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This article explains the current housing prices in Morocco in 2026, with simple numbers for apartments, houses, villas, riads, and residential property.
We constantly update this blog post so buyers can follow Morocco real estate prices with fresh data and easy-to-read estimates.
The goal is to help you understand what homes cost in Morocco in June 2026, without needing to read technical property reports.
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.
Insights
- Morocco housing prices in 2026 are almost flat in real terms, because official residential prices rose only slightly while consumer prices also increased.
- The average housing price in Morocco in 2026 is higher than the median because luxury villas in Rabat, Casablanca, and Marrakech lift the national average.
- A realistic median home in Morocco in 2026 costs about 1,000,000 MAD, which is around $108,000 or €93,600.
- Most normal residential properties in Morocco in 2026 sit between 500,000 MAD and 4,000,000 MAD, depending mainly on city, size, and neighborhood.
- Casablanca, Rabat, Marrakech, Tangier, and Agadir are the firmest Morocco property markets, while many secondary cities remain more price-sensitive.
- Listed property prices in Morocco are usually negotiable, with an average gap of about 8% between asking prices and final sale prices.
- Prime neighborhoods in Morocco can cost two to four times more per square meter than entry-level urban districts.
- New-build apartments in Morocco usually cost 15% to 25% more than comparable older apartments because they include parking, elevators, and easier financing.
- Buyers should not stop at the purchase price, because taxes, notary fees, agency fees, and renovation can add 7% to 60% to the total cost.
What is the average housing price in Morocco in 2026?
The median housing price in Morocco in 2026 is more useful than the average price because the average is pushed up by expensive villas, riads, and luxury homes in Casablanca, Rabat, Marrakech, and Tangier.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Morocco in 2026 is about 1,000,000 MAD, or around $108,000 and €93,600. The average housing price in Morocco in 2026 is about 1,450,000 MAD, or around $156,800 and €135,700.
For 80% of normal residential property in Morocco in 2026, a realistic price range is about 500,000 MAD to 4,000,000 MAD, or around $54,100 to $432,600 and €46,800 to €374,400.
A realistic entry range in Morocco in 2026 is about 350,000 MAD to 750,000 MAD, or around $37,900 to $81,100 and €32,800 to €70,200, which can buy an older 55 to 70 square meter apartment in areas such as Sidi Bernoussi in Casablanca, Bni Makada in Tangier, or non-prime districts of Fès and Meknès.
A typical luxury residential property in Morocco in 2026 usually costs between 5,000,000 MAD and 25,000,000 MAD, or around $540,700 to $2.70 million and €468,000 to €2.34 million, which can buy a villa in Souissi in Rabat, Ain Diab or Anfa in Casablanca, Palmeraie in Marrakech, or a high-end zone in Tangier.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Morocco.
Sources and methodology: we used Bank Al-Maghrib and ANCFCC to anchor the national price trend.
We used Mubawab and Agenz to estimate practical price levels by city and property type.
We converted MAD prices with June 2026 working rates checked against IMF exchange-rate data and dated exchange-rate references.
Are Morocco property listing prices close to the actual sale price in 2026?
In Morocco in 2026, we estimate that actual sale prices are about 8% below listing prices on average.
The gap exists because many Morocco property listings show seller expectations, while official transaction data reflects completed sales. The gap is usually small for well-priced apartments in Casablanca, Rabat, Tangier, and Agadir, but it can reach 10% to 18% for overpriced villas, riads, older houses, or properties that need legal checks or renovation.
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What is the price per sq m or per sq ft for properties in Morocco in 2026?
As of 2026, the median residential price in Morocco is about 12,500 MAD per square meter, or around $1,350 and €1,170, which equals about 1,160 MAD per square foot, or around $125 and €109. The average residential price in Morocco is about 14,400 MAD per square meter, or around $1,560 and €1,350, which equals about 1,340 MAD per square foot, or around $145 and €125.
The highest price per square meter in Morocco in 2026 is usually found in compact premium apartments, new-build units, renovated riads, and central tourist-heavy locations, while the lowest price per square meter is usually found in older homes, larger surfaces, and peripheral neighborhoods with weaker buyer demand.
The highest Morocco property prices per square meter are often in Ain Diab and Anfa in Casablanca, Souissi and Agdal in Rabat, Hivernage and Palmeraie in Marrakech, and Malabata or Marshan in Tangier, with prime ranges often around 20,000 MAD to 36,000 MAD per square meter and ultra-prime homes above 35,000 MAD per square meter. The lowest ranges are often in Bni Makada in Tangier, Sidi Bernoussi in Casablanca, and peripheral districts of Fès or Meknès, where homes can sit around 5,500 MAD to 9,000 MAD per square meter.
Sources and methodology: we used Mubawab and Agenz for price-per-square-meter anchors.
We checked the direction of the market against Bank Al-Maghrib and ANCFCC transaction-index data.
We rounded neighborhood ranges because asking prices, final prices, property condition, and exact micro-location vary a lot in Morocco.
How have property prices evolved in Morocco?
Compared with one year ago, Morocco property prices in 2026 are up by about 1.5% in nominal terms, which means a home worth 1,000,000 MAD in June 2025 would be worth about 1,015,000 MAD in June 2026. In real terms, after inflation, Morocco housing prices are almost flat or slightly lower because consumer prices also increased.
Compared with two years ago, Morocco property prices in 2026 look modestly higher in nominal terms, but not dramatically higher. The main reason is that demand improved in the strongest urban markets, while purchasing power and mortgage affordability kept national price growth under control.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Morocco.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Morocco.
Sources and methodology: we used Bank Al-Maghrib Q4 2025 REPI data as the main official price trend source.
We used HCP CPI data to separate nominal property changes from inflation-adjusted changes.
We treated portal prices as market-level guidance, not as proof of final sale prices.
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How do prices vary by housing type in Morocco in 2026?
In Morocco in 2026, apartments make up about 65% of the residential market, traditional urban houses about 12%, villas about 8%, new-build apartments about 8%, riads and medina houses about 4%, and other small residential assets about 3%, because most buyers search for practical city apartments rather than large luxury homes.
An existing apartment in Morocco in 2026 averages around 1,150,000 MAD, or $124,400 and €107,600, while a new-build apartment averages around 1,450,000 MAD, or $156,800 and €135,700. A traditional urban house averages around 1,300,000 MAD, or $140,600 and €121,700, while a villa averages around 5,500,000 MAD, or $594,800 and €514,800. Renovated riads can average around 3,800,000 MAD, or $411,000 and €355,700, and luxury villas or trophy properties can easily reach 12,000,000 MAD, or $1.30 million and €1.12 million.
If you want to know more, you should read our dedicated analyses:
Sources and methodology: we used Mubawab to understand listing composition by property type.
We used Agenz to cross-check city and property-type price levels.
We adjusted high-end averages because villas, riads, and trophy assets are less liquid and more negotiable than apartments.
How do property prices compare between existing and new homes in Morocco in 2026?
In Morocco in 2026, a new-build residential property usually costs about 15% to 25% more than a comparable existing home in the same city and area.
This premium exists because new homes in Morocco often include elevators, parking, better layouts, modern finishes, and easier financing, while older homes may need plumbing, electrical work, facade work, syndic payments, or renovation.
Sources and methodology: we compared new-build asking levels from Mubawab with resale references from Agenz.
We checked the broader direction with Bank Al-Maghrib so the estimate stayed realistic.
We used a range because the premium is smaller in weaker areas and higher in well-located new projects.
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How do property prices vary by neighborhood in Morocco in 2026?
In Gauthier, Racine, and the Anfa corridor in Casablanca, buyers mostly find apartments, penthouses, and some villas, with typical homes ranging from about 2,000,000 MAD to 8,000,000 MAD, or around $216,000 to $865,000 and €187,000 to €749,000. These areas are expensive because they are central, business-friendly, close to restaurants, and liquid for resale.
In Guéliz and Hivernage in Marrakech, buyers mostly find apartments, renovated homes, riads, and villas nearby, with typical homes ranging from about 1,200,000 MAD to 7,000,000 MAD, or around $130,000 to $757,000 and €112,000 to €655,000. These Marrakech neighborhoods are popular because they combine walkability, tourism, restaurants, and rental demand.
In Agdal, Hay Riad, and Souissi in Rabat, buyers find apartments in the central and family zones and villas in the most expensive streets, with typical homes ranging from about 1,800,000 MAD to 12,000,000 MAD, or around $195,000 to $1.30 million and €168,000 to €1.12 million. These Rabat areas are resilient because they serve diplomats, senior professionals, families, schools, and government-related demand.
You will find a much more detailed analysis by areas in our property pack about Morocco. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Morocco | Market label | Typical home price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Ain Diab / Anfa, Casablanca | Luxury / seafront | 3.0m to 18.0m MAD, about $324k to $1.95m | 25,000 to 45,000 MAD per sqm, about $2,704 to $4,867 | 2,320 to 4,180 MAD per sqft, about $251 to $452 |
| Gauthier / Racine, Casablanca | Central / expat | 1.6m to 6.0m MAD, about $173k to $649k | 18,000 to 32,000 MAD per sqm, about $1,947 to $3,461 | 1,670 to 2,970 MAD per sqft, about $181 to $321 |
| Maarif, Casablanca | Popular / commute | 1.0m to 2.6m MAD, about $108k to $281k | 12,000 to 20,000 MAD per sqm, about $1,298 to $2,163 | 1,115 to 1,860 MAD per sqft, about $121 to $201 |
| Sidi Bernoussi, Casablanca | Entry / local | 450k to 900k MAD, about $49k to $97k | 6,000 to 9,000 MAD per sqm, about $649 to $973 | 560 to 835 MAD per sqft, about $61 to $90 |
| Agdal, Rabat | Central / family | 1.5m to 4.5m MAD, about $162k to $487k | 17,000 to 28,000 MAD per sqm, about $1,839 to $3,028 | 1,580 to 2,600 MAD per sqft, about $171 to $281 |
| Hay Riad, Rabat | Family / offices | 1.8m to 6.0m MAD, about $195k to $649k | 18,000 to 30,000 MAD per sqm, about $1,947 to $3,245 | 1,670 to 2,790 MAD per sqft, about $181 to $301 |
| Souissi, Rabat | Luxury villas | 8.0m to 30.0m MAD, about $865k to $3.24m | 25,000 to 45,000 MAD per sqm equivalent, about $2,704 to $4,867 | 2,320 to 4,180 MAD per sqft, about $251 to $452 |
| Guéliz, Marrakech | Expat / central | 1.0m to 3.5m MAD, about $108k to $379k | 13,000 to 22,000 MAD per sqm, about $1,406 to $2,379 | 1,210 to 2,045 MAD per sqft, about $131 to $221 |
| Hivernage, Marrakech | Luxury / tourism | 2.0m to 9.0m MAD, about $216k to $973k | 20,000 to 36,000 MAD per sqm, about $2,163 to $3,893 | 1,860 to 3,345 MAD per sqft, about $201 to $361 |
| Palmeraie, Marrakech | Villa / resort | 4.0m to 25.0m MAD, about $433k to $2.70m | 18,000 to 35,000 MAD per sqm equivalent, about $1,947 to $3,785 | 1,670 to 3,250 MAD per sqft, about $181 to $351 |
| Malabata, Tangier | Seafront / new-build | 1.2m to 5.0m MAD, about $130k to $541k | 14,000 to 28,000 MAD per sqm, about $1,514 to $3,028 | 1,300 to 2,600 MAD per sqft, about $141 to $281 |
| Bni Makada, Tangier | Entry / local | 400k to 850k MAD, about $43k to $92k | 5,500 to 8,500 MAD per sqm, about $595 to $919 | 510 to 790 MAD per sqft, about $55 to $85 |
Sources and methodology: we used Mubawab and Agenz for neighborhood-level price anchors.
We used Bank Al-Maghrib REPI data to keep neighborhood estimates consistent with official market direction.
We rounded ranges because small differences in street, view, title, building age, and renovation can change the price a lot.
How much more do you pay for properties in Morocco when you include renovation work, taxes, and fees?
In Morocco in 2026, buyers should usually budget 7% to 10% above the agreed purchase price with no renovation, 12% to 20% with light renovation, and 25% to 60% or more for heavy renovation or riad work.
If you buy a property around $200,000 in Morocco in 2026, that is about 1,850,000 MAD before costs. A normal purchase with light renovation may add about 220,000 MAD to 370,000 MAD, or around $24,000 to $40,000, so the total cost can land near 2,070,000 MAD to 2,220,000 MAD.
If you buy a property around $500,000 in Morocco in 2026, that is about 4,625,000 MAD before costs. A standard purchase with some renovation may add about 550,000 MAD to 925,000 MAD, or around $59,000 to $100,000, so the total cost can land near 5,175,000 MAD to 5,550,000 MAD.
If you buy a property around $1,000,000 in Morocco in 2026, that is about 9,250,000 MAD before costs. A luxury villa or riad with heavier work may add about 2,300,000 MAD to 5,550,000 MAD, or around $249,000 to $600,000, so the total cost can land near 11,550,000 MAD to 14,800,000 MAD.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Morocco.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Morocco
| Extra cost | Type | Estimated cost range in Morocco |
|---|---|---|
| Registration duty | Tax | Usually about 4% of the purchase price for built residential property. On a 1,000,000 MAD home, this is about 40,000 MAD, or around $4,300. This is one of the largest unavoidable purchase costs. |
| Land registry fee | Registry fee | Usually about 1.5% plus small fixed charges. On a 1,000,000 MAD home, this is roughly 15,000 MAD, or around $1,600. This cost is linked to registering the property officially. |
| Notary fees and admin | Legal / notary | Often around 0.5% to 1.5% of the purchase price. On a 1,000,000 MAD home, this is about 5,000 to 15,000 MAD, or around $540 to $1,600. The exact amount depends on the file and the notary. |
| Agency commission | Transaction cost | Often around 2% to 3% if charged to the buyer. On a 1,000,000 MAD home, this is about 20,000 to 30,000 MAD, or around $2,200 to $3,200. Always check whether the commission is included or added. |
| Bank and mortgage setup | Financing | Often around 0.5% to 1.5% if the buyer uses financing. On a 1,000,000 MAD loan or purchase, this can be about 5,000 to 15,000 MAD, or around $540 to $1,600. The final amount depends on the bank. |
| Light renovation | Renovation | Usually about 1,500 to 3,500 MAD per sqm, or around $162 to $379 per sqm. This can cover paint, small kitchen updates, basic bathroom work, and small repairs. It is common for older apartments. |
| Medium renovation | Renovation | Usually about 3,500 to 6,500 MAD per sqm, or around $379 to $703 per sqm. This can include stronger bathroom, kitchen, flooring, electrical, or plumbing updates. It is common in older city homes. |
| Heavy renovation or riad work | Renovation | Often about 7,000 to 12,000 MAD per sqm or more, or around $757 to $1,298 per sqm. Riads, old houses, and villas can exceed this range if structure, roof, humidity, or heritage details need work. |
| Furniture and appliances | Move-in cost | Often about 50,000 to 300,000 MAD, or around $5,400 to $32,400. A simple apartment may be near the low end, while a villa, rental-ready apartment, or expat-standard home can cost more. |
Sources and methodology: we used Moroccan purchase-cost norms and checked price levels against Mubawab market prices.
We used Agenz to make the examples realistic for normal residential budgets.
We separated acquisition costs from renovation because old apartments, villas, and riads in Morocco can change the total budget a lot.
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 properties can you buy in Morocco in 2026 with different budgets?
With $100,000 in Morocco in 2026, or about 925,000 MAD, there is a real market, but mostly outside prime areas: you could buy an existing 70 to 80 square meter apartment in Sidi Bernoussi in Casablanca, an existing 80 to 95 square meter apartment in Bni Makada in Tangier, or an existing 90 to 110 square meter apartment in Fès, Meknès, or Oujda.
With $200,000 in Morocco in 2026, or about 1,850,000 MAD, you could buy an existing 90 to 110 square meter apartment in Maarif or Bourgogne in Casablanca, an existing 90 to 110 square meter apartment in Guéliz in Marrakech, or an existing 85 to 100 square meter apartment in Agdal or a non-prime part of Hay Riad in Rabat.
With $300,000 in Morocco in 2026, or about 2,775,000 MAD, you could buy a good existing 120 to 150 square meter apartment in Racine or Gauthier in Casablanca, a large 120 to 150 square meter apartment in Hay Riad or Agdal in Rabat, or a small renovated riad or high-quality apartment near Guéliz or Hivernage in Marrakech.
With $500,000 in Morocco in 2026, or about 4,625,000 MAD, you could buy a 180 to 230 square meter premium apartment in Anfa or Racine in Casablanca, a 200 to 300 square meter existing villa on the Marrakech urban fringe, or a 150 to 220 square meter high-end apartment in Malabata in Tangier.
With $1,000,000 in Morocco in 2026, or about 9,250,000 MAD, you could buy a 300 to 450 square meter villa on Route de l’Ourika or in Palmeraie in Marrakech, a large family villa in a good Rabat district, or a premium apartment or penthouse in Ain Diab or Anfa in Casablanca.
With $2,000,000 in Morocco in 2026, or about 18,500,000 MAD, there is a real market, but it is a luxury and trophy-property market: you could buy a large villa in Souissi in Rabat, a prime villa in Palmeraie in Marrakech with a garden and pool, or a high-end seafront or near-seafront asset in Ain Diab or Anfa in Casablanca.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Morocco.
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 and link | Why we trust it | How we used it |
|---|---|---|
| Bank Al-Maghrib Real Estate Price Index | Bank Al-Maghrib is Morocco’s central bank, so it is the strongest official source for property price-index trends. | We used it to anchor the national direction of Morocco residential prices. We treated it as more reliable than portal listings because it is linked to registered repeat-sale transactions. |
| Bank Al-Maghrib Q4 2025 REPI bulletin | This official bulletin gives recent residential price and transaction data for Morocco. | We used the 2025 residential price increase and Q4 2025 year-on-year data to understand recent momentum. We also used it to avoid overstating price growth in 2026. |
| ANCFCC Indice des Prix des Actifs Immobiliers | ANCFCC is Morocco’s land registry and cadastre agency, so its data is closely linked to real property transactions. | We used it to cross-check the Bank Al-Maghrib index. We also used it for city-level direction in Casablanca, Rabat, Marrakech, Tangier, Agadir, Fès, Meknès, Oujda, Kénitra, and El Jadida. |
| HCP Consumer Price Index | HCP is Morocco’s official statistics office, so it is the best source for inflation data. | We used it to compare property price changes with consumer price inflation. We did this so the article could separate nominal price increases from real purchasing-power changes. |
| Mubawab 2025 annual market report | Mubawab is one of Morocco’s largest real-estate portals, so it gives strong visibility on asking prices. | We used it for city and property-type asking-price levels. We then adjusted these levels because listing prices are usually higher than final sale prices. |
| Aujourd’hui le Maroc coverage of Mubawab 2025 trends | Aujourd’hui le Maroc is a Moroccan business and news outlet that covered the Mubawab market trends. | We used it as a secondary reading of the Mubawab 2025 market findings. We did not use it alone for final prices, but it helped validate the broad market picture. |
| Agenz Morocco real-estate price references | Agenz is a recognized Moroccan valuation and listing platform with city and property-type references. | We used it to cross-check price-per-square-meter estimates. We used it especially for Casablanca, Rabat, Marrakech, Tangier, and the difference between apartments and villas. |
| IMF representative exchange-rate data | The IMF is a major international institution, and its exchange-rate data is widely used for macroeconomic comparison. | We used it to check exchange-rate consistency for USD and EUR conversions. We still rounded all foreign-currency values because exchange rates move daily. |
| Exchange-rates.org USD/MAD June 2026 reference | This source gives dated exchange-rate references that are useful for practical buyer conversions. | We used it to make dollar estimates easier to understand for international readers. We rounded figures because real-estate prices are negotiated and exchange rates change. |
| Exchange-rates.org EUR/MAD June 2026 reference | This source gives dated euro to Moroccan dirham references for the writing period. | We used it to convert Morocco property prices into euros. We kept the euro figures simple because the article is for non-professional buyers. |
| Bank Al-Maghrib institutional website | The central bank website is the original publisher of Morocco’s monetary and statistical data. | We used it to locate the official real-estate price publications. We gave more weight to its property index than to private asking-price sources. |
| Haut-Commissariat au Plan institutional website | HCP is the official statistical institution of Morocco. | We used it to understand the inflation framework behind our real-price comments. We relied on the CPI section for inflation context rather than using informal estimates. |
| Mubawab Morocco property portal | Mubawab has broad listing coverage across Morocco and is useful for seeing buyer-facing asking prices. | We used it as market context for what buyers see when searching online. We did not treat listings as final sale prices, because Morocco property prices are often negotiated. |
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