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 2025 shows moderate growth with significant variation by neighborhood and property type.
Prime districts like Anfa and Ain Diab lead price appreciation while offering the strongest rental yields, with overall citywide returns averaging 4-8% depending on location and property size. The resale market remains liquid in high-demand areas with properties selling within 30-40 days, making Casablanca an attractive option for both investors and residents seeking quality returns.
If you want to go deeper, you can check our pack of documents related to the real estate market in Morocco, based on reliable facts and data, not opinions or rumors.
Casablanca property prices range from 6,000 MAD/m² in affordable areas to over 27,000 MAD/m² in premium coastal districts as of September 2025.
Rental yields average 7% citywide with smaller apartments delivering higher returns, while resale typically takes 30-40 days in prime neighborhoods.
| Neighborhood | Price Range (MAD/m²) | Rental Yield | Investment Profile |
|---|---|---|---|
| Hay Hassani/Sbata | 6,000-10,000 | 7-8% | Entry-level, steady returns |
| Maarif/Gauthier | 15,000-16,000 | 6-7% | Mid-range, balanced growth |
| Anfa | 22,000-24,000 | 5-6% | Premium, strong appreciation |
| Ain Diab | 20,000-27,000 | 6-7% | Luxury coastal, high demand |
| Californie (Villas) | ~25,000 | 4-5% | Ultra-premium, expat focused |
| Dar Bouazza (Villas) | ~18,000 | 5-6% | Suburban luxury, family-oriented |
What are property prices right now in Casablanca across different neighborhoods?
Property prices in Casablanca vary dramatically by location, with premium coastal areas commanding over four times the price of affordable districts as of September 2025.
The most affordable neighborhoods like Hay Hassani and Sbata offer entry points at 6,000-10,000 MAD per square meter, making them accessible for first-time buyers and investors seeking higher rental yields.
Mid-range areas including Maarif and Gauthier sit comfortably at 15,000-16,000 MAD/m², providing a good balance between quality and affordability for both residents and rental investors.
Premium districts command significantly higher prices, with Anfa reaching 22,000-24,000 MAD/m² and Ain Diab's coastal apartments stretching to 27,000 MAD/m² for the most desirable units.
The citywide average for apartments currently stands at approximately 13,900 MAD/m², though villas in luxury areas like Californie can exceed 25,000 MAD/m².
How have property prices in Casablanca changed over the past 5 years, and what's the short-term trend?
Casablanca property prices have shown steady upward momentum over the past five years, with acceleration in 2025 reaching annual growth rates of 3-7%.
The market experienced moderate growth of 1.8% in 2024, but 2025 has brought more robust appreciation driven by urbanization and increased foreign investment interest.
New apartment developments in high-demand districts have seen price surges exceeding 30% due to limited supply meeting strong buyer demand, particularly in areas connected to new tramway infrastructure.
Prime neighborhoods like Anfa and Ain Diab have delivered over 25% appreciation in the past eight years, significantly outperforming the broader market and demonstrating their investment appeal.
The forecast indicates continued moderate appreciation through 2026, supported by ongoing infrastructure projects and Morocco's economic growth trajectory.
What are the rental yields by area and property type in Casablanca today?
Rental yields in Casablanca average 7% gross citywide as of Q2 2025, with smaller apartments consistently delivering higher returns than larger properties.
| Property Type | Gross Rental Yield | Best Performing Areas |
|---|---|---|
| 1-bedroom apartments | 8.2% | Gauthier, Maarif, Racine |
| 2-bedroom apartments | 7.5% | Gauthier (6.9%), Central districts |
| 3-bedroom apartments | 6.7% | Anfa, Ain Diab |
| Large apartments (4+ beds) | 5.5-6.0% | Premium districts |
| Villas | 4.0-6.0% | Californie, Dar Bouazza |
| Commercial properties | 5.0-10.0% | Business districts |
How do rental yields compare between short-term rentals and long-term rentals?
Short-term rentals in Casablanca typically generate 8-10% gross returns in popular central and coastal neighborhoods, appearing more attractive than traditional long-term rentals at first glance.
However, short-term rentals carry significantly higher operational costs including management fees, cleaning, utilities during vacancy periods, and higher maintenance expenses from frequent turnover.
When factoring in these additional costs and potential vacancy periods, the net returns often level out to similar or only slightly higher than long-term rentals, which consistently deliver 6-8% gross yields.
Smaller, well-located apartments in areas like Gauthier, Anfa, and Ain Diab perform best for short-term rentals due to tourist and business traveler demand.
Long-term rentals offer more predictable cash flow and lower management intensity, making them preferable for passive investors seeking steady returns.
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What's the average time it takes to resell a property in Casablanca, and how have resale values evolved?
Properties in prime Casablanca neighborhoods typically sell within 30-40 days, demonstrating strong market liquidity and buyer demand in desirable areas.
Outlying districts and older properties may take 90+ days to sell, reflecting lower demand and the need for more competitive pricing strategies.
The Casablanca property market experienced a 47% transaction surge in late 2024, confirming robust liquidity and active buyer interest across the current market cycle.
Resale values in premium neighborhoods like Anfa and Ain Diab have appreciated over 25% in the past eight years, while some older districts have stagnated or seen minor declines.
Properties with modern amenities, parking, and proximity to transport links consistently achieve faster sales and better resale values than older stock without these features.
Which neighborhoods are expected to grow the most in value in the medium term?
Anfa, Gauthier, Sidi Belyout, and Ain Diab represent the highest potential for medium-term value growth due to continued infrastructure development and luxury housing demand.
Districts connected to new tramway lines are experiencing accelerated appreciation as improved connectivity enhances their desirability for both residents and investors.
Emerging areas near new-build developments with international school access are attracting expat families and showing promising early-stage growth indicators.
Eco-friendly developments and sustainable building projects are gaining momentum, positioning environmentally conscious neighborhoods for future premium positioning.
Coastal areas continue to benefit from Morocco's tourism growth and international buyer interest, supporting long-term value appreciation in seaside districts.
How do apartments, villas, and commercial properties compare in terms of purchase price, rental yield, and resale potential?
Apartments offer the most accessible entry point with prices averaging 13,900-18,000 MAD/m² and delivering the highest rental yields at 6-8%, particularly for smaller units.
| Property Type | Average Price (MAD/m²) | Rental Yield Range | Resale Appeal | Investment Profile |
|---|---|---|---|---|
| Apartments | 13,900-18,000 | 6-8% | High in central/coastal | High liquidity, steady returns |
| Villas | 18,000-25,000+ | 4-6% | High in luxury/expat areas | Capital appreciation focused |
| Commercial | Varies widely | 5-10% | Location dependent | Higher yields, sector risk |
| New Builds | Premium to market | Market rate | Excellent | Low maintenance, modern appeal |
| Older Properties | 15-30% discount | Variable | Moderate | Renovation potential |
What are the main risks or costs that could impact profitability in the short, medium, and long term?
Property purchase taxes in Morocco amount to approximately 4% of the transaction value, while annual property taxes range from 0.5-1.5% depending on the property's assessed value and location.
Rental income faces taxation at rates between 10-30% depending on income brackets, significantly impacting net yields for higher-earning properties.
Maintenance costs vary widely, with condominium fees particularly high in premium buildings, and regular repairs and renovations required for older properties to maintain competitiveness.
Increasing regulations around short-term rentals, zoning restrictions, and growing sustainable property standards may require additional compliance investments or limit rental strategies.
Liquidity risks remain higher in older or outlying districts where properties may take significantly longer to sell, potentially impacting exit strategies and capital access.
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 much initial budget should you plan for buying in Casablanca today, broken down by area and property type?
Entry-level buyers can access the Casablanca market in affordable neighborhoods like Hay Hassani or Sbata with approximately 1.2 million MAD for a 2-bedroom apartment.
Mid-range areas such as Gauthier and Maarif require budgets of 2.4-3.0 million MAD for similar 2-bedroom properties, offering better amenities and locations.
Premium apartments in Ain Diab or Anfa start at 3.5 million MAD and can exceed 5 million MAD for luxury units with sea views or premium finishes.
Villa buyers should budget 5-10 million MAD and upward for properties in Californie, while Dar Bouazza offers more affordable villa options starting around 4-6 million MAD.
All buyers must add 5-7% to their property budget for taxes, legal fees, and transaction costs, making the total investment requirement correspondingly higher.
If the goal is to live there, which areas and property types offer the best mix of lifestyle, safety, and long-term value?
Ain Diab, Anfa, and Gauthier offer the optimal combination of lifestyle quality, safety standards, and long-term value retention for residents seeking premium living in Casablanca.
These neighborhoods provide excellent access to international schools, healthcare facilities, shopping centers, and cultural amenities that enhance daily living quality.
Family buyers particularly favor villas in Californie and Dar Bouazza for their spacious layouts, private gardens, and established expat communities with international services.
Seafront properties in Ain Diab combine lifestyle appeal with investment potential, offering beach access and resort-style amenities while maintaining strong resale values.
Properties connected to the tramway network provide excellent accessibility across the city while positioning owners advantageously for future infrastructure-driven appreciation.
If the goal is to rent out, which areas and property types are most attractive for tenants and give the best return?
Compact 1-2 bedroom apartments in Gauthier, Racine, Maarif, Anfa, and Ain Diab consistently achieve the highest occupancy rates and rental yields in Casablanca.
These areas attract quality tenants including expatriate professionals, young Moroccan professionals, and international business travelers seeking convenient, well-located accommodation.
Properties near business districts, universities, or beach areas command premium rents due to their strategic locations and consistent tenant demand.
Modern apartments with amenities such as parking, security, air conditioning, and internet infrastructure rent more quickly and at higher rates than basic accommodation.
It's something we develop in our Morocco property pack.
If the goal is to resell, where and what type of property would position you best for future demand?
New luxury developments in Anfa and Ain Diab offer the highest probability of strong appreciation and quick resale due to consistent buyer demand for premium, modern properties.
Properties in tramway-connected emerging districts present medium-term capital gain opportunities as infrastructure development continues to enhance their desirability and accessibility.
Apartments with modern amenities, parking spaces, and energy-efficient features attract the broadest range of potential buyers and achieve the best resale premiums.
Beachfront or sea-view properties maintain premium positioning due to their scarcity and appeal to both domestic and international buyers seeking lifestyle properties.
It's something we develop in our Morocco property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The Casablanca property market in 2025 presents compelling opportunities for both investors and residents, with rental yields averaging 7% citywide and strong liquidity in prime neighborhoods.
Success depends significantly on location choice, with premium districts like Anfa and Ain Diab offering the best combination of capital appreciation potential, rental returns, and resale prospects for serious property investors.