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Casablanca's property market in September 2025 offers diverse opportunities across apartments, villas, and new developments, with prices ranging from 9,000 MAD per square meter in emerging areas to 27,000 MAD per square meter in premium coastal zones.
The city's real estate landscape spans from budget-friendly neighborhoods like Ain Sebaâ to luxury districts like Ain Diab and Anfa, where properties sell within 30 days and deliver net rental yields of 6-9% depending on location and property type.
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.
Property prices in Casablanca range from 9,000-27,000 MAD per square meter, with apartments averaging 13,900 MAD/m² and premium villas reaching 25,000 MAD/m² in top areas.
The most expensive neighborhoods are Ain Diab, Californie, and Anfa, while Maarif Extension and Ain Sebaâ offer the best value for money with good liquidity and rental yields of 6-7%.
| Area | Apartment Price/sqm | Villa Price/sqm | Rental Yield | Sale Speed |
|---|---|---|---|---|
| Anfa | 22-24k MAD | 16-18k MAD | 7-8% | <30 days |
| Ain Diab | 20-27k MAD | 22-25k MAD | 7-9% | <30 days |
| Gauthier | 16k MAD | N/A | 6-7% | <30 days |
| Maarif | 15k MAD | N/A | 6-7% | <30 days |
| Dar Bouazza | 11-14k MAD | 18k MAD | 5-6% | 60+ days |
| Ain Sebaâ | 9-13k MAD | N/A | 6-7% | 60+ days |
Which property type should you target in Casablanca—apartment, villa, new-build, or land?
Apartments dominate Casablanca's property transactions and offer the highest liquidity for both investors and residents.
The average apartment price sits at 13,900 MAD per square meter as of September 2025, with steady demand especially for well-located newer developments in established neighborhoods. Apartments provide the easiest entry point into Casablanca's real estate market and typically sell within 30 days in prime areas.
Villas and townhouses attract high-net-worth buyers and expatriates, commanding premium prices between 20,500-25,000 MAD per square meter in prime areas. These properties appeal to families seeking more space and privacy, with new eco-friendly homes enjoying even higher pricing premiums.
New-build off-plan developments have surged in popularity, particularly in premium zones like Anfa and Ain Diab. These investments offer strong appreciation potential and faster resale cycles, making them ideal for investors seeking convenience and value growth.
Land purchases favor larger investment strategies and development returns, with big plots yielding high ROI in 2025 for developers and long-term investors willing to navigate construction processes.
Which neighborhoods rank best for price, demand, and sale speed?
Casablanca's neighborhood hierarchy clearly separates premium coastal areas from value-oriented inland districts.
Ain Diab leads as the most expensive area, with apartment prices ranging from 20,000-27,000 MAD per square meter due to its coastal location and luxury amenities. Properties here sell within 30 days thanks to strong international buyer interest. Californie and Anfa follow closely, commanding 22,000-24,000 MAD per square meter for luxury new-builds.
Gauthier offers premium positioning at 16,000 MAD per square meter, attracting buyers who value culture and established amenities. Maarif, the traditional business district, maintains steady demand at 15,000 MAD per square meter with excellent central location benefits.
Up-and-coming areas include Dar Bouazza for villas at 18,000 MAD per square meter, though sale times extend to 60+ days. Ain Sebaâ and Maarif Extension provide the best budget value at 9,000-13,000 MAD per square meter while maintaining good liquidity for investors.
Properties in premium neighborhoods consistently sell quickly, averaging under 35 days in the most desirable locations compared to 60+ days in emerging areas.
What surface area, bedroom count, and layout work best?
Typical Casablanca city apartments range from 60-200 square meters, accommodating 2-4 bedrooms for families and professionals.
The sweet spot for apartments lies between 80-140 square meters with 2-3 bedrooms, which attracts both owner-occupiers and rental tenants. Layouts emphasizing open-plan living and outdoor space (balconies or terraces) command higher prices and sell faster than traditional closed layouts.
Villas and townhouses typically offer 220-600 square meters of living space with 4-8 bedrooms as standard for luxury buyers. These properties often include private gardens, parking, and sometimes pools, particularly in suburban areas like Dar Bouazza.
Modern layouts with integrated kitchens, multiple bathrooms, and flexible living spaces perform better in both sales and rental markets compared to older, compartmentalized designs.
What total budget should you plan, including all purchase costs?
All-in purchase costs typically add 8-12% to the headline property price in Casablanca.
For a 2.5 million MAD apartment, expect total costs around 2.8 million MAD once you include notary fees, taxes, agent commissions, due diligence, and basic renovation. A 4 million MAD villa becomes roughly 4.5 million MAD all-in.
Recent examples show new apartments at 947 square feet (88 sqm) selling for approximately 1.2 million MAD ($118,000), while 1,012 square feet (94 sqm) units reach 1.45 million MAD ($142,584). Premium villas averaging 977 square meters command around 28.9 million MAD.
Budget breakdown typically includes 3-5% notary and registration fees, 2-3% agent commissions, 1-2% for legal due diligence, and 2-4% for immediate renovation or updates depending on property condition.
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How should you finance your Casablanca property purchase?
Most Casablanca property buyers put down 20-30% of the purchase price as a down payment.
Mortgage rates in Morocco average 5.5-7% for 10-20 year terms as of September 2025, depending on your bank relationship and residency status. Local banks prefer borrowers with Moroccan income or strong financial ties to the country.
Maximum comfortable monthly payments typically range from 10,000-25,000 MAD for apartments and 20,000-50,000 MAD for villas, based on local income levels and lending standards. Foreign buyers can generally access mortgages, though terms and approval processes depend on residency status and banking relationships.
Cash purchases remain common, especially among international investors and wealthy Moroccans, and often secure better negotiating positions with sellers.
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What are current price ranges and recent sale examples?
| Area | Apartment Price/sqm | Villa Price/sqm | Example 3-Bed Apartment Price |
|---|---|---|---|
| Anfa | 22-24k MAD | 16-18k MAD | 2.2M-3M MAD (100-140 sqm) |
| Ain Diab | 20-27k MAD | 22-25k MAD | 3-4M MAD (120-160 sqm) |
| Gauthier | 16k MAD | N/A | 1.5M-2.5M MAD (90-130 sqm) |
| Maarif | 15k MAD | N/A | 1.2M-2M MAD (80-120 sqm) |
| Dar Bouazza | 11-14k MAD | 18k MAD | 1.2M-1.8M MAD (80-130 sqm) |
| Ain Sebaâ | 9-13k MAD | N/A | 800k-1.4M MAD (80-120 sqm) |
Which areas offer the best value—expensive, up-and-coming, or budget?
Ain Diab and Californie represent the most expensive segments of Casablanca's property market.
These coastal premium areas command the highest prices due to luxury amenities, sea views, and strong international buyer interest. Properties here appreciate fastest but require substantial initial investment, typically 3-5 million MAD for quality apartments.
Maarif Extension and Ain Sebaâ deliver the best budget value for investors seeking liquidity and affordable entry points. These areas offer good rental demand and yields of 6-7% while maintaining reasonable property prices between 9,000-13,000 MAD per square meter.
Dar Bouazza emerges as the key up-and-coming area, particularly for villa buyers seeking family appeal and future appreciation potential. While sale times extend to 60+ days, the area offers solid value at 18,000 MAD per square meter for villas with growth prospects.
Smart buyers balance location premiums against their investment goals—premium areas for immediate returns and prestige, emerging areas for growth potential, and budget areas for cash flow and accessibility.
What delivers the smartest value for residents planning to live there?
Maarif, Gauthier, and Anfa offer the strongest combination of livability factors for residents.
These neighborhoods provide excellent school options, established amenities, superior connectivity to business districts, and proven resale potential. Commute times to major employment centers remain manageable, while services like healthcare, shopping, and dining are readily accessible.
Maarif stands out for business professionals due to its central location and established infrastructure, while Gauthier appeals to families valuing cultural amenities and quality schools. Anfa combines residential quality with proximity to premium areas.
Suburban areas like Dar Bouazza offer more space and family-friendly environments but typically involve longer commute times and slower resale cycles. The trade-off between space, price, and convenience determines the best choice for each resident's priorities.
Long-term rental demand remains resilient in these established neighborhoods, protecting resale values even during market softening periods.
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What rental yields can you expect for investment properties?
Net rental yields in Casablanca range from 5-9% depending on location and rental strategy.
Long-term rentals deliver 6-7% net yields for apartments and 5-6% for villas in city-center zones after accounting for management costs, taxes, and maintenance. These investments offer higher occupancy rates and lower management intensity compared to short-term rentals.
Short-term rental yields can reach 8-10%, especially in Ain Diab and Anfa where coastal location and luxury amenities attract tourists and business travelers. However, occupancy varies significantly with seasons and local regulations may impact operations.
Premium areas like Anfa and Ain Diab command the highest rental rates but also require higher initial investment. Budget-friendly areas like Ain Sebaâ offer attractive yields relative to purchase price, making them suitable for yield-focused investors.
Rental demand remains strongest for well-located, modern apartments with 2-3 bedrooms, while larger villas face more seasonal variation in tenant demand.
What renovation margins can buy-to-flip investors achieve?
Buy-to-flip investors in Casablanca can achieve net margins of 8-15% in desirable areas after all costs.
Average renovation timelines span 2-6 months for apartments, extending longer for townhouses and villas depending on scope. Successful flips focus on open layouts, kitchen and bathroom upgrades, and energy efficiency improvements that command premium resale pricing.
Key renovation strategies include modernizing layouts to appeal to contemporary buyers, upgrading kitchens and bathrooms with quality fixtures, adding outdoor spaces where possible, and improving energy efficiency with modern windows and systems.
Total flip costs typically include 15-25% for renovation, 3-5% for purchase transaction costs, 3-5% for sale transaction costs, and holding costs during renovation and marketing periods. Properties in Anfa, Gauthier, and Maarif offer the most reliable flip margins due to strong buyer demand.
Market timing remains crucial—flips work best during strong demand periods when quality renovated properties sell quickly at premium prices.
How have prices and rents moved over recent years?
Casablanca property prices have increased 3-7% year-over-year in premium zones during 2025.
Over the past five years, average annual price appreciation has been 2-3%, with premium areas like Ain Diab and Anfa significantly outperforming the city average. New developments and luxury properties have driven much of this growth.
Rental rates have remained relatively stable, particularly for mid-market apartments, with rental yields staying resilient even as property values trend upward. This stability reflects steady local demand and controlled supply growth in established neighborhoods.
Recent momentum favors well-located, modern properties over older or poorly located assets. The gap between premium and budget area performance has widened, with luxury properties appreciating faster than entry-level segments.
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What's the outlook for Casablanca property prices and yields?
One-year outlook shows continued solid growth, especially in premium and sustainable development sectors.
Five-year projections position Casablanca to outperform many African and Mediterranean cities, particularly in high-demand neighborhoods. Infrastructure improvements and urban migration patterns underpin this resilient growth trajectory.
Ten-year prospects benefit from Morocco's political stability, proximity to European markets, and ongoing modernization efforts. Casablanca ranks competitively against cities like Tunis, Algiers, and even some secondary European markets for value, yield potential, and projected returns.
Key growth drivers include continued foreign investment, infrastructure development, population growth, and Morocco's strategic position as a gateway between Europe and Africa. These fundamentals support sustained property demand and value appreciation over the long term.
Premium neighborhoods will likely maintain their performance edge, while emerging areas may offer the best growth potential for patient investors willing to accept longer holding periods.
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.
Casablanca's property market offers compelling opportunities across different price segments and property types, from affordable apartments in emerging neighborhoods to luxury villas in premium coastal areas.
With rental yields of 6-9%, strong sale speeds in desirable areas, and positive long-term growth prospects, the city provides diverse options for both residents and investors seeking value in Morocco's largest economic hub.