic crashes, while Marrakech is more exposed to tourism cycles and Rabat is usually steadier but less dynamic.

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?

Casablanca property values have historically been relatively resilient because the city has Morocco’s deepest job market, broad rental demand and the largest pool of local buyers.

During the most recent weak periods, Casablanca prices generally moved by low single digits rather than collapsing, and recovery was usually slow because buyers waited for better prices and sellers resisted large cuts.

The Casablanca properties that have historically held value best are mid-market apartments near Maârif, Gauthier, Bourgogne, Oasis, Racine, Casa Anfa, CFC, Sidi Maarouf and strong transport corridors.

How strong is rental demand behind the scenes in Casablanca in 2026?

Rental demand in Casablanca in 2026 is stronger than the price-growth story, because many people need to live near work but cannot or do not want to buy.

This is one of the reasons Casablanca can be interesting for a careful foreign buyer, especially when the property is practical, well-managed and easy to rent long term.

Is long-term rental demand growing in Casablanca in 2026?

As of 2026, long-term rental demand in Casablanca is growing moderately, especially for clean apartments near employment zones, universities, hospitals, transport and business districts.

The tenants driving Casablanca rental demand are young professionals, corporate workers, students, medical workers, families priced out of ownership, returning Moroccans and some expats working around CFC or Sidi Maarouf.

The strongest long-term rental neighborhoods in Casablanca include Maârif, Gauthier, Bourgogne, Racine, Oasis, Casa Anfa, CFC, Sidi Maarouf, Belvédère, Ain Sebaâ, Hay Hassani and selected Oulfa locations.

You might want to check our latest analysis about rental yields in Casablanca.

Is short-term rental demand growing in Casablanca in 2026?

Short-term rentals in Casablanca are affected by normal accommodation rules, building-level restrictions, tax obligations and local tolerance, so a buyer should check the building syndic before assuming Airbnb is allowed.

As of 2026, short-term rental demand in Casablanca is growing, but it is still more business-travel and urban-stay driven than tourism-heavy like Marrakech.

The current estimated average occupancy rate for well-located short-term rentals in Casablanca is often around 45% to 60%, with stronger results in Gauthier, Maârif, Bourgogne, Racine, Casa Anfa, CFC, Aïn Diab and near Casa-Port.

The guest demand in Casablanca comes mainly from business travelers, domestic visitors, medical visitors, families visiting relatives, urban tourists and some remote workers who want a practical base rather than a resort stay.

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?

The realistic forecast for Casablanca is slow growth, not a sudden boom.

The best results should come from well-located apartments in strong buildings, while weak buildings in average streets may only track inflation or stay flat.

What's the 12-month outlook for demand in Casablanca in 2026?

As of 2026, the 12-month demand outlook for residential property in Casablanca is moderately positive, with the strongest buyer demand for clean 2-bedroom and 3-bedroom apartments near jobs and transport.

The main factors that will influence Casablanca demand over the next 12 months are mortgage rates, local job growth, new transport usage, buyer confidence, delivery quality in new-build areas and household affordability.

Our base-case forecast is that Casablanca residential prices rise about 1% to 4% over the next 12 months, with stronger performance for prime or well-connected apartments and weaker performance for overpriced old stock.

By the way, we also have an update regarding price forecasts in Morocco.

What's the 3–5 year outlook for housing in Casablanca in 2026?

As of 2026, the 3–5 year outlook for Casablanca housing is positive but selective, with likely annual nominal growth of about 3% to 5% for good residential assets.

The projects most likely to shape Casablanca over the next 3–5 years are Casa Anfa, Casablanca Finance City, Anfa Park, tram and busway corridors, Sidi Maarouf business growth, Ain Sebaâ upgrading and connected affordable districts like Hay Hassani, Oulfa and Lissasfa.

The single biggest uncertainty for Casablanca is affordability, because prices can only keep rising if local salaries, mortgage access and rental demand can support them.

Are demographics or other trends pushing prices up in Casablanca in 2026?

As of 2026, demographic pressure is pushing Casablanca prices up slowly, mainly because the city keeps attracting people who need work, education, services and long-term housing.

The most important demographic shifts are household formation, internal migration toward the Casablanca-Settat region, demand from young workers, and families choosing apartments over villas because central land is expensive.

The non-demographic trends pushing prices in Casablanca are office growth around CFC and Sidi Maarouf, transport improvements, stronger business travel, limited prime land and buyers preferring buildings with parking and better management.

These pressures should continue for several years, but the effect will be strongest in practical, connected neighborhoods and weaker in overpriced buildings without parking or clear daily convenience.

What scenario would cause a downturn in Casablanca in 2026?

As of 2026, the most likely downturn scenario in Casablanca would be a mix of higher borrowing costs, weaker job growth, too much new-build supply in average locations, and lower buyer confidence after delivery delays.

The early warning signs would be more unsold new-build apartments in Sidi Maarouf, Ain Sebaâ, Hay Hassani, Oulfa and peripheral projects, larger discounts from asking prices, and normal apartments taking more than 150 days to sell.

A realistic downturn in Casablanca would likely mean a citywide nominal decline of about 3% to 6%, with weaker off-plan or peripheral stock falling more and prime apartments in Anfa, CFC, Racine, Gauthier and Oasis holding up better.

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 this source matters	How we used it
Bank Al-Maghrib Real Estate Price Index	Bank Al-Maghrib is Morocco’s central bank and publishes the official real-estate price index with ANCFCC transaction data.	We used this source as the main anchor for Casablanca price momentum. We gave it more weight than listing websites because it is based on registered transactions.
Bank Al-Maghrib Lending Rates	This is the official source for lending-rate survey data in Morocco.	We used this source to estimate 2026 borrowing conditions in Casablanca. We used the real-estate loan rate to understand what buyers can realistically afford.
Bank Al-Maghrib Q1 2026 Lending Survey	This document gives the latest official Q1 2026 lending-rate breakdown available during our update.	We used the 5.13% real-estate loan rate as the official 2026 mortgage benchmark. We then adjusted it for foreign buyers, who may receive different offers.
Office des Changes IGOC 2026	The Office des Changes sets Morocco’s official foreign-exchange framework for residents, non-residents and investors.	We used this source to explain why foreign buyers must keep a clean money trail. We also used it to highlight repatriation planning after a future resale.
Office des Changes Foreign Investment Page	This official page explains how foreign investment in Morocco is treated, including real assets.	We used it for the foreign-buyer section of the Casablanca article. We cross-checked it with market practice but kept the official rule as the anchor.
HCP Morocco	HCP is Morocco’s official statistics, census and demographic authority.	We used HCP for population, household and demographic context. We used it to explain why local housing demand in Casablanca is structurally deep.
Observatoire du Tourisme	This platform publishes official tourism statistics for Morocco.	We used it to understand tourism and travel demand that can support short-term rentals. We did not use it as a direct property-price source.
ONMT	ONMT is Morocco’s national tourism office and gives useful tourism momentum signals.	We used ONMT to cross-check the direction of tourism demand in 2026. We treated it as a demand indicator for Casablanca short-term rentals.
Casa Tramway T3 and T4	Casa Tramway is a direct source for Casablanca tramway operations and launches.	We used it to identify transport corridors that can improve residential demand. We focused on places where better commuting can make apartments easier to rent or resell.
RATP Dev Casablanca	RATP Dev operates tramway and busway services in Casablanca and publishes network updates.	We used it to understand how tram and busway operations affect mobility. We linked better transport access to stronger demand in selected neighborhoods.
CDG Développement Casa Anfa	CDG is the public financial group behind one of Casablanca’s major urban-development projects.	We used this source to explain why Casa Anfa and CFC are structurally different from older districts. We used it to assess long-term new-build and business-district demand.
Casainvest Anfa New City	The regional investment center describes official flagship development projects in Casablanca-Settat.	We used it to cross-check the scale and role of Anfa New City. We also used it to identify where institutional development is shaping future housing demand.