As of 2026, a normal livable house in Fes costs about 2.4 million MAD, which is about $265,000 or €230,000, while better villas in Route Immouzer, Agdal, Riad and Champ de Course can cost much more.
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Fes is not a simple market, because small maisons, older villas, family houses and riads can all appear under the same “house” label.
This guide focuses only on houses in Fes, not apartments, land-only plots or commercial property.
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.
How much do houses cost in Fes as of 2026?
What's the median and average house price in Fes as of 2026?
As of 2026, the estimated median house price in Fes is about 2.4 million MAD, or about $265,000 and €230,000, while the estimated average house price in Fes is about 3.3 million MAD, or about $365,000 and €315,000.
For most buyers, the realistic 2026 house price range in Fes is roughly 1.1 million to 6.5 million MAD, or about $120,000 to $715,000 and €105,000 to €620,000, which covers most normal maisons, older villas and family villas.
The average house price in Fes is higher than the median because large riads, Champ de Course villas, Route Immouzer houses and Dar Dbibagh properties pull the top of the market upward.
At the median price in Fes in 2026, a buyer can usually expect an older 3 or 4-bedroom house, often around Oued Fes, Hay Al Azhar, Hay Jdid, Saada or the less premium parts of Saiss, with decent living space but some checks needed before purchase.
What's the cheapest livable house budget in Fes as of 2026?
As of 2026, the cheapest realistic budget for a livable house in Fes is about 1.1 million to 1.4 million MAD, or about $120,000 to $155,000 and €105,000 to €135,000.
At this entry-level price in Fes, “livable” usually means the house has usable bedrooms, basic water and electricity, a workable kitchen and bathroom, but older finishes, limited parking and possible repair work.
The cheapest livable houses in Fes are usually found in Oued Fes, Hay Al Azhar, Hay Jdid, Saada, parts of Zouagha, Bensouda and outer Saiss.
This means a foreign buyer should treat very cheap Fes houses with caution, especially in the Medina, because title checks, access, humidity and renovation costs can change the real price quickly.
How much do 2 and 3-bedroom houses cost in Fes as of 2026?
As of 2026, a 2-bedroom house in Fes usually costs about 900,000 to 1.5 million MAD, or about $100,000 to $165,000 and €85,000 to €145,000, while a 3-bedroom house usually costs about 1.3 million to 2.4 million MAD, or about $145,000 to $265,000 and €125,000 to €230,000.
A realistic 2-bedroom house in Fes is often a compact maison rather than a true villa, so the usual 2026 price range is 900,000 to 1.5 million MAD, or about $100,000 to $165,000 and €85,000 to €145,000.
A realistic 3-bedroom house in Fes usually costs 1.3 million to 2.4 million MAD, or about $145,000 to $265,000 and €125,000 to €230,000, with cheaper examples in Oued Fes and stronger examples near Hay Al Azhar or Route Immouzer.
Moving from a 2-bedroom to a 3-bedroom house in Fes usually adds about 400,000 to 900,000 MAD, or about $45,000 to $100,000 and €40,000 to €85,000, because the buyer often moves from a compact maison to a real family house.
How much do 4-bedroom houses cost in Fes as of 2026?
As of 2026, a typical 4-bedroom house in Fes costs about 1.8 million to 3.4 million MAD in ordinary areas, or about $200,000 to $375,000 and €170,000 to €325,000.
A 5-bedroom house in Fes usually costs about 2.8 million to 6.6 million MAD, or about $310,000 to $730,000 and €265,000 to €630,000, with Route Immouzer, Agdal, Riad and Champ de Course pushing prices higher.
A 6-bedroom house in Fes usually costs about 3.5 million to 9.5 million MAD, or about $385,000 to $1.05 million and €335,000 to €905,000, especially when the house has a large plot, pool, garden or central villa address.
Please note that we give much more detailed data in our pack about the property market in Fes.
How much do new-build houses cost in Fes as of 2026?
As of 2026, a new-build or near-new house in Fes usually costs about 3.0 million to 5.5 million MAD, or about $330,000 to $605,000 and €285,000 to €525,000.
New-build houses in Fes usually cost about 15% to 25% more than older resale houses in the same broad area, because buyers pay for modern layouts, parking, better kitchens, security, glazing and fewer renovation surprises.
How much do houses with land cost in Fes as of 2026?
As of 2026, a house with land in Fes usually costs about 2.7 million to 5.8 million MAD for a normal family plot, or about $300,000 to $640,000 and €260,000 to €555,000.
In Fes, a “house with land” usually means a villa or maison on at least 200 to 300 m² of plot, while large villa plots in Route Immouzer, Ain Chkef or Champ de Course can reach 600 to 1,000 m² or more.
For a simple guide, 200 to 300 m² plots often cost 1.7 million to 3.0 million MAD, 300 to 600 m² plots often cost 2.7 million to 5.8 million MAD, and 600 to 1,000 m² plots often cost 5.0 million to 9.5 million MAD.
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Where are houses cheapest and most expensive in Fes as of 2026?
Which neighborhoods have the lowest house prices in Fes as of 2026?
As of 2026, the lowest house prices in Fes are usually in Oued Fes, Hay Al Azhar, Hay Jdid, Saada, Bensouda, Zouagha and outer Saiss.
In these cheaper Fes neighborhoods, a livable house usually costs about 1.1 million to 2.4 million MAD, or about $120,000 to $265,000 and €105,000 to €230,000.
These Fes neighborhoods are cheaper because many houses sit farther from the strongest school, villa and city-center demand, and some streets have weaker finishes, less parking or less prestige than Agdal or Champ de Course.
Which neighborhoods have the highest house prices in Fes as of 2026?
As of 2026, the three clearest high-price house areas in Fes are Champ de Course, Route Immouzer and Dar Dbibagh, with Agdal, Riad, Ain Chkef and the best parts of Nouvelle Ville also expensive.
In these premium Fes neighborhoods, a good house usually costs about 3.5 million to 7.5 million MAD, or about $385,000 to $825,000 and €335,000 to €715,000, while large prestige villas can reach 8 million to 10.5 million MAD.
These neighborhoods command higher house prices in Fes because they combine titled plots, quieter streets, family demand, better access, stronger villa identity and scarcity of clean detached homes.
The typical buyer in these premium Fes neighborhoods is often a Moroccan family upgrading, an MRE buyer, a foreign buyer seeking comfort near schools, or a wealthy buyer who wants a large plot without Casablanca prices.
How much do houses cost near the city center in Fes as of 2026?
As of 2026, a house near central Fes, meaning Agdal, Nouvelle Ville, Champ de Course and the main train-station axis, usually costs about 3.0 million to 7.5 million MAD, or about $330,000 to $825,000 and €285,000 to €715,000.
Near major transit hubs in Fes, especially around the Fes railway station, Nouvelle Ville and Agdal, houses usually cost about 2.8 million to 6.5 million MAD, or about $310,000 to $715,000 and €265,000 to €620,000.
Near strong school-demand areas in Fes, especially Groupe Scolaire Jean-de-La-Fontaine, Al Jabr-type private school demand nodes and central French-speaking family corridors, houses usually cost about 3.2 million to 7.5 million MAD, or about $350,000 to $825,000 and €305,000 to €715,000.
In expat-popular areas of Fes, especially Route Immouzer, Champ de Course, Agdal, Nouvelle Ville, Riad and parts of Ain Chkef, a normal comfort-level house usually costs about 3.0 million to 6.5 million MAD, or about $330,000 to $715,000 and €285,000 to €620,000.
How much do houses cost in the suburbs in Fes as of 2026?
As of 2026, a suburban house in Fes usually costs about 1.6 million to 3.8 million MAD, or about $175,000 to $420,000 and €150,000 to €360,000.
Compared with city-center houses in Fes, suburban houses are often 25% to 45% cheaper for the same living space, although premium Route Immouzer and Ain Chkef villas can close much of that gap.
The most popular suburban areas for house buyers in Fes are Route Immouzer, Ain Chkef, Oued Fes, outer Saiss, Hay Al Azhar and Hay Jdid.
What areas in Fes are improving and still affordable as of 2026?
As of 2026, the best improving yet still affordable areas for house buyers in Fes are Oued Fes, Hay Al Azhar, Hay Jdid, Saada and the outer parts of Route Immouzer and Ain Chkef.
In these improving Fes areas, a realistic family house usually costs about 1.4 million to 2.8 million MAD, or about $155,000 to $310,000 and €135,000 to €265,000.
The main sign of improvement is not luxury development, but better everyday usability, with more family housing, better road access, more services and buyers moving outward from expensive Agdal and Champ de Course.
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What extra costs should I budget for a house in Fes right now?
What are typical buyer closing costs for houses in Fes right now?
For a house in Fes in 2026, a foreign buyer should usually budget 7% to 10% of the purchase price for total closing costs.
The main closing costs in Fes are the 4% registration duty, around 1.5% land registry cost, notary fees often around 0.5% to 1% plus VAT, small admin costs of about 2,000 to 8,000 MAD, and possible agency fees around 2.5% plus VAT.
The largest single closing cost for a Fes house buyer is usually the 4% registration duty, which is 100,000 MAD on a 2.5 million MAD house, or about $11,000 and €9,500.
We cover all these costs and what are the strategies to minimize them in our property pack about Fes.
How much are property taxes on houses in Fes right now?
For a normal owner-occupied house in Fes in 2026, annual property taxes are often around 1,500 to 8,000 MAD, or about $165 to $880 and €145 to €760, while large premium villas can be higher.
Property tax on houses in Fes is based on a notional rental value, not the sale price, and the main local taxes are taxe d’habitation and taxe de services communaux.
This is why a 3 million MAD house in Fes can have much lower annual property tax than a foreign buyer might expect from Europe or North America, but the buyer should still request the latest tax-status documents before signing.
How much is home insurance for a house in Fes right now?
For a normal house in Fes in 2026, annual home insurance usually costs about 800 to 2,500 MAD, or about $90 to $275 and €75 to €240, while a larger villa can cost about 2,500 to 6,000 MAD.
The main factors that affect home insurance premiums for houses in Fes are insured value, villa size, contents, garden, pool, security, mortgage requirements and whether the buyer wants stronger cover for water damage, fire, theft and liability.
What are typical utility costs for a house in Fes right now?
For a normal occupied house in Fes in 2026, total monthly utilities usually cost about 900 to 2,200 MAD, or about $100 to $240 and €85 to €210.
A practical monthly split for a Fes house is often 450 to 1,200 MAD for electricity, 150 to 450 MAD for water and sanitation, 80 to 200 MAD for gas bottles, and 250 to 450 MAD for internet, while air conditioning, garden watering or a pool can push the total to 2,500 to 4,500 MAD.
What are common hidden costs when buying a house in Fes right now?
For a house in Fes in 2026, common hidden costs can easily total 150,000 to 700,000 MAD, or about $16,500 to $77,000 and €14,000 to €67,000, depending on the property condition.
Typical inspection fees in Morocco start around 350 MAD for a basic check, about 600 to 1,500 MAD for stronger packages, and 3,500 MAD or more for a formal valuation or expert appraisal.
Beyond inspections, the main hidden costs in Fes are roof repairs, damp treatment, plumbing, electrical work, title checks, cadastral documents, garden walls, pool repairs, furniture and appliances.
The hidden cost that surprises first-time house buyers in Fes the most is usually renovation, because an old villa or riad can look charming during a visit but still need serious roof, humidity and access work.
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What do locals and expats say about the market in Fes as of 2026?
Do people think houses are overpriced in Fes as of 2026?
As of 2026, locals and expats tend to see premium houses in Fes as overpriced, especially in Champ de Course, Route Immouzer and Dar Dbibagh, while outer family areas feel more fairly priced.
A correctly priced house in Fes can sell in about 2 to 4 months, but an over-ambitious villa can stay listed for 6 to 12 months or more.
The main complaint in Fes is that sellers often price older villas as if they were fully modern, even when the buyer still needs to pay for roof work, plumbing, air conditioning, garden repairs or full refitting.
Compared with one or two years ago, sentiment in Fes is more selective in 2026, because buyers still want good houses but are less willing to pay high prices for weak locations or heavy renovation work.
Are prices still rising or cooling in Fes as of 2026?
As of 2026, house prices in Fes are mostly stable to slightly rising, with the strongest support in well-located villas and the weakest support in older houses that need work.
Our estimated year-over-year change for normal Fes houses in 2026 is about 0% to 3%, while the best villa pockets such as Champ de Course, Route Immouzer and Agdal may be closer to 3% to 6%.
Over the next 6 to 12 months, the most likely scenario is selective firmness, meaning good houses in good Fes locations should hold value, while overpriced or tired houses will need discounts.
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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 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 we trust it | How we used it |
|---|---|---|
| Bank Al-Maghrib real estate price index | Morocco’s central bank publishes the official real-estate price index. | We used it to anchor the 2026 market direction. We treated Q1 2026 as the latest official signal available in June 2026. |
| ANCFCC property price index | ANCFCC is Morocco’s land registry and cadastre authority. | We used it to connect the analysis to registered property data. We also used it to favor titled property over informal offers. |
| Agenz Fes price reference | Agenz gives local price references by city and neighborhood. | We used the Fes villa benchmark of 7,667 MAD per m². We cross-checked neighborhood differences against listings. |
| Agenz Fes villa listings | Agenz listings are structured and useful for local comparison. | We used it to identify repeated villa supply areas. We did not use listings alone as final prices. |
| Mubawab Fes villas | Mubawab is one of Morocco’s largest property portals. | We used it for live Fes house asking-price examples. We discounted extreme listings and focused on repeated price bands. |
| Avito Fes villas and riads | Avito captures broad owner-direct Moroccan property supply. | We used it to catch cheaper stock missing from agency portals. We removed unclear or suspiciously priced offers. |
| AEFE Jean-de-La-Fontaine Fes | AEFE is the official French overseas education network. | We used it to identify an important school-demand node. We linked nearby demand to Agdal, Nouvelle Ville and Champ de Course. |
| SRM-FM / RADEEF tariffs | It publishes local electricity, water and sanitation tariffs. | We used its 2026 tariff bands for utility estimates. We then added realistic water, gas and internet costs. |
| Morocco tax authority DGI | DGI is Morocco’s official tax authority. | We used it for the legal base of registration duties. We cross-checked buyer-cost totals with practical Morocco purchase guides. |
| InspectionImmobiliere.ma | It publishes clear Morocco inspection-price packages. | We used it to estimate technical inspection costs. We compared higher-end valuation costs with ReaConsult. |
| ReaConsult expert appraisal guide | It gives visible 2026 appraisal fee guidance. | We used it for formal valuation cost ranges. We separated basic inspection from expert appraisal work. |
| Wafa Assurance home insurance | It is a major Moroccan insurer with home products. | We used it to confirm standard home-insurance coverage. We adjusted annual cost ranges for houses and villas. |
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