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This blog post explains the current housing prices in Fes in 2026, with simple figures for apartments, houses, villas, and riads.
We constantly update this blog post so buyers can understand the Fes property market with fresh and practical numbers.
You will see average prices, price per square meter, neighborhood differences, negotiation margins, and the extra costs to budget before buying.
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
- The median housing price in Fes in 2026 is about 620,000 MAD, which makes Fes far more affordable than Casablanca, Rabat, Marrakech, or Tangier.
- A normal apartment in Fes in 2026 usually costs around 6,600 MAD per square meter, or about $713 per square meter.
- Asking prices in Fes are often 7% to 10% above real sale prices, so negotiation is part of the buying process.
- Entry-level buyers in Fes can still find older apartments around 300,000 to 430,000 MAD in Oulad Tayeb or parts of Zouagha.
- The most expensive areas in Fes are usually Agdal, Riad, Ville Nouvelle, Bourmana, and the best parts of the Medina.
- Newer or renovated homes in Fes usually sell for 10% to 18% more than comparable older homes in the same area.
- A buyer should usually add 8% to 12% for taxes, registry costs, notary costs, and agency fees before renovation.
- Heavy renovation can change the total cost a lot, especially for riads and older traditional houses in the Fes Medina.
- Fes property prices in 2026 are only modestly higher than in 2025, with an estimated annual rise of about 2% to 3%.
What is the average housing price in Fes in 2026?
The median housing price in Fes in 2026 is more useful than the average housing price because a few expensive villas and renovated riads can pull the average up.
We are writing this as of 2026, using the latest data we collected from authoritative sources and manually double checked.
In 2026, the median housing price in Fes is about 620,000 MAD, which is around $67,000 or €58,200, while the average housing price in Fes is about 760,000 MAD, which is around $82,100 or €71,300.
In 2026, about 80% of residential properties in Fes fall between 350,000 MAD and 1,550,000 MAD, which is roughly $37,800 to $167,500, or €32,800 to €145,400.
A realistic entry range in Fes in 2026 is 280,000 to 450,000 MAD, or about $30,300 to $48,600, or €26,300 to €42,200, and this usually buys an older 55 to 70 square meter apartment in Oulad Tayeb or parts of Zouagha.
A realistic luxury range in the Fes property market in 2026 is 1,700,000 to 4,500,000 MAD, or about $183,700 to $486,300, or €159,400 to €422,000, and this can buy a large villa, a renovated riad, or a strong guesthouse-style property in New City, Riad, Agdal, or a good part of the Medina.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Fes.
Are Fes property listing prices close to the actual sale price in 2026?
In Fes in 2026, listed property prices are usually about 7% to 10% above the final sale price, with a central estimate of around 8%.
This gap exists because Fes is a negotiation-heavy housing market, and many sellers leave room for bargaining from the first listed price. The gap is usually smaller for good apartments in Agdal, Ville Nouvelle, and Riad, but larger for oversized villas, old houses, and homes needing repairs.
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What is the price per sq m or per sq ft for properties in Fes in 2026?
As of 2026, the median residential price in Fes is about 6,350 MAD per square meter, or about $686 and €596 per square meter, which is around 590 MAD per square foot, or $64 and €55 per square foot. The average residential price in Fes is about 6,900 MAD per square meter, or about $746 and €647 per square meter, which is around 641 MAD per square foot, or $69 and €60 per square foot.
The highest price per square meter in Fes in 2026 is usually for compact modern apartments in central areas and renovated riads in strong Medina locations, while the lowest price per square meter is usually for older apartments in outer districts where renovation and resale demand are weaker.
The highest Fes price-per-square-meter ranges are usually in Fes City Center, Agdal, Hay Moulay El Kamel, Bourmana, Riad, and Ville Nouvelle, where normal ranges are around 6,900 to 9,300 MAD per square meter. The lowest ranges are usually in Oulad Tayeb, Massira, outer Zouagha, and lower-priced Saiss, where prices often sit around 5,000 to 6,300 MAD per square meter.
How have property prices evolved in Fes?
Compared with 2025, property prices in Fes in 2026 are about 2% to 3% higher in MAD terms. The increase is modest because Fes is still an affordable city, but demand has been helped by buyers looking outside Morocco’s more expensive cities.
Compared with 2024, property prices in Fes in 2026 are roughly 4% to 6% higher in MAD terms. The rise is still moderate because Morocco’s national real estate market has been slow, and Fes has not seen the same luxury-led price jump as Marrakech or Rabat.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Morocco.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Fes.
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How do prices vary by housing type in Fes in 2026?
In Fes in 2026, apartments represent about 62% of the residential sales market, traditional houses about 16%, villas about 8%, riads and dar homes about 7%, new-build units about 5%, and other mixed residential goods about 2%, because Fes is mostly an apartment city but still has a large Medina housing stock.
A standard apartment in Fes in 2026 averages around 620,000 MAD, or $67,000 and €58,200, while a better modern apartment is closer to 850,000 MAD, or $91,800 and €79,700. A traditional house averages around 780,000 MAD, or $84,300 and €73,200, a villa is often around 1,850,000 MAD, or $199,900 and €173,500, and a renovated riad or guesthouse-style home can be around 2,400,000 MAD, or $259,300 and €225,100.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Fes in 2026?
In Fes in 2026, newer or recently renovated homes usually sell for 10% to 18% more than similar older homes in the same neighborhood, with a central estimate of about 14%.
This premium exists because buyers in Fes pay more for elevators, parking, better bathrooms, modern kitchens, clearer repair costs, and homes that can be used quickly after purchase.
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How do property prices vary by neighborhood in Fes in 2026?
In Fes Medina in 2026, buyers mostly find riads, dar homes, and guesthouse-style properties, with many properties ranging from 700,000 to 2,800,000 MAD, or about $75,600 to $302,600, or €65,700 to €262,600. Prices vary a lot because condition, access, roof quality, title clarity, and tourism potential matter more than surface alone.
In Ville Nouvelle and New City in 2026, buyers mostly find apartments, modern flats, and some villas, with many homes ranging from 650,000 to 1,600,000 MAD, or about $70,200 to $172,900, or €61,000 to €150,100. Prices are higher because the area is practical for daily life, services, schools, transport, and foreign buyers who want an easier purchase.
In Oulad Tayeb and outer Zouagha in 2026, buyers mostly find entry-level apartments and local family homes, with many properties ranging from 280,000 to 850,000 MAD, or about $30,300 to $91,800, or €26,300 to €79,700. Prices are lower because these areas are farther from the most liquid central neighborhoods and many homes have simpler finishes.
You will find a much more detailed analysis by areas in our property pack about Fes. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Fes | Market label | Typical home price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Fes City Center | Central and liquid | 650,000 to 1,250,000 MAD, or $70,200 to $135,100 | 7,700 to 8,500 MAD per sq m, or $832 to $919 | 715 to 790 MAD per sq ft, or $77 to $85 |
| Hay Moulay El Kamel | Upper mid-market | 620,000 to 1,150,000 MAD, or $67,000 to $124,300 | 7,300 to 8,100 MAD per sq m, or $789 to $875 | 678 to 753 MAD per sq ft, or $73 to $81 |
| Bourmana | Popular and established | 600,000 to 1,200,000 MAD, or $64,800 to $129,700 | 7,100 to 8,000 MAD per sq m, or $767 to $865 | 660 to 743 MAD per sq ft, or $71 to $80 |
| Agdal | Family and expat-friendly | 650,000 to 1,400,000 MAD, or $70,200 to $151,300 | 7,200 to 8,200 MAD per sq m, or $778 to $886 | 669 to 762 MAD per sq ft, or $72 to $82 |
| Riad | Family and villas | 750,000 to 1,900,000 MAD, or $81,000 to $205,300 | 6,800 to 9,000 MAD per sq m, or $735 to $973 | 632 to 836 MAD per sq ft, or $68 to $90 |
| New City / Ville Nouvelle | Services and daily life | 650,000 to 1,600,000 MAD, or $70,200 to $172,900 | 6,700 to 9,300 MAD per sq m, or $724 to $1,005 | 622 to 864 MAD per sq ft, or $67 to $93 |
| Hay Jdid | Mid-market | 480,000 to 900,000 MAD, or $51,900 to $97,300 | 6,100 to 6,800 MAD per sq m, or $659 to $735 | 567 to 632 MAD per sq ft, or $61 to $68 |
| Oued Fes | Value and newer stock | 450,000 to 900,000 MAD, or $48,600 to $97,300 | 6,000 to 6,700 MAD per sq m, or $648 to $724 | 557 to 622 MAD per sq ft, or $60 to $67 |
| Hay Al Azhar | Value and residential | 430,000 to 850,000 MAD, or $46,500 to $91,800 | 5,900 to 6,600 MAD per sq m, or $638 to $713 | 548 to 613 MAD per sq ft, or $59 to $66 |
| Massira | Affordable family | 380,000 to 750,000 MAD, or $41,100 to $81,000 | 5,700 to 6,400 MAD per sq m, or $616 to $692 | 529 to 595 MAD per sq ft, or $57 to $64 |
| Zouagha | Affordable and local | 350,000 to 850,000 MAD, or $37,800 to $91,800 | 5,600 to 6,600 MAD per sq m, or $605 to $713 | 520 to 613 MAD per sq ft, or $56 to $66 |
| Oulad Tayeb | Entry-level | 280,000 to 650,000 MAD, or $30,300 to $70,200 | 5,000 to 5,900 MAD per sq m, or $540 to $638 | 465 to 548 MAD per sq ft, or $50 to $59 |
How much more do you pay for properties in Fes when you include renovation work, taxes, and fees?
In Fes in 2026, a buyer should usually add 8% to 12% to the purchase price for transaction costs if the property is in good condition, and 15% to 35% if renovation is needed.
If you buy a property in Fes for about $200,000, or around 1,851,000 MAD, normal taxes and fees can add about 150,000 to 220,000 MAD, or $16,200 to $23,800. If the home needs meaningful renovation, the total can easily reach 2,250,000 to 2,500,000 MAD, or about $243,100 to $270,100.
If you buy a property in Fes for about $500,000, or around 4,627,000 MAD, normal taxes and fees can add about 370,000 to 555,000 MAD, or $40,000 to $60,000. With renovation, furnishing, or guesthouse preparation, the total can rise to about 5,500,000 to 6,250,000 MAD, or $594,300 to $675,300.
If you buy a property in Fes for about $1,000,000, or around 9,255,000 MAD, normal taxes and fees can add about 740,000 to 1,110,000 MAD, or $80,000 to $120,000. At this level, renovation and furnishing can be large, so a realistic all-in budget can move above 11,000,000 MAD, or about $1,188,600.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Morocco.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Fes
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Registration duty | Tax | Usually about 4% of the purchase price for built residential property in Morocco. On a 1,000,000 MAD purchase, this is about 40,000 MAD, or $4,300. |
| Land registry and conservation foncière | Registry fee | Often around 1.5% plus small fixed charges. On a 1,000,000 MAD purchase, this is about 15,000 MAD, or $1,600, before small administrative additions. |
| Notary fees and administrative VAT | Professional fee | Usually around 1% to 1.5% of the purchase price. On a 1,000,000 MAD purchase, this is about 10,000 to 15,000 MAD, or $1,100 to $1,600. |
| Agency fee | Transaction fee | Often around 2% to 3% if the buyer pays an agency commission. On a 1,000,000 MAD purchase, this is about 20,000 to 30,000 MAD, or $2,200 to $3,200. |
| Light refresh renovation | Renovation | Usually around 500 to 1,200 MAD per square meter, or about $54 to $130 per square meter. This can cover paint, small repairs, basic fixtures, and simple upgrades. |
| Standard renovation | Renovation | Usually around 1,500 to 3,000 MAD per square meter, or about $162 to $324 per square meter. This can include kitchen, bathroom, flooring, electrical, and plumbing work. |
| Heavy renovation or riad works | Renovation | Often around 3,500 to 7,000 MAD per square meter, or about $378 to $756 per square meter. This is common when structure, roofing, plumbing, bathrooms, and heritage finishes need major work. |
| Furnishing | Move-in cost | A simple furnishing budget in Fes can be 40,000 to 180,000 MAD, or about $4,300 to $19,500. A guesthouse-style riad or luxury villa can cost more. |
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 properties can you buy in Fes in 2026 with different budgets?
With $100,000 in Fes in 2026, or about 925,000 MAD, you can buy a 100 to 115 square meter existing apartment in Agdal, a 120 to 140 square meter existing apartment in Bourmana or New City, or a small existing dar in the Medina that may need modernization.
With $200,000 in Fes in 2026, or about 1,851,000 MAD, you can buy a 180 to 220 square meter existing villa in Riad or Saiss, a large renovated riad-style property in a good Medina pocket, or two mid-market apartments in areas such as Zouagha and Agdal.
With $300,000 in Fes in 2026, or about 2,776,000 MAD, you can buy a high-quality 250 to 320 square meter existing villa in Riad, Saiss, or New City, a renovated riad in a desirable Medina location, or a large modern family apartment plus a smaller rental unit.
With $500,000 in Fes in 2026, or about 4,627,000 MAD, you can buy a large villa with a garden in a top residential pocket, a high-end renovated riad or boutique guesthouse-style property in the Medina, or a small portfolio of 4 to 6 affordable apartments.
With $1,000,000 in Fes in 2026, or about 9,255,000 MAD, there is a market but it is thin, and this budget usually targets a large luxury villa, a restored riad suitable for hospitality, or a portfolio of 8 to 15 apartments.
With $2,000,000 in Fes in 2026, or about 18,509,000 MAD, there is not a deep normal residential market, so this budget is mostly for an exceptional palace-style riad, a multiple-villa asset, or a large apartment portfolio.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Morocco.
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 this source matters | How we used it |
|---|---|---|
| Bank Al-Maghrib / ANCFCC Real Estate Price Index | This is Morocco’s official real estate price index, produced by the central bank and the land registry agency. | We used it to anchor the national residential price trend. We used it to avoid relying only on asking prices from property portals. |
| ANCFCC IPAI publications page | ANCFCC is Morocco’s official land registry, so its property data is close to real transaction evidence. | We used it to cross-check the latest official property-index releases. We treated it as a market-direction source, not as a neighborhood price table. |
| Agenz Fes real estate price benchmark | Agenz is a Moroccan valuation platform that provides local price-per-square-meter benchmarks. | We used it as the main Fes-level price-per-square-meter source. We adjusted its benchmark to June 2026 with official trend data. |
| Agenz neighborhood price indicators for Fes | The same Fes benchmark helps compare areas inside the city in a simple way. | We used it to build the neighborhood ranges for Agdal, Riad, Bourmana, Ville Nouvelle, Zouagha, and other areas. We rounded the ranges to keep them easy to read. |
| HCP Morocco Consumer Price Index | HCP is Morocco’s official statistics office and the reference source for inflation. | We used it to estimate real price changes after inflation. We used 2025 inflation and a modest 2026 run-rate assumption. |
| Bank Al-Maghrib foreign exchange rates | Bank Al-Maghrib is Morocco’s central bank and publishes official market exchange rates. | We used June 2026 exchange rates to convert MAD prices into dollars and euros. We used 1 USD = 9.2545 MAD and 1 EUR = 10.6624 MAD. |
| DGI Morocco registration duties | DGI is Morocco’s tax administration and the official source for registration-duty rules. | We used it to estimate acquisition taxes for residential buyers. We applied the standard 4% registration-duty assumption for built residential property. |
| ANCFCC land registry tariffs | ANCFCC publishes official land conservation and registry tariffs. | We used it to estimate land-registry and conservation costs. We combined those costs with tax, notary, agency, and renovation estimates. |
| BIS / FRED real residential property prices for Morocco | BIS and FRED are recognized international sources for long-run real residential property price indexes. | We used this as a long-run cross-check for Morocco’s real-price trend. We did not use it for Fes neighborhood prices. |
| Bank Al-Maghrib key indicators | This central-bank page groups core financial indicators used in Moroccan market analysis. | We used it to keep the currency and macro assumptions consistent. We kept all converted figures rounded because exchange rates move. |
| Bank Al-Maghrib residential trend releases | The Bank Al-Maghrib price-index releases help show whether Morocco’s residential market is rising, flat, or falling. | We used the latest official residential trend to adjust Fes values. We kept the adjustment small because Fes is a lower-liquidity market. |
| ANCFCC property transaction context | ANCFCC is useful because land registry data is based on formal property records. | We used it to make the article more transaction-based. We did not treat portal asking prices as final sale prices. |
| HCP inflation publications | Inflation matters because a nominal price increase can feel less meaningful after consumer prices rise. | We used HCP inflation data to separate nominal growth from real growth. We made the explanation simple for non-professional buyers. |
| Agenz Fes apartment and villa references | Agenz gives practical benchmarks for apartments and villas in Fes. | We used those benchmarks to estimate apartment and villa averages. We then translated them into typical home prices using realistic surfaces. |
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