Buying real estate in Morocco?

We've created a guide to help you avoid pitfalls, save time, and make the best long-term investment possible.

The real estate market in Fes: 2024 forecast

Last updated on 

property investment Fes

Yes, the analysis of Fes' property market is included in our pack

As we step into the year 2024, the real estate landscape in Fes continues to evolve, presenting both challenges and opportunities for investors, homeowners, and industry stakeholders.

In this article, we will give you a clear picture of what's happening in Fes' real estate scene for the year ahead.

If you need a full and more detailed report, with fresh data and actionable advice, please note that you can get our property pack for Morocco. This pack will also give you unlimited access to our team of experts, allowing you to ask them anything related to the housing market in Fes specifically.

How's the Moroccan economy doing?

Current state

Understanding the real estate market in Fes, Morocco, requires a holistic view of the country's economic and political climate, government policies, and local market dynamics.

Morocco's economy has historically shown resilience and moderate growth, primarily driven by sectors like agriculture, tourism, and increasingly, manufacturing and renewable energy.

The stability of the country, both politically and economically, has generally been steady, which positively impacts investor confidence, including in real estate.

The real estate market in Morocco, and in Fes in particular, has seen varying phases. It's been influenced by factors such as urbanization, population growth, and increasing foreign interest. The housing market specifically has experienced growth, especially in urban areas.

The demand for modern housing and the trend towards urban living have spurred development, particularly in cities like Fes.

Government policies have played a significant role in shaping the housing market. Historically, initiatives aimed at encouraging development, such as tax incentives for developers and investment in infrastructure, have stimulated the market.

More recently, the government has focused on affordable housing schemes to address the housing deficit, which affects the lower and middle-income segments.

There have been notable events affecting the real estate sector. For instance, the global financial crisis of 2008 had a cooling effect, while recent years have seen a resurgence in interest, partly due to political stability and economic reforms.

Regarding regulatory changes, Morocco has been working towards streamlining property buying and selling processes, including reforms to land registration and property rights, making it more transparent and secure for investors.

From a local perspective, Fes is a city with historical and cultural significance, attracting both local and foreign investment.

The old Medina of Fes, a UNESCO World Heritage site, is particularly popular for its traditional Moroccan architecture. Meanwhile, new developments are sought after for modern amenities.

For foreign investors, specific incentives include the relatively lower property prices compared to Europe and some tax benefits. Drawbacks include navigating a different legal system and potential language barriers.

Real estate prices in Fes, while rising, are generally lower compared to Morocco's more commercial centers like Casablanca or international tourist destinations like Marrakech. This affordability makes Fes an attractive option for both living and investment.

The legal framework in Morocco regarding real estate investment has improved in transparency and stability. Efforts have been made to protect property rights and streamline the buying process, though it's advisable for foreign investors to seek local legal counsel due to nuances in the system.

Outlook and forecast

The real estate market in Fes, Morocco, does have unique factors that set it apart from other regions.

One significant aspect is its rich cultural and historical heritage, especially in the old Medina, which is a UNESCO World Heritage site. This area attracts not only tourists but also investors interested in owning a piece of Moroccan history.

The blend of traditional Moroccan and Andalusian architecture in Fes is particularly appealing to those looking for unique properties.

Additionally, the cost of living and real estate in Fes is generally lower compared to larger cities like Casablanca or Marrakech, making it an attractive option for both local and foreign buyers seeking more affordable investment opportunities.

Forecasting the economy and stability of Fes involves considering broader national trends and local factors. Morocco has been showing a trend of moderate economic growth and political stability, which is likely to continue.

In Fes, the focus on tourism and cultural preservation provides a steady economic base. The city's economy might not be growing as rapidly as more industrial or commercial cities like Casablanca, but it maintains a steady pace, largely due to its tourism and educational sectors.

Regarding anticipated changes in government policies in 2024 that could affect the real estate market.

However, it is typical for governments to continue policies that promote affordable housing, urban development, and foreign investment.

Any policies in these areas could positively impact the real estate market in Fes, making it more attractive to investors.

Specific facts that suggest improvements in Fes include ongoing efforts to preserve the city's historical sites, which continually boost tourism, and investments in infrastructure that improve the quality of life for residents.

These factors contribute positively to the real estate market by maintaining the city's appeal and ensuring a steady demand for housing, both from locals and tourists seeking long-term stays.

However, potential risks to keep in mind before investing include the fluctuating global economy, which can affect tourism and, by extension, the real estate market in a city heavily reliant on this sector.

Also, the preservation regulations in historical areas might restrict development or renovation of properties, impacting investment potential.

If these risks materialize, they could lead to a slowdown in the real estate market, especially in areas heavily dependent on foreign investment and tourism.

Make a profitable investment in Fes

Better information leads to better decisions. Save time and money. Download our guide.

buying property in Fes

What about housing prices in Fes?

If you want to know the last prices, rents and yields in Fes, we have prepared everything you need in our property pack for Morocco.

Current state

In Fes, the trend in real estate prices over the past few years has shown variability, reflecting both the local and broader economic conditions of Morocco.

Generally, real estate prices have been influenced by a combination of economic stability, government policies, and the city's unique cultural appeal.

Historically, real estate prices in Fes have been sensitive to economic crises and booms. During periods of economic growth, such as times of heightened tourism or improved national economic indicators, property prices in Fes have tended to rise.

Conversely, during economic downturns, such as the global financial crisis of 2008, there was a noticeable cooling in the market, with prices either stabilizing or declining slightly.

Comparing current real estate prices to those from a decade ago, there has generally been an upward trend. This increase can be attributed to factors such as the city's growing appeal as a cultural and tourist destination, urban development, and overall economic stability in Morocco.

However, the rate of increase has not been as rapid as in some of the more commercially prominent cities like Casablanca or Marrakech.

Currently, the real estate prices in Fes are showing signs of stability with a slight inclination towards growth.

This trend is influenced by steady demand, particularly in areas with high cultural and historical significance, such as the old Medina, and in new developments catering to modern living needs.

The types of properties experiencing the highest growth in real estate prices are those in well-preserved historical areas and new, modern developments.

The historical properties in Medina, known for their unique architecture and cultural significance, are particularly attractive to investors interested in cultural tourism and heritage.

On the other hand, new developments are appealing due to their modern amenities, security, and lifestyle offerings, catering to a growing middle class and expatriate community.

Fes's population dynamics have also played a role in these trends. The city has experienced demographic changes, including urban migration and a growing expatriate community.

These changes have increased demand for both traditional properties in the city center and modern housing in newly developed areas.

Specific factors driving these trends include government policies aimed at promoting tourism and cultural preservation, infrastructural improvements making the city more accessible and livable, and the overall economic stability of Morocco.

These elements collectively contribute to a real estate market in Fes that is characterized by a mix of stable growth in traditional areas and more dynamic growth in new developments.

Outlook and forecast

The current state of real estate prices in Fes is influenced by a combination of economic and demographic factors.

Fes, known for its historic Medina and cultural heritage, attracts tourists and cultural enthusiasts. This consistent flow of tourism bolsters the local economy and, in turn, the real estate market, especially in areas of historical significance.

There's ongoing development in Fes, including infrastructure improvements and the construction of modern housing. This attracts a segment of buyers interested in modern amenities, thereby influencing real estate prices in these newly developed areas.

Urban migration, a common trend in Morocco, affects Fes too. People moving from rural areas to the city for better employment opportunities increase the demand for housing.

Additionally, the expatriate community, drawn to Fes for its cultural richness, also contributes to housing demand.

Looking at specific facts, trends, or events that could lead to an increase in housing prices in Fes in the near future; If tourism in Fes continues to grow, perhaps due to global travel trends or successful marketing of the city's heritage, demand for properties, especially in the Medina and tourist-centric areas, is likely to increase.

If Morocco's overall economic situation improves, with increases in employment and income levels, there will be more purchasing power, which often leads to higher real estate prices.

Any new policies that encourage foreign or local investment in real estate, such as tax incentives or simplified property buying processes, can boost the market.

As for other cities or regions in Morocco, the impact on housing prices will vary based on local factors. Major cities like Casablanca or Marrakech, with their commercial and tourist appeal, might see similar trends, but the extent will depend on their unique economic and demographic dynamics.

Conversely, specific facts, trends, or events that could lead to a decrease in housing prices in Fes in the near future; If there's a national or global economic downturn, this could reduce demand for housing, leading to lower prices.

This effect would likely be felt across Morocco, though the impact might be less in cities with more diverse economic bases.

Any political instability or unfavorable changes in real estate policies could deter investment and lower demand, affecting prices.

If the supply of new housing outpaces demand, this could lead to a decrease in prices. This risk is more localized and would depend on the planning and development policies in Fes specifically.

Make sure you understand the real estate market in Fes

Don't rush into buying the wrong property in Morocco. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

real estate market Fes

How's the demand for the real estate market in Fes?

Current state

The current demand for residential real estate in Fes can be characterized by a few key trends and factors.

Firstly, the demand and supply dynamics in Fes's real estate market are influenced by both local needs and external interest.

There's a consistent demand for residential properties, driven partly by the local population seeking housing and partly by investors and the expatriate community attracted to the city's cultural heritage.

The balance between buyers and sellers can fluctuate, but generally, there seems to be a healthy equilibrium, with neither side overwhelmingly dominating the market.

Regarding the supply of new housing, developers in Fes are actively working to meet this demand. New developments, often featuring modern amenities, are coming up, targeting middle to upper-income buyers and investors.

These new properties complement the existing housing stock, especially in the historic parts of the city, which are more about preservation and less about new development.

The types of properties buyers are looking for in Fes vary. There's demand for traditional Moroccan homes, especially in Medina, which attract buyers interested in culture and history. These properties are often sought after for their unique architectural features and historical significance.

On the other end, there's also a significant demand for modern apartments and villas, especially among younger buyers and the expatriate community, who prioritize modern amenities and comfort.

The current interest rates for mortgages play a crucial role in shaping buyer behavior. Higher interest rates can decrease buying power, making mortgages more expensive and potentially cooling down the market.

Conversely, lower rates can stimulate the market by making borrowing more affordable. The exact rate depends on various factors, including the central bank's policy, economic conditions, and individual creditworthiness.

Regarding recent changes in government policies or regulations, such factors can significantly impact the local real estate market.

For instance, any tax changes, whether in the form of increased property taxes or tax breaks for homeowners, can influence buying decisions.

Similarly, subsidies for homebuyers can stimulate the market by making property ownership more accessible, especially for first-time buyers or lower-income groups. Zoning laws also play a role, as they dictate where and what type of development can occur, thereby influencing the supply side of the market.

Outlook and forecast

In Fes, demographic shifts are indeed influencing the real estate market, shaping the demand for different types of properties.

As in many parts of the world, an aging population can lead to an increased demand for certain types of housing. In Fes, this might translate into a greater need for smaller, more manageable properties, perhaps with easy access to healthcare and community services.

Urbanization, a significant trend in Morocco, brings more people into cities like Fes, seeking employment and a better standard of living.

This urban influx typically boosts demand for residential properties, particularly apartments and affordable housing in urban and suburban areas.

If there's a trend towards smaller household sizes, as seen in many urban areas, this could lead to a higher demand for smaller apartments or houses.

Conversely, if the trend is towards larger family units, this could increase the demand for larger homes. In Fes, a city with a mix of traditional and modern values, both trends might be present, leading to a diverse demand in the housing market.

Real estate investment trends in Fes are influenced by both local and external factors. Locally, there's a trend of investing in property as a secure and tangible asset. This includes buying both residential and commercial properties.

Externally, Fes attracts foreign investors interested in its cultural and historical significance, particularly in properties within the Medina or those with traditional Moroccan architecture.

Cultural trends, such as a growing interest in heritage and authenticity, can influence the demand in the housing market.

In Fes, this cultural inclination favors traditional properties, especially those in the historic Medina, which offer a unique living experience steeped in history.

The balance between buying properties for investment versus living purposes can vary. In a city like Fes, known for its cultural richness.

There might be a higher proportion of properties bought for investment, particularly by foreign investors or locals looking to capitalize on the city's appeal to tourists.

Foreign investment plays a significant role in Fes's real estate market. It often creates more demand for properties with cultural and historical value. The impact of foreign investment can be substantial, sometimes inflating property prices in highly sought-after areas.

Regulations and incentives for foreign investors can either boost or slow the demand. For instance, favorable investment conditions, like tax incentives or eased property ownership laws, can stimulate foreign investment, while restrictive policies might deter it.

Fes does have niche markets experiencing unique trends. Luxury properties, for instance, cater to a high-end market segment and are often located in prime areas of the city.

Another niche market could be eco-friendly homes, appealing to environmentally conscious buyers. These niche markets might not be as large as the mainstream housing market but cater to specific buyer preferences.

Don't lose money on your property in Fes

100% of people who have lost money in Morocco have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

invest real estate in Fes

How's the rental market in Fes?

Current state

In Fes, the demand for rental properties reflects the city's unique blend of cultural heritage, academic institutions, and urbanization trends.

The rental market in Fes is quite active, driven by a diverse tenant base. This includes local residents, students, expatriates, and tourists seeking short-term stays. The demand for rentals is influenced by factors like location, affordability, and property type.

Apartments, particularly in urban areas, are in high demand due to their affordability and practicality for singles, young professionals, and small families.

In Medina and other culturally significant areas, traditional Moroccan homes, known as riads, are popular among tourists and those seeking a unique living experience. Shared accommodations are common among students and young professionals looking to split costs.

Tenants often prioritize location, with a preference for properties close to amenities like markets, transportation hubs, and educational institutions.

The size preference varies; students and singles might prefer smaller, more affordable spaces, while families typically seek larger homes. Modern amenities such as internet connectivity, furnished rooms, and air conditioning are increasingly sought after, especially by younger tenants and expatriates.

Here, tenants often look for convenience and accessibility. Proximity to work, educational institutions, and urban amenities is key.

Tenants in these areas might prioritize more spacious properties, often at a lower cost compared to urban centers. A quieter environment and a sense of community are also attractive features.

In rural parts of Fes, tenants might prioritize properties with more space and a connection to the natural surroundings. However, the rental market in rural areas is generally smaller compared to urban and suburban areas.

Common in areas near universities, they typically seek affordable, shared accommodations. Often prefer urban or suburban apartments that balance cost, location, and amenities.

Look for larger, more stable housing options, often in suburban areas for more space and access to schools. Might prefer quieter, more accessible properties, possibly in suburban or rural areas.

Higher-income tenants often seek properties with more amenities and space, possibly in more exclusive areas of the city. Lower-income tenants are more cost-conscious, seeking affordable options, often compromising on size and amenities.

Students are concentrated near universities and educational institutions.

Young professionals are often found in urban areas or emerging neighborhoods with a balance of affordability and access to urban life. Retirees may prefer quieter suburban or rural areas, though this varies based on individual preferences.

Outlook and forecast

The rental market in Fes is shaped by a confluence of factors, each playing a pivotal role in defining current trends and future outlooks.

Fes's rich history and cultural landmarks, particularly the Medina, make it an attractive destination for tourists and culture enthusiasts. This has spurred demand for short-term rental properties like traditional riads and vacation homes.

The presence of universities and educational institutions in Fes creates a consistent demand for rental properties from students and academic staff, favoring affordable and shared accommodations.

With the global rise in remote work, there's a growing trend towards properties that can accommodate home offices. This might lead to a preference for larger rental spaces or properties with dedicated work areas.

As lifestyles evolve, with a focus on convenience and flexibility, there's an increased demand for rentals in locations with easy access to amenities and leisure activities.

A younger demographic, often more mobile and less inclined to buy property early, increases the demand for rental properties.

Continued urbanization leads to higher demand for rentals in urban centers, as people move from rural areas for employment and education. Areas undergoing development, with new housing projects and infrastructural improvements, are becoming attractive for renters seeking modern amenities.

As the city expands, suburban areas are becoming more popular, offering a balance between urban convenience and more spacious living.

The rise of online platforms for renting makes it easier for landlords to list properties and for tenants to find suitable rentals, increasing market efficiency. Properties equipped with smart home technologies are becoming more appealing, especially to tech-savvy renters.

There's a growing awareness and preference for sustainable living. Properties that offer energy-efficient features, green spaces, and environmentally friendly materials are increasingly attractive.

Trends towards community-oriented and sustainable living are influencing rental preferences, with a push for shared gardens and communal areas.

The rental market forecast in Morocco varies significantly across regions. Cities with strong tourism, like Marrakech, may see continued demand for short-term rentals.

While economic hubs like Casablanca might experience steady demand for long-term rentals. Rural areas, with slower economic growth, might not see as much demand as urban centers.

Considering these factors, the long-term outlook for Fes's rental market remains positive. The city's appeal as a cultural and educational hub, combined with evolving lifestyle trends and technological advancements, points towards a steady demand for various types of rental properties.

There's a niche market for luxury rentals, catering to tourists and affluent individuals seeking high-end, culturally rich experiences.

Although still emerging, there's a growing niche for eco-friendly and sustainable properties, appealing to environmentally conscious tenants.

Make sure you understand the real estate market in Fes

Don't rush into buying the wrong property in Morocco. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

real estate market Fes

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.