Authored by the expert who managed and guided the team behind the Morocco Property Pack
Everything you need to know before buying real estate is included in our Morocco Property Pack
Property prices in Morocco have seen significant growth in 2025, with Casablanca leading at 13,900-16,297 MAD per m² for apartments, while Marrakech follows at 15,000-19,338 MAD per m². Mohammedia has emerged as the most affordable major market at 10,000-12,000 MAD per m².
Morocco's real estate market offers diverse opportunities across different cities and property types, from luxury coastal developments in Ain Diab to traditional riads in Marrakech's medina. Current market conditions favor both investors seeking rental income and buyers looking for long-term appreciation, with yields ranging from 4-12% depending on location and strategy.
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 Morocco vary significantly by location, with Casablanca apartments averaging 15,000 MAD/m² and villas reaching 25,000 MAD/m² in premium areas, while emerging markets like Mohammedia offer better value at 10,000-12,000 MAD/m².
Total purchase costs including taxes, fees, and registration add 8-10% to the property price, with additional considerations for utilities and furnishing that can range from 60,000-175,000 MAD depending on the property size and type.
| City/Area | Apartment Price (MAD/m²) | Villa Price (MAD/m²) | Total Budget (100m² apt) |
|---|---|---|---|
| Casablanca (Premium) | 13,900-16,297 | 20,500-25,000 | 1.4M-1.6M MAD |
| Marrakech (Central) | 15,000-19,338 | 17,547-22,227 | 1.5M-1.93M MAD |
| Mohammedia | 10,000-12,000 | 15,000-18,000 | 1.0M-1.2M MAD |
| Additional Costs | 8-10% of price | 8-10% of price | 80,000-160,000 MAD |
| Rental Yields | 4-10% | 5-8% | Variable by area |
| Price Growth (5yr) | 15-25% | 20-30% | Market dependent |
| Mortgage LTV | 70-80% (residents) | 50-70% (non-residents) | 4.25-6.5% interest |
Which Moroccan cities and neighborhoods offer the best value right now, and what are current prices per m²?
Casablanca dominates Morocco's real estate landscape with the highest property values, particularly in premium districts like Anfa, Californie, and Ain Diab where apartments average 13,900-16,297 MAD per m².
Marrakech maintains strong pricing at 15,000-19,338 MAD per m² for apartments, with traditional riads in the medina starting around 12,200 MAD per m² for older properties and 13,200 MAD per m² for renovated units. The city's tourist appeal and cultural significance continue to drive demand from both investors and lifestyle buyers.
Mohammedia emerges as the most attractive value proposition, with apartment prices approximately 75% of Casablanca levels at 10,000-12,000 MAD per m². Its proximity to Casablanca and coastal location make it increasingly popular among buyers seeking affordability without sacrificing accessibility to major business centers.
Emerging markets like Laayoune benefit from government investment programs, offering entry-level opportunities for budget-conscious investors. These secondary cities provide the potential for higher appreciation rates as infrastructure development accelerates.
It's something we develop in our Morocco property pack.
What are current prices for different property types across major Moroccan markets?
| Property Type | Casablanca (MAD/m²) | Marrakech (MAD/m²) | Mohammedia (MAD/m²) |
|---|---|---|---|
| Apartments | 13,900-16,297 | 15,000-19,338 | 10,000-12,000 |
| Villas | 20,500-25,000 | 17,547-22,227 | 15,000-18,000 |
| Traditional Riads | 12,000+ (Medina) | 12,200-13,200 | Not Available |
| Land (per m²) | From 7,000 | Varies Widely | 5,000-8,000 |
| New-build/Off-plan | Up to 24,000 (Anfa) | 14,000-19,000 | 10,000-12,000 |
| Premium Locations | Californie, Ain Diab | Hivernage, Palmeraie | Coastal Areas |
| Budget Areas | Hay Mohammadi | Outskirts | All Areas |
What do complete property budgets look like for 50m², 100m², and 200m² properties?
A 50m² apartment in Casablanca requires a total budget of 695,000-815,000 MAD, while the same property in Marrakech costs 750,000-970,000 MAD, and in Mohammedia just 500,000-600,000 MAD.
For 100m² apartments, Casablanca buyers should budget 1.4-1.6 million MAD, Marrakech requires 1.5-1.93 million MAD, and Mohammedia offers the best value at 1.0-1.2 million MAD. These figures represent base property prices before additional costs and fees.
Larger 200m² properties scale proportionally, with Casablanca reaching 2.8-3.2 million MAD for apartments and 4.1-5.1 million MAD for villas in premium locations like Californie and Ain Diab.
Villa pricing commands significant premiums, particularly in Casablanca where 100m² villas range from 2.05-2.55 million MAD, compared to 1.75-2.2 million MAD in Marrakech. The price differential reflects infrastructure quality, amenities, and proximity to business districts.
What additional costs should buyers factor into their total property budget?
Registration taxes represent the largest additional expense at 4% of the property value, applying uniformly across all property types and locations throughout Morocco.
Notary fees range from 1-2.5% of the purchase price, while legal fees typically add another 1% if buyers engage independent legal counsel for due diligence and contract review.
Real estate agency commissions generally cost 2-3% of the property price, though this varies based on the complexity of the transaction and the agency's service level.
Utility connections including electricity, water, and internet installation typically require 10,000-25,000 MAD depending on the property location and infrastructure availability. Furnishing costs for a complete apartment setup range from 50,000-150,000 MAD based on quality and size requirements.
Total additional costs typically add 8-10% to the base property price, meaning a 1.5 million MAD apartment requires an extra 120,000-150,000 MAD for complete transaction closure and basic setup.
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How do property taxes vary by buyer status and property type?
Moroccan residents and non-residents face identical upfront purchase taxes, with the 4% registration tax and 1-2.5% notary fees applying universally regardless of nationality or residency status.
Annual property tax obligations differ significantly between buyer categories, with residents paying approximately 10% of net rental income for investment properties, while non-residents face taxation only on Moroccan-sourced rental income at progressive rates ranging from 11.6% to 38%.
Capital gains taxation applies at 20% for both residents and non-residents on property sales, though certain exemptions may apply for primary residences held over specific time periods.
Corporate buyers face higher tax rates, with rental income taxed at 30% corporate rates and capital gains also subject to the 30% corporate income tax rate, making individual ownership more tax-efficient for most investors.
Companies purchasing property must also navigate additional compliance requirements and reporting obligations, though they may benefit from certain depreciation allowances not available to individual buyers.
What mortgage terms and monthly payments can buyers expect?
Moroccan banks offer loan-to-value ratios of 70-80% for resident buyers, while non-residents typically qualify for 50-70% financing, requiring larger down payments to secure property purchases.
Current interest rates range from 4.25% to 6.5% for fixed-rate mortgages, with terms available for 15, 20, and 25-year periods. Banks typically require annual income at least four times the annual mortgage payment amount.
A 800,000 MAD mortgage for a 50m² apartment at 5.5% interest over 20 years results in monthly payments of approximately 5,500 MAD, while a larger 2,000,000 MAD mortgage for a villa requires monthly payments around 13,800 MAD.
Longer mortgage terms reduce monthly payments but increase total interest costs significantly. The 25-year option might lower monthly obligations by 15-20% compared to 15-year terms, but increases total interest paid over the loan lifetime.
Banks typically require comprehensive income documentation, including employment contracts, salary certificates, and bank statements covering the previous six months for mortgage approval consideration.
Which neighborhoods represent the best value across different price segments?
Premium neighborhoods command the highest prices, with Casablanca's Ain Diab, Anfa, and Californie districts leading the luxury segment, alongside Marrakech's exclusive Hivernage area where properties often exceed 25,000 MAD per m².
Up-and-coming areas offer the strongest growth potential, particularly Mohammedia's coastal developments, Casablanca's Maarif Extension, and the expanding Sidi Maarouf business district where infrastructure improvements drive appreciation.
Budget buyers should focus on Casablanca's Hay Mohammadi and Sidi Othman neighborhoods, Marrakech's outer districts, and Mohammedia's established residential areas where properties remain accessible to middle-income buyers.
Government-backed housing schemes in secondary cities like Laayoune provide additional entry-level opportunities, though these require careful evaluation of long-term infrastructure development plans and economic growth prospects.
Transportation connectivity strongly influences neighborhood values, with areas served by Casablanca's tramway system and major highway connections typically commanding premiums over less accessible locations.
What are the smartest residential choices for quality of life and future resale value?
Anfa, Californie, and Gauthier in Casablanca offer the best combination of safety, amenities, and liquidity for buyers prioritizing lifestyle and resale potential, though they require significant investment budgets.
Marrakech's modern developments in Palmeraie and selective medina properties provide unique lifestyle experiences with strong tourism-driven rental potential, appealing to both residents and investors seeking cultural authenticity.
Mohammedia's new coastal developments deliver excellent value for money, offering modern amenities and beach access at prices significantly below comparable Casablanca properties while maintaining easy access to major employment centers.
Properties connected to public transportation networks, particularly Casablanca's expanding tramway system, demonstrate superior liquidity and appreciation potential compared to car-dependent locations.
It's something we develop in our Morocco property pack.
What rental yields can investors expect from different markets and strategies?
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 returns should buy-to-resell investors target, and what are realistic timelines?
Renovation and holding periods typically span 6-18 months for successful flip projects, with traditional riads in Marrakech and Fez offering the highest transformation potential for skilled renovators.
Property uplift potential ranges from 15-30% after major renovations, particularly in historic districts where buyers pay premiums for authentic character combined with modern amenities and systems.
Transaction costs for buy-to-resell projects total 8-12% when combining purchase and sale expenses, requiring significant appreciation to generate positive returns after accounting for renovation costs and holding expenses.
Successful flip projects typically achieve internal rates of return between 10-18%, with higher returns possible in emerging neighborhoods but accompanied by greater market risk and liquidity concerns.
Mohammedia's developing coastal areas and Casablanca's peripheral neighborhoods currently offer the best flip opportunities, benefiting from infrastructure improvements and growing buyer demand for value-oriented properties.
How have property prices and rents evolved over recent years?
Casablanca property prices have increased 3-7% annually over the past five years, with certain premium districts experiencing cumulative growth exceeding 25% since 2019 driven by infrastructure development and foreign investment.
Marrakech prices have remained relatively stable in premium zones while showing modest growth in secondary locations, reflecting the market's maturity and established tourism infrastructure supporting consistent demand.
Mohammedia has experienced exceptional growth with some areas showing 75% year-over-year increases as coastal development attracts buyers seeking alternatives to expensive Casablanca properties.
Infrastructure development, including new transport links and commercial centers, consistently drives the strongest price appreciation across all major markets, making location selection critical for investment success.
Government initiatives promoting homeownership and foreign investment have contributed to market stability, though luxury segments show occasional volatility during economic uncertainty periods.
What should buyers expect for future price trends and market comparisons?
Short-term price forecasts suggest continued 3-7% annual growth across major markets, with infrastructure development zones likely experiencing above-average appreciation through 2026.
Five-year projections indicate 15-25% total appreciation in strategically located properties, particularly areas benefiting from World Cup 2030 preparations and associated infrastructure investments.
Ten-year outlook suggests 25-40% appreciation in well-selected locations, though over-developed luxury segments may experience slower growth as market saturation increases in premium areas.
Compared to regional markets, Moroccan property prices currently trade at levels similar to or slightly below Lisbon, while remaining above Tunis and Cairo for comparable quality properties.
Rental yields in Morocco generally exceed those available in Antalya but remain below budget markets like Tunis, positioning the country as a middle-tier investment destination balancing yield potential with market stability.
It's something we develop in our Morocco property pack.
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.
Morocco's property market offers diverse opportunities across different price segments and investment strategies, from luxury coastal developments to traditional medina renovations.
Success requires careful location selection, proper budgeting for additional costs, and realistic expectations about yields and appreciation potential in this developing market.
Sources
- Sands of Wealth - Casablanca Price Forecasts
- Agenz - Morocco Real Estate Prices
- Sands of Wealth - Morocco Area Guide
- Properstar - Morocco House Prices
- Statista - Morocco Villa Prices
- Veles Club - Morocco Property Investment
- Global Property Guide - Morocco Taxes
- Sands of Wealth - Morocco Price Forecasts