How much are the rents in Fes right now? (2026)

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

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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 Fes. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Fes as of 2026?

What's the average monthly rent for a studio in Fes as of 2026?

As of 2026, the average monthly rent for a studio in Fes is about 2,100 MAD, which is around 210 USD or 190 EUR.

In practice, most studios in Fes rent for about 1,500 to 2,500 MAD per month, or around 150 to 250 USD and 135 to 225 EUR.

The cheapest Fes studios are usually in older or more peripheral areas, while cleaner furnished studios near Agdal, Centre, Dhar El Mahraz and university corridors can rent for more.

What's the average monthly rent for a 1-bedroom in Fes as of 2026?

As of 2026, the average monthly rent for a 1-bedroom apartment in Fes is about 2,900 MAD, which is around 290 USD or 265 EUR.

For most 1-bedroom apartments in Fes, a realistic rent range is 2,200 to 4,500 MAD per month, or about 220 to 450 USD and 200 to 410 EUR.

The cheaper 1-bedroom rents in Fes are often found in Hay Mouadafine, Narjis and outer residential areas, while Agdal, Centre, Ain Amiyer and Route Ain Chkaf usually sit higher.

What's the average monthly rent for a 2-bedroom in Fes as of 2026?

As of 2026, the average monthly rent for a 2-bedroom apartment in Fes is about 4,100 MAD, which is around 410 USD or 370 EUR.

Most 2-bedroom apartments in Fes rent for about 3,200 to 6,000 MAD per month, or around 320 to 600 USD and 290 to 545 EUR.

The lowest 2-bedroom rents in Fes are usually found in older outer areas, while Agdal, Champ de Course, Centre and Route Ain Chkaf are among the most expensive places for good 2-bedroom rentals.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Fes.

What's the average rent per square meter in Fes as of 2026?

As of 2026, the average apartment rent in Fes is about 50 MAD per square meter per month, which is around 5 USD or 4.50 EUR.

Across Fes, most long-term apartments rent for about 35 to 75 MAD per square meter per month, or around 3.50 to 7.50 USD and 3.20 to 6.80 EUR.

This means Fes remains much cheaper per square meter than Casablanca, Rabat and Marrakech, but Fes still has premium pockets in Agdal, Champ de Course and Centre.

In Fes, furnished apartments, elevators, parking, air conditioning, newer buildings and short access to Agdal, Centre, CHU corridors or universities usually push rent per square meter above average.

How much have rents changed year-over-year in Fes in 2026?

As of 2026, average residential rents in Fes look about 3% higher than one year earlier.

The main reasons are steady student demand, local family demand, higher living costs and stronger interest in clean furnished units near Agdal, Centre, Dhar El Mahraz and CHU corridors.

This 2026 rise looks slightly stronger than the softer rent trend seen in the previous year, but Fes is still a price-sensitive market where landlords cannot raise rents too aggressively.

What's the outlook for rent growth in Fes in 2026?

As of 2026, the base-case outlook is for Fes rents to grow by about 2% to 4% over the rest of the year.

The main support comes from university demand, civil-service and health-sector jobs, local family formation and the steady need for affordable apartments in good areas of Fes.

The strongest rent growth in Fes should be in Agdal, Dhar El Mahraz, Centre, Route Ain Chkaf, Narjis and the areas linked to CHU and university corridors.

The main risks are weaker tenant purchasing power, too many overpriced furnished listings, slower job creation or a sudden rise in owner costs that tenants cannot absorb.

Which neighborhoods rent best in Fes as of 2026?

Which neighborhoods have the highest rents in Fes as of 2026?

As of 2026, the three highest-rent neighborhoods in Fes are Champ de Course, Agdal and Centre, where good apartments often rent around 5,000 to 8,500 MAD per month, or about 500 to 850 USD and 455 to 775 EUR.

These Fes neighborhoods command premium rents because they offer better buildings, central locations, cafes, shops, transport access and a more comfortable daily lifestyle than many older residential areas.

The usual tenants in these high-rent Fes areas are young professionals, civil servants, medical workers, better-off families, long-stay foreigners and students with higher budgets.

By the way, we’ve written a blog article detailing Sources and methodology: we checked high-rent listings on Avito Agdal, Mubawab and Masaken. We compared repeated premium neighborhoods across the portals. We then checked whether our own Fes neighborhood model supported the ranking.

Where do young professionals prefer to rent in Fes right now?

Young professionals in Fes most often prefer Agdal, Centre and Route Ain Chkaf, with Ain Amiyer and Narjis also popular for renters who want better value.

In these Fes neighborhoods, young professionals usually pay about 2,800 to 5,500 MAD per month, or around 280 to 550 USD and 255 to 500 EUR.

Agdal, Centre and Route Ain Chkaf attract young professionals because they offer shorter commutes, cafes, gyms, cleaner buildings, internet-ready apartments and easier access to work, university areas and CHU corridors.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Fes.

Where do families prefer to rent in Fes right now?

Families in Fes most often prefer Narjis, Route Ain Chkaf and Hay Atlas, while Agdal, Oued Fes, Ain Amiyer and Route de Sefrou are also common family choices.

For 2- and 3-bedroom apartments in these family-friendly Fes areas, typical rents are about 3,500 to 6,500 MAD per month, or around 350 to 650 USD and 320 to 590 EUR.

Families like these Fes neighborhoods because they offer bigger apartments, calmer streets, parking, elevators, schools nearby and better daily access to shops and family services.

Useful education options around these areas include local public schools, private schools in Ville Nouvelle and Agdal, and the wider university environment linked to Sidi Mohamed Ben Abdellah University.

Which areas near transit or universities rent faster in Fes in 2026?

As of 2026, the fastest-renting areas near transit or universities in Fes are Dhar El Mahraz, Agdal and the routes linking Centre, Route Ain Chkaf and CHU Hassan II.

In these high-demand Fes areas, well-priced apartments usually stay listed for about 10 to 20 days, while the citywide average is closer to 15 to 30 days.

A clean apartment within walking distance of university or practical transport in Fes can often earn a rent premium of about 300 to 800 MAD per month, or around 30 to 80 USD and 27 to 73 EUR.

Which neighborhoods are most popular with expats in Fes right now?

Expats in Fes most often choose Agdal, Ville Nouvelle or Centre, and Batha or selected Medina areas near restored riads.

In these expat-friendly Fes areas, typical monthly rents are about 4,000 to 8,500 MAD, or around 400 to 850 USD and 365 to 775 EUR.

These neighborhoods attract expats because they offer walkability, furnished apartments, internet, cafes, easier orientation, heritage access and a safer feeling for people who are new to Fes.

The expat groups most visible in these Fes neighborhoods are usually French, Spanish, other Europeans, North Americans and long-stay foreigners linked to culture, tourism, education or remote work.

And if you are also an expat, you may want to read our Sources and methodology: we reviewed furnished listings on Mubawab, Avito and Masaken. We connected those listings with Fes heritage and long-stay rental patterns. We used expat logic only when it matched real listing evidence.

Who rents, and what do tenants want in Fes right now?

What tenant profiles dominate rentals in Fes?

The three main tenant profiles in Fes are local families, students and young workers or civil servants.

As a working estimate, local families represent about 45% of the Fes rental market, students about 25%, and young workers or civil servants about 20%, with expats and other renters making up the rest.

Families usually want 2- or 3-bedroom apartments, students often want studios or shared small units, and young workers usually look for clean studios, 1-bedrooms or compact furnished apartments in practical areas of Fes.

If you want to optimize your cashflow, you can read our Sources and methodology: we used HCP Fes-Meknes, USMBA and Masaken. We matched demographic demand with listing sizes and neighborhoods. We also used our own Fes tenant segmentation.

Do tenants prefer furnished or unfurnished in Fes?

In Fes, about 60% of long-term tenants prefer unfurnished rentals, while about 40% prefer furnished rentals.

A furnished apartment in Fes usually earns about 500 to 1,500 MAD more per month than a similar unfurnished apartment, or around 50 to 150 USD and 45 to 135 EUR.

Furnished rentals in Fes are especially popular with students, young professionals, expats, medical workers on temporary stays and tenants who do not want to buy furniture.

Which amenities increase rent the most in Fes?

The five amenities that increase rent the most in Fes are good furniture, air conditioning, parking or garage, elevator, and a modern kitchen or bathroom.

In Fes, good furniture can add 500 to 1,500 MAD per month, air conditioning 200 to 600 MAD, parking 200 to 500 MAD, an elevator 200 to 500 MAD, and a modern kitchen or bathroom 300 to 800 MAD.

In our property pack covering the real estate market in Fes, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Fes?

The best rental renovations in Fes are fresh paint, bathroom upgrades, kitchen refreshes, air conditioning and simple modern furniture.

A practical Fes refresh can cost about 25,000 to 60,000 MAD, or around 2,500 to 6,000 USD and 2,275 to 5,455 EUR, and can lift rent by about 300 to 800 MAD per month when the location is already good.

Landlords in Fes should be careful with luxury finishes, oversized custom furniture and expensive decorative work, because many Fes tenants prefer a clean, practical apartment over a high-end design premium.

How strong is rental demand in Fes as of 2026?

What's the vacancy rate for rentals in Fes as of 2026?

As of 2026, the estimated vacancy rate for long-term residential rentals in Fes is about 7%.

In the strongest Fes areas, such as Agdal, Champ de Course, Centre and university-adjacent corridors, vacancy is closer to 4% to 5%, while older, oversized or poorly maintained apartments can reach 10% to 12%.

Compared with the historical feel of the Fes rental market, vacancy in 2026 looks normal to slightly tighter for good small units, but still loose for overpriced large apartments.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Fes.

How many days do rentals stay listed in Fes as of 2026?

As of 2026, a well-priced rental apartment in Fes usually stays listed for about 15 to 30 days.

Small furnished apartments near Agdal, Centre, Dhar El Mahraz or CHU corridors can rent in 10 to 20 days, while overpriced large apartments can stay online for 45 to 75 days.

Compared with one year ago, days on market in Fes look slightly shorter for clean small apartments, but not much better for older family units that need work.

Which months have peak tenant demand in Fes?

The peak tenant-demand months in Fes are August, September and October.

These months are stronger because students return, families settle before school, workers move after summer and many landlords refresh apartments before the new rental season.

The slower rental months in Fes are usually Ramadan, parts of July and the hottest summer weeks, unless the apartment is furnished, air-conditioned and ready to move into.

What will my monthly costs be in Fes as of 2026?

What property taxes should landlords expect in Fes as of 2026?

As of 2026, a landlord in Fes should often budget about 800 to 2,500 MAD per year for local property taxes on a normal rental apartment, or about 80 to 250 USD and 73 to 225 EUR.

The realistic annual property-tax range in Fes can be lower for small modest apartments and higher for large or better-located units, so a practical range is about 500 to 4,000 MAD per year, or 50 to 400 USD and 45 to 365 EUR.

Property taxes in Fes are mainly linked to the assessed rental value of the property, the local tax rules and whether the tax is taxe d’habitation or taxe de services communaux.

Please note that, in our property pack covering the real estate market in Fes, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What utilities do landlords often pay in Fes right now?

In Fes, landlords most often pay building syndic fees, major repairs, property taxes and sometimes internet or common-area costs for furnished rentals.

For a normal apartment in Fes, landlord-paid costs often come to about 300 to 700 MAD per month, or around 30 to 70 USD and 27 to 64 EUR, before income tax and excluding mortgage costs.

The common practice in Fes is that tenants pay electricity, water, gas and personal internet, while landlords handle owner costs, larger repairs and building-related obligations unless the lease says otherwise.

How is rental income taxed in Fes as of 2026?

As of 2026, rental income in Fes is taxed under Moroccan national rules, and many individual landlords should think in terms of taxable rental income after the 40% allowance rather than a separate Fes city income tax.

The main deduction for individual landlords is the standard 40% allowance on gross rental income, while final tax treatment depends on total income, residency status, tenant type and declaration choices.

Common Fes landlord mistakes include forgetting to declare rental income, confusing local property taxes with income tax, underestimating tax on furnished rentals and assuming informal leases remove tax obligations.

We cover these mistakes, among others, in our Sources and methodology: we used the DGI CGI 2026, DGI local-tax pages and TGR. We focused on rules that matter to small residential landlords. We avoided personalized tax advice because each landlord situation is different.

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.

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
Haut-Commissariat au Plan, Morocco	HCP is Morocco’s official statistics authority.	We used HCP as the main official baseline for population, inflation and household context. We gave HCP more weight than private portals when the topics overlapped.
HCP Fes-Meknes RGPH 2024	This regional HCP page gives recent census results for Fes-Meknes.	We used this source to anchor rental demand in recent population and household data. We used it to avoid relying only on property portals.
HCP Fes CPI note	This is an official local inflation document for Fes.	We used it to check whether rent pressure was consistent with local cost-of-living changes. We especially looked at the housing and utilities component.
Bank Al-Maghrib IPAI	Bank Al-Maghrib is Morocco’s central bank and co-publishes the property-price index.	We used it to understand the wider residential property cycle in Morocco. We did not treat it as a rent index because it tracks sale prices, not leases.
ANCFCC real-estate price index	ANCFCC is Morocco’s land registry and helps supply transaction data for the property index.	We used it to cross-check the Bank Al-Maghrib property-market signal. We used it for transaction context, not for asking rents.
Bank Al-Maghrib inflation page	This source gives central-bank inflation data for Morocco.	We used it to frame the 2026 rent-growth outlook. We compared Fes listing pressure with the national inflation backdrop.
IMF Morocco page	The IMF gives independent macroeconomic monitoring for Morocco.	We used it to check the national growth context behind tenant purchasing power. We did not use it for neighborhood rent levels in Fes.
DGI Code Général des Impôts 2026	This is Morocco’s official 2026 tax code document.	We used it for rental-income tax treatment. We preferred it over accounting blogs or informal summaries.
DGI taxe de services communaux page	DGI is the tax authority that explains Moroccan tax obligations.	We used it for local-tax structure. We cross-checked it with TGR information and Law 47-06.
TGR local-tax payment portal	TGR is Morocco’s public treasury and runs local-tax payment services.	We used it to confirm practical payment framing for local taxes. We used it for landlord costs, not for rent levels.
USMBA official university page	USMBA is the main public university demand anchor in Fes.	We used it to identify the student-demand engine in Fes. We linked this demand to Dhar El Mahraz, Saiss and nearby rental corridors.
Mubawab Fes rental listings	Mubawab is one of Morocco’s main real-estate portals.	We used it to estimate current asking rents by size and neighborhood. We removed daily rentals, villas and unclear listings from the sample.
Avito Fes rental listings	Avito gives broad classifieds coverage across Morocco.	We used it to widen the sample beyond agency listings. We gave more weight to listings with clear monthly rents, size and neighborhood.
Avito Agdal Fes rental listings	This page gives neighborhood-level evidence for a key Fes rental area.	We used it to check rents in Agdal and nearby premium areas. We compared furnished and unfurnished asking rents there.
Masaken Fes apartment listings	Masaken is a Moroccan property portal with useful neighborhood filters.	We used it as a secondary check on neighborhood supply. We used it to identify active rental areas such as Centre, Ain Amiyer, Agdal, Route Ain Chkaf and Oued Fes.