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
If you're thinking about buying property in Morocco in 2026, you're probably wondering what the market really looks like right now.
This blog post covers the current housing prices in Morocco, how fast homes are selling, what neighborhoods are improving, and what risks you should know about before you buy.
We constantly update this blog post with fresh data and insights so you always have the latest picture of the Morocco real estate market.
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 Morocco.
How's the real estate market going in Morocco in 2026?
What's the average days-on-market in Morocco in 2026?
As of early 2026, most residential properties in Morocco take between 75 and 150 days to sell, depending on where you're buying and what type of home it is.
This range covers most typical listings because apartments in major cities like Casablanca, Rabat, and Marrakech sell faster (around 75 to 120 days), while villas and properties in smaller towns can sit on the market for 150 to 210 days.
Compared to one or two years ago, homes in Morocco are selling at a similar pace because the market has remained relatively stable, though transaction volumes rebounded strongly in late 2025, suggesting buyers are becoming more active again.
Are properties selling above or below asking in Morocco in 2026?
As of early 2026, most residential properties in Morocco sell for about 3% to 8% below the initial asking price, which reflects the standard negotiation culture in Moroccan real estate transactions.
Roughly 80% to 85% of properties in Morocco close at or below asking price, and we are fairly confident in this estimate because official data shows modest price growth (around 1.5% to 1.7% year-on-year), which indicates there are no widespread bidding wars.
Well-located apartments in prime neighborhoods like Casablanca's Anfa or Rabat's Agdal are most likely to see above-asking sales or minimal negotiation, especially if they have clean titles and modern finishes in a market where quality supply is limited.
By the way, you will find much more detailed data in our property pack covering the real estate market in Morocco.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Morocco. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Morocco?
What property types dominate in Morocco right now?
In Morocco's urban housing market in 2026, the breakdown is roughly 60% modern Moroccan houses, 32% apartments, 3% villas, and around 2% to 3% traditional riads and other types.
Apartments represent the largest share of actual sales transactions in Morocco because they are more affordable and easier to finance than houses or villas, making them the most liquid segment for buyers and investors.
Modern Moroccan houses became so prevalent in Morocco because they suit local family living patterns with multiple floors for extended families, while apartments dominate new construction in dense urban centers like Casablanca where land is scarce and expensive.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Morocco right now?
New-build properties represent a significant portion of listings in Morocco, but there is a mismatch because much of the new supply does not match what foreign buyers typically want in terms of quality, location, and clear legal title.
As of early 2026, the highest concentration of new-build developments in Morocco can be found in Casablanca's Bouskoura and Ain Sebaa districts, Rabat's Hay Riad extension, Tangier's Malabata coast, and Marrakech's Route de l'Ourika corridor, where developers are targeting both local families and foreign investors.
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Which neighborhoods are improving fastest in Morocco in 2026?
Which areas in Morocco are gentrifying in 2026?
As of early 2026, the neighborhoods in Morocco showing the clearest signs of gentrification include Gauthier, Bourgogne, and Maârif Extension in Casablanca, Hassan and parts of Agdal in Rabat, Iberia and Marshan in Tangier, and Guéliz and Hivernage in Marrakech.
In these areas of Morocco, you can see new specialty coffee shops and coworking spaces opening, older buildings being converted into boutique guesthouses, European and Gulf investors renovating traditional riads, and rents climbing as younger professionals and expats move in.
Over the past two to three years, these gentrifying neighborhoods in Morocco have seen estimated price appreciation of around 5% to 12%, with Tangier's coastal districts and Marrakech's Guéliz area at the higher end due to tourism and lifestyle demand.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Morocco.
Where are infrastructure projects boosting demand in Morocco in 2026?
As of early 2026, the top areas in Morocco where major infrastructure projects are boosting housing demand include the Casablanca-Benslimane corridor (near the new Grand Stade Hassan II), Rabat-Salé's Bouregreg Valley, Tangier's port expansion zone, and neighborhoods along the planned high-speed rail route to Marrakech.
The specific infrastructure projects driving demand in Morocco include the 115,000-seat Grand Stade Hassan II stadium near Casablanca, the Kenitra-Marrakech high-speed rail extension, the Bouregreg Valley urban regeneration creating new residential districts between Rabat and Salé, and over $1.3 billion in highway improvements connecting World Cup host cities.
Most of these major infrastructure projects in Morocco are scheduled for completion between 2028 and 2030 to meet the FIFA World Cup deadline, with the high-speed rail extension and stadium expected to be operational by late 2029.
In Morocco, properties near announced infrastructure projects typically see a 5% to 10% price bump at announcement, and an additional 10% to 15% premium once projects are completed and operational, based on patterns seen with the existing Tangier-Casablanca high-speed rail line.
We have made this infographic to give you a quick and clear snapshot of the property market in Morocco. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Morocco?
Do people think homes are overpriced in Morocco in 2026?
As of early 2026, the general sentiment among locals and market insiders in Morocco is split: many locals feel homes are overpriced relative to local salaries, while foreign buyers and investors often consider prices reasonable compared to European markets.
When arguing homes are overpriced in Morocco, locals typically point to the gap between listing prices and what average Moroccan families can afford, the large number of vacant urban units sitting unsold, and the fact that prices have barely kept pace with inflation over the past decade.
Those who believe prices are fair in Morocco argue that quality properties in prime locations remain scarce, construction costs keep rising (up 8% to 12% recently), and strong tourism plus World Cup 2030 preparations justify current valuations in key cities.
The price-to-income ratio in Morocco is quite stretched in major cities, where a typical apartment in Casablanca or Rabat costs 10 to 15 times the average annual household income, which is higher than many comparable emerging markets.
What are common buyer mistakes people regret in Morocco right now?
The most frequently cited buyer mistake people regret in Morocco is purchasing property without verifying the title status (titre foncier) through a notary, which can lead to years of legal disputes or discovering the seller did not have clear ownership rights.
The second most common mistake is not planning for currency repatriation from day one, meaning foreign buyers pay in untraceable ways and then cannot legally transfer their sale proceeds back home when they want to sell, because Morocco's Office des Changes requires documented inbound funds.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Morocco.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Morocco.
Get the full checklist for your due diligence in Morocco
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Morocco in 2026?
Do foreigners face extra challenges in Morocco right now?
Foreigners face a moderate level of difficulty buying property in Morocco compared to local buyers, mainly because of extra paperwork and banking requirements rather than outright legal restrictions.
Foreign buyers in Morocco can purchase apartments, villas, and commercial properties with full freehold ownership, but they cannot buy agricultural land unless it has been reclassified as a development zone, and all purchases must be registered with the land registry (Conservation Foncière).
The practical challenges foreigners encounter in Morocco include navigating the Office des Changes rules for bringing money in and out, finding a reliable bilingual notary who explains contract terms clearly, and dealing with varying quality of building condition reports since there is no standardized home inspection process like in some Western countries.
We will tell you more in our blog article about foreigner property ownership in Morocco.
Do banks lend to foreigners in Morocco in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Morocco, but banks apply stricter conditions and require more documentation than they do for Moroccan citizens.
Foreign buyers in Morocco can typically expect loan-to-value ratios of 50% to 70% (compared to up to 80% for locals) and interest rates between 4.5% and 6% depending on the bank and the buyer's profile, with average real estate loan rates around 5.2% as of recent data.
Banks in Morocco typically demand from foreign applicants proof of stable income (employment contracts or business revenue), bank statements from the past 6 to 12 months, a valid passport and residency documents, and evidence that the funds entering Morocco are legally sourced and traceable.
You can also read our latest update about mortgage and interest rates in Morocco.
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.
How risky is buying in Morocco compared to other nearby markets?
Is Morocco more volatile than nearby places in 2026?
As of early 2026, Morocco's residential property market is less volatile than some nearby markets like Egypt or Tunisia, and roughly comparable in stability to mature European markets like Portugal or Spain, with price swings typically staying within 2% to 5% per year.
Over the past decade, Morocco's property prices have shown modest nominal growth (the BIS index sits around 103 with 2010 as 100) without the dramatic boom-bust cycles seen in places like Dubai or Egypt, where prices have swung 15% to 30% in some years.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Morocco.
Is Morocco resilient during downturns historically?
Morocco's property market has shown reasonable resilience during past economic downturns, with prices tending to flatten or dip modestly rather than crash, while transaction volumes absorb most of the shock.
During the 2020 COVID-19 downturn, Morocco's economy contracted about 7%, but property prices only declined around 2% to 3% and recovered within 12 to 18 months, with transactions freezing temporarily before rebounding strongly.
In Morocco, apartments in central locations of Casablanca (like Gauthier and Maârif), Rabat (like Agdal), and Marrakech (like Guéliz) have historically held their value best during downturns because they attract both local and foreign demand and remain liquid even when the broader market slows.
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How strong is rental demand behind the scenes in Morocco in 2026?
Is long-term rental demand growing in Morocco in 2026?
As of early 2026, long-term rental demand in Morocco is growing steadily, driven by continued urbanization (about 65% of the population now lives in cities) and a persistent housing deficit of around 340,000 units.
The tenant demographics driving long-term rental demand in Morocco include young professionals moving to Casablanca and Rabat for corporate jobs, families priced out of homeownership, university students in cities with major campuses, and a growing number of expats and digital nomads settling for extended stays.
The neighborhoods in Morocco with the strongest long-term rental demand right now are Casablanca's Maârif and Gauthier (near business districts), Rabat's Agdal and Hay Riad (close to government offices), and Tangier's city center (benefiting from industrial zone job growth).
You might want to check our latest analysis about rental yields in Morocco.
Is short-term rental demand growing in Morocco in 2026?
Morocco implemented Law 80.14 in 2023 to legalize and regulate short-term rentals like Airbnb, which means property owners now need municipal licenses to operate legally, making the market more transparent but also adding compliance requirements.
As of early 2026, short-term rental demand in Morocco is growing strongly, fueled by record tourist arrivals (Morocco welcomed 17.4 million visitors in 2024) and ambitious government targets to reach 26 million tourists by 2030.
The current estimated average occupancy rate for short-term rentals in Morocco varies by city, with Marrakech leading at around 55% to 65% annually, while coastal cities like Essaouira and Agadir see higher seasonality with peaks above 70% during winter months.
The guest demographics driving short-term rental demand in Morocco include European tourists (especially from France, Spain, and the UK), Gulf visitors during summer, business travelers attending conferences, and a growing segment of digital nomads attracted by Morocco's relatively affordable cost of living and good internet infrastructure.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Morocco.
We made this infographic to show you how property prices in Morocco compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What are the realistic short-term and long-term projections for Morocco in 2026?
What's the 12-month outlook for demand in Morocco in 2026?
As of early 2026, the 12-month demand outlook for residential property in Morocco is mildly positive, with transaction volumes expected to remain active and prices likely to rise modestly in the 2% to 5% range.
The key factors most likely to influence demand in Morocco over the next 12 months include the pace of World Cup 2030 infrastructure spending, mortgage rate stability (currently around 5.2%), continued tourism growth, and whether the government maintains housing subsidy programs for first-time buyers.
Based on current trends, Morocco's property prices are forecasted to increase by 2% to 5% over the next 12 months, with urban centers and tourism hotspots like Marrakech and Tangier at the higher end, and secondary cities seeing more modest gains.
By the way, we also have an update regarding price forecasts in Morocco.
What's the 3 to 5 year outlook for housing in Morocco in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Morocco is constructively stable with pockets of outperformance, especially in cities benefiting from World Cup 2030 investments and infrastructure upgrades.
The major development projects expected to shape Morocco over the next 3 to 5 years include the Kenitra-Marrakech high-speed rail extension, the 115,000-seat Grand Stade Hassan II near Casablanca, continued Bouregreg Valley development in Rabat-Salé, expansion of airport capacity to 80 million passengers, and plans to add 40,000 new hotel rooms nationwide.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Morocco is whether the massive World Cup-related infrastructure spending can be financed sustainably without creating fiscal stress or whether delays and cost overruns could dampen investor confidence.
Are demographics or other trends pushing prices up in Morocco in 2026?
As of early 2026, demographic trends are putting steady upward pressure on housing prices in Morocco, particularly in major cities where population growth outpaces new housing supply.
The specific demographic shifts most affecting prices in Morocco include continued rural-to-urban migration (with urban population expected to reach 68% by 2030), a large youth population forming new households, and growing demand from Moroccans living abroad who buy second homes or retirement properties.
Beyond demographics, non-demographic trends pushing prices in Morocco include strong tourism recovery creating short-term rental demand, World Cup 2030 speculation driving investor interest, and increased foreign direct investment in real estate from Gulf countries and Europe.
These demographic and trend-driven price pressures in Morocco are expected to continue for at least the next 5 to 10 years because urbanization is a structural force, the housing deficit remains large, and World Cup-related development will sustain investment momentum through 2030 and beyond.
What scenario would cause a downturn in Morocco in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Morocco would be a sharp rise in mortgage rates (above 7%) combined with economic slowdown, which would squeeze buyer affordability and freeze transaction volumes.
Early warning signs that such a downturn is beginning in Morocco would include a sustained drop in transaction volumes for two or more quarters, rising inventory of unsold new-build units in major cities like Casablanca, banks tightening lending criteria, and a noticeable increase in price reductions on property listings.
Based on historical patterns, a potential downturn in Morocco would most likely be moderate (prices declining 5% to 10% over 12 to 24 months) rather than a crash, because the market tends to adjust through frozen transactions and slower sales rather than dramatic price drops.
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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 Morocco, 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 it's authoritative | How we used it |
|---|---|---|
| Bank Al-Maghrib (BAM) | Morocco's central bank and the official publisher of the national real estate price index together with ANCFCC. | We used it as the backbone for market momentum analysis, tracking both prices and transaction volumes. We also used it to anchor city-level trends and avoid relying on informal market chatter. |
| ANCFCC (Land Registry) | Morocco's official land registry and cadastre authority, the closest thing to ground truth for property transactions. | We used it to cross-check BAM's data and confirm how prices and volumes behave by property type. We also used regional breakdowns to connect supply and demand patterns to specific locations. |
| HCP (High Commission for Planning) | Morocco's official statistics agency responsible for census data, household surveys, and demographic analysis. | We used it to understand what property types dominate the market and the scale of vacancy. We also used it to explain why some areas feel oversupplied even when buyers complain about limited good inventory. |
| Office des Changes | Morocco's official foreign exchange regulator that sets the rules for bringing money into and out of the country. | We used it to explain the most important risk for foreign buyers, which is repatriating sale proceeds. We also used it to give practical advice on traceable payments and documenting funds. |
| DGI (Tax Authority) | Morocco's official tax authority that publishes reference rules for property transfer and registration duties. | We used it to ground closing cost expectations in official guidance. We also used it to help readers budget accurately rather than face surprises at signing. |
| Observatoire du Tourisme | Morocco's official tourism statistics platform used across government and the hospitality industry. | We used it as the main indicator for short-term rental demand pressure based on tourist arrivals and receipts. We also used it to connect rental hotspots to real demand rather than social media hype. |
| ONCF (National Rail Operator) | Morocco's official rail operator that communicates network upgrades and major infrastructure projects. | We used it to identify infrastructure-led demand corridors along the high-speed rail expansion. We also used it to pick neighborhoods likely to benefit from improved connectivity. |
| Union for the Mediterranean | A reputable international organization documenting large-scale urban regeneration projects in the region. | We used it to support claims about where real regeneration is happening in Rabat-Salé. We also used it to explain why some districts are seeing faster price appreciation. |
| World Bank MPO | A top-tier source for macroeconomic conditions that affect housing affordability and credit cycles. | We used it to inform our 12-month and 3 to 5 year scenarios based on growth and inflation projections. We also used it to check whether boom or bust narratives fit the broader economy. |
| BIS/FRED Property Price Series | An internationally comparable residential property price series maintained for cross-country analysis. | We used it for historical context on Morocco's price resilience during past downturns. We also used it to verify that BAM data is consistent with longer-run price behavior. |
| AirDNA | A widely used short-term rental data provider with transparent metrics on occupancy and daily rates. | We used it to estimate short-term rental demand strength and seasonality in Marrakech. We also used it to avoid relying on influencer stories about Airbnb profitability. |