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This guide breaks down the current housing prices in Rabat-Salé, Morocco's capital metro area, with fresh data as of the first half of 2026.
We constantly update this blog post so you always have access to the latest price trends and neighborhood comparisons.
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 Rabat-Salé.
Insights
- Crossing the river from Rabat to Salé can cut your cost per square meter nearly in half, with entry districts in Salé starting around 4,600 MAD per sqm versus 18,000+ MAD in prime Rabat neighborhoods.
- Rabat-Salé property prices rose about 3% in the past year, outpacing Morocco's national average of 1.5%, driven by steady demand from government workers and returning diaspora buyers.
- New construction in Rabat-Salé costs roughly 12% more per square meter than comparable existing homes, reflecting buyer preference for modern layouts and fewer renovation surprises.
- The typical gap between listing price and final sale price in Rabat-Salé is around 6%, smaller than many Moroccan cities because of the metro's well-documented transaction records.
- Apartments dominate the Rabat-Salé market at about 70% of listings, while villas represent just 7% but command average prices near 7.5 million MAD.
- Bab Al Bahr in Salé stands out as a premium pocket with prices reaching 23,000 MAD per square meter, matching Rabat's most exclusive areas like Souissi.
- Over the past decade, Rabat-Salé property prices grew about 25% nominally, but only around 10% after adjusting for inflation.
- With a budget of $200,000, you can find a 95 to 120 square meter family apartment in popular Rabat neighborhoods like Hassan or Agdal.
- Buying costs in Rabat-Salé, including registration duties, notary fees, and land registry charges, typically add 6% to 8% on top of the purchase price before renovation.
- The luxury market in Rabat-Salé starts around 5 million MAD and can exceed 20 million MAD for prime villas in Souissi with large plots and bespoke finishes.
What is the average housing price in Rabat-Salé in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed by a few very expensive luxury properties.
We are writing this as of the first half of 2026, using the latest data collected from Morocco's central bank, the national land registry, and leading property platforms, all manually double-checked for accuracy.
The median housing price in Rabat-Salé in 2026 is around 1,100,000 MAD, which equals about $120,000 or 102,000 euros. The average housing price in Rabat-Salé in 2026 sits higher at approximately 1,375,000 MAD, or about $151,000 and 128,000 euros, because luxury properties in prime Rabat neighborhoods pull the number up.
About 80% of residential properties in Rabat-Salé in 2026 fall within a price range of 700,000 to 2,500,000 MAD, which translates to roughly $77,000 to $274,000 or 65,000 to 233,000 euros.
A realistic entry range in Rabat-Salé starts at 550,000 to 850,000 MAD (about $60,000 to $93,000 or 51,000 to 79,000 euros), which typically gets you an older 1 to 2 bedroom apartment of 55 to 75 square meters in Salé neighborhoods like Tabriquet or Hay Andalous, often needing cosmetic updates.
Luxury properties in Rabat-Salé in 2026 typically range from 5,000,000 to 20,000,000+ MAD (about $548,000 to $2,190,000+ or 465,000 to 1,860,000+ euros), and this includes high-end apartments of 180 to 250 square meters in Souissi or Haut Agdal, or spacious villas in Souissi and Hay Riad.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Rabat-Salé.
Are Rabat-Salé property listing prices close to the actual sale price in 2026?
In Rabat-Salé in 2026, the typical gap between listing prices and final sale prices is around 6%.
This relatively modest discount exists because Rabat-Salé has a well-documented transaction market with many sales recorded through the official IPAI index, so sellers tend to price more realistically from the start. The gap widens most for mid-market apartments needing renovation or with unclear parking and title situations, while prime assets in Souissi or top Agdal often trade closer to the asking price when correctly priced.
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What is the price per sq m or per sq ft for properties in Rabat-Salé in 2026?
As of early 2026, the median housing price per square meter in Rabat-Salé is around 11,500 MAD (about $1,260 or 1,070 euros per sqm), which equals roughly 1,070 MAD per square foot ($117 or 100 euros per sqft). The average price per square meter is slightly higher at around 12,500 MAD ($1,370 or 1,160 euros per sqm), or about 1,160 MAD per square foot ($127 or 108 euros per sqft).
Smaller apartments in prime Rabat locations like Souissi and Haut Agdal, especially new builds, have the highest price per square meter, while older stock in entry-level Salé districts and large apartments far from top amenities have the lowest.
In Rabat-Salé in 2026, the highest prices per square meter are found in Souissi and Haut Agdal, ranging from 18,000 to 23,000 MAD per sqm. The lowest prices appear in Salé entry districts like Hay Andalous and Tabriquet, starting around 4,600 to 9,000 MAD per sqm.
How have property prices evolved in Rabat-Salé?
Compared to one year ago, residential property prices in Rabat-Salé have risen by about 3% in nominal terms. This growth outpaces the national average of 1.5% because the capital metro benefits from steady demand driven by government employment, services, and returning diaspora buyers in prime neighborhoods.
Over the past decade, from January 2016 to January 2026, Rabat-Salé property prices have increased by roughly 25% nominally, or about 10% after adjusting for inflation. This steady growth reflects infrastructure improvements like the tram network and Bouregreg valley development, combined with persistent land scarcity in the city's most desirable zones.
By the way, we've written a blog article detailing the latest updates on property price variations in Rabat-Salé.
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 Rabat-Salé.
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What types of properties are available in Rabat-Salé and how much do they cost in 2026?
Apartments dominate the Rabat-Salé market at about 70% of listings, followed by modern condos at 10%, houses at 8%, villas at 7%, and duplexes or penthouses at 5%, because the metro area is densely urban with limited land for standalone homes.
As of early 2026, average prices by property type in Rabat-Salé are: standard apartments around 1,250,000 MAD ($137,000 or 116,000 euros), modern condos around 1,650,000 MAD ($181,000 or 154,000 euros), houses around 2,200,000 MAD ($241,000 or 205,000 euros), villas around 7,500,000 MAD ($823,000 or 698,000 euros), duplexes and penthouses around 3,200,000 MAD ($351,000 or 298,000 euros), and small studios around 850,000 MAD ($93,000 or 79,000 euros). Villas command the highest prices because land is scarce in prime Rabat neighborhoods.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Rabat-Salé?
- How much should you pay for an apartment in Rabat-Salé?
How do property prices compare between existing and new homes in Rabat-Salé in 2026?
New-build properties in Rabat-Salé in 2026 typically cost about 12% more per square meter than comparable existing homes.
This premium exists because new constructions come with modern layouts, elevators, dedicated parking, and better insulation, while older apartments often carry renovation uncertainty around hidden plumbing or electrical issues that make buyers negotiate harder.
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How do property prices vary by neighborhood in Rabat-Salé in 2026?
Souissi is one of Rabat's most prestigious neighborhoods, home to embassies, villas, and high-end apartments near international schools. Prices here range from 3,800,000 to 7,000,000 MAD ($417,000 to $768,000 or 354,000 to 651,000 euros) because of land scarcity, security, and the concentration of diplomatic residences.
Hay Riad is popular with expat families and professionals looking for modern apartments in well-planned developments with good amenities. Typical prices range from 2,000,000 to 3,500,000 MAD ($219,000 to $384,000 or 186,000 to 326,000 euros), reflecting the neighborhood's balance of quality, convenience, and slightly lower density than Rabat's central core.
Tabriquet in Salé represents the entry point of the Rabat-Salé market, offering older apartments at 550,000 to 1,050,000 MAD ($60,000 to $115,000 or 51,000 to 98,000 euros). Prices are lower here because buildings are older and often need updates, but the neighborhood provides practical access across the river to Rabat for budget-conscious buyers.
You will find a much more detailed analysis by areas in our property pack about Rabat-Salé. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (MAD / $) | Per sqm (MAD / $) | Per sqft (MAD / $) |
|---|---|---|---|---|
| Souissi (Rabat) | Luxury / embassies | 3.8M - 7M / $417k - $768k | 19k - 23k / $2,100 - $2,500 | 1.8k - 2.1k / $195 - $230 |
| Haut Agdal (Rabat) | Prime / walkable | 3.2M - 5.8M / $351k - $636k | 18k - 22k / $2,000 - $2,400 | 1.7k - 2k / $185 - $225 |
| Hay Riad (Rabat) | Expat / family | 2M - 3.5M / $219k - $384k | 15k - 19k / $1,650 - $2,100 | 1.4k - 1.8k / $155 - $195 |
| Riyad (Rabat) | Family / commute | 1.8M - 3.2M / $197k - $351k | 16k - 21k / $1,750 - $2,300 | 1.5k - 1.9k / $165 - $215 |
| Agdal (Rabat) | Popular / central | 1.6M - 2.8M / $175k - $307k | 13.5k - 18k / $1,480 - $1,975 | 1.25k - 1.65k / $140 - $185 |
| Hassan Centre (Rabat) | Central / lifestyle | 1.2M - 2.3M / $132k - $252k | 12.5k - 16.5k / $1,370 - $1,810 | 1.16k - 1.53k / $130 - $170 |
| Aviation-Mabella (Rabat) | Commute / value | 1.1M - 2.1M / $121k - $230k | 12k - 16k / $1,320 - $1,755 | 1.1k - 1.5k / $125 - $165 |
| Yacoub El Mansour (Rabat) | Value / family | 1M - 1.9M / $110k - $208k | 12.5k - 16k / $1,370 - $1,755 | 1.16k - 1.49k / $130 - $165 |
| Tabriquet (Salé) | Entry / commute | 550k - 1.05M / $60k - $115k | 6.7k - 9.2k / $735 - $1,010 | 620 - 855 / $70 - $95 |
| Bettana (Salé) | Entry / family | 600k - 1.1M / $66k - $121k | 7.3k - 9.9k / $800 - $1,085 | 680 - 920 / $75 - $100 |
| Sala El Jadida (Salé) | Modern / family | 800k - 1.5M / $88k - $165k | 6.9k - 9.4k / $760 - $1,030 | 640 - 875 / $70 - $95 |
| Bab Al Bahr (Salé) | Premium pocket | 1.6M - 3M / $175k - $329k | 17k - 23k / $1,865 - $2,525 | 1.6k - 2.1k / $175 - $235 |
How much more do you pay for properties in Rabat-Salé when you include renovation work, taxes, and fees?
When you add registration duties, notary fees, land registry charges, and typical renovation costs, buyers in Rabat-Salé in 2026 should expect to pay roughly 11% to 23% more than the purchase price.
For a property around $200,000 (about 1,823,000 MAD), expect buying costs of around 7% or 128,000 MAD ($14,000), plus renovation between 5% and 15% depending on condition. Your total could range from about 2,010,000 to 2,230,000 MAD ($220,000 to $245,000).
For a property around $500,000 (about 4,557,000 MAD), buying costs of 7% add roughly 319,000 MAD ($35,000), and renovation for a prime apartment might run 10% to 12%, or 456,000 to 547,000 MAD ($50,000 to $60,000). Your all-in cost could range from about 5,330,000 to 5,420,000 MAD ($585,000 to $595,000).
For a property around $1,000,000 (about 9,115,000 MAD), the 7% buying costs add roughly 638,000 MAD ($70,000), and high-end renovation on a luxury villa might reach 12% to 15%, or 1,094,000 to 1,367,000 MAD ($120,000 to $150,000). Your total investment could range from about 10,850,000 to 11,120,000 MAD ($1,190,000 to $1,220,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Rabat-Salé
| Expense | Category | Estimated Cost (MAD and $) |
|---|---|---|
| Registration duties | Tax | About 4% of the purchase price. For a 1,000,000 MAD property, this means around 40,000 MAD ($4,400). This is paid to Morocco's tax authority at the time of registration. |
| Land registry fees | Fees | Typically 1% to 2% of the purchase price, plus fixed administrative charges. For a 1,500,000 MAD apartment, expect 15,000 to 30,000 MAD ($1,650 to $3,300). These go to ANCFCC for recording your ownership. |
| Notary fees | Fees | Usually 1% to 2% of the purchase price depending on complexity. For a 2,000,000 MAD property, budget 20,000 to 40,000 MAD ($2,200 to $4,400). The notary handles document verification and official filings. |
| Agency commission | Fees | Ranges from 0% to 3% depending on local practice. Sometimes the seller pays, sometimes it's split. For a 1,500,000 MAD purchase, this could mean 0 to 45,000 MAD ($0 to $4,950). |
| Cosmetic renovation | Renovation | About 5% to 8% of purchase price for painting, flooring, and minor updates. For an 800,000 MAD entry apartment, expect 40,000 to 64,000 MAD ($4,400 to $7,000). Common for older Salé apartments. |
| Full renovation | Renovation | About 10% to 15% of purchase price for kitchen, bathrooms, electrical, and plumbing updates. For a 2,000,000 MAD apartment, this means 200,000 to 300,000 MAD ($22,000 to $33,000). Common when buying older stock in established Rabat neighborhoods. |
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 Rabat-Salé in 2026 with different budgets?
With $100,000 (about 911,000 MAD) in Rabat-Salé as of the first half of 2026, you can find an existing 2-bedroom apartment of 70 to 85 sqm in Tabriquet (Salé) with basic finishes, an existing 1 to 2 bedroom apartment of 60 to 75 sqm in Bettana (Salé) in decent condition, or a small existing apartment of 50 to 65 sqm in Aviation-Mabella (Rabat) needing a refresh.
With $200,000 (about 1,823,000 MAD), you can purchase an existing family apartment of 95 to 115 sqm in Hassan (Rabat) with good central access, an existing apartment of 95 to 120 sqm in Agdal (Rabat) with elevator and parking, or a newer family apartment of 110 to 140 sqm in Sala El Jadida (Salé).
With $300,000 (about 2,734,000 MAD), you can acquire a newer 3-bedroom apartment of 125 to 160 sqm in Hay Riad (Rabat), an existing large apartment of 150 to 190 sqm in Agdal (Rabat) with good finishes, or an existing house of 140 to 200 sqm built in a well-connected Salé district.
With $500,000 (about 4,557,000 MAD), you can buy a prime large apartment of 180 to 220 sqm in Haut Agdal (Rabat), a very good apartment of 170 to 230 sqm in Souissi (Rabat), or a smaller villa of 250 to 350 sqm built on the outer prime edge of Rabat.
With $1,000,000 (about 9,115,000 MAD), you can purchase a villa of 350 to 500 sqm built in Souissi (Rabat), a high-end villa of 400 to 600 sqm built in Hay Riad with a gated feel, or a top apartment or penthouse of 250 to 350 sqm in Haut Agdal or Souissi with luxury finishes.
With $2,000,000 (about 18,230,000 MAD), there is a market but it is thin with few listings: you could find a large luxury villa of 600 to 900 sqm built in Souissi on prime land, a new luxury villa of 500 to 800 sqm built with bespoke finishes in an ultra-prime pocket, or a compound-style villa with multiple reception rooms and staff quarters in prime Rabat.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Rabat-Salé.
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 Rabat-Salé, 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 IPAI | Morocco's central bank publishes this official property price index using notarized transaction data. | We used the IPAI to anchor year-over-year price trends and verify that Rabat-Salé prices were stable to slightly up in late 2025. We also referenced the city commentary section for Rabat-specific direction. |
| ANCFCC IPAI Portal | ANCFCC is Morocco's national land registry and cadastre agency, the core administrative source for property transactions. | We cross-checked that the IPAI is an official joint production between the central bank and land registry. We used this portal to understand the methodology behind the index. |
| HCP Consumer Price Index | The High Commission for Planning is Morocco's official statistics agency for inflation and macro indicators. | We used HCP inflation data to convert nominal price changes into real (purchasing-power) terms. We applied this to both one-year and ten-year price comparisons. |
| Bank Al-Maghrib FX Rates | This is the official central bank reference for currency conversion in Morocco. | We converted all MAD prices into USD and EUR using the official rates from December 24, 2025. We kept conversions consistent throughout the article for comparability. |
| DGI Tax Guide | Published on Morocco's official tax authority portal, this document reflects the tax code as implemented. | We used this guide to support the typical 4% registration duties estimate for buyer closing costs. We combined this with ANCFCC fee schedules for a complete cost picture. |
| ANCFCC Fee Schedule | This official government document lists land registry and conservation charges. | We used these tariffs to ground the registry side of closing costs. We translated the costs into simple percentage ranges for typical apartment purchases. |
| Agenz Rabat | A major Moroccan real estate platform publishing structured price references that blend public data and partner transactions. | We used Agenz to estimate absolute price levels by neighborhood in Rabat. We built realistic examples using their MAD-per-sqm benchmarks. |
| Agenz Salé | Same authoritative platform as above, with dedicated coverage of Salé neighborhoods. | We used Agenz Salé data to understand entry-level pricing across the river. We cross-checked that the metro-wide story aligned with official IPAI trend direction. |
| Yakeey Salé | An established proptech platform publishing neighborhood-level estimates in a consistent format. | We used Yakeey as a second independent check for Salé neighborhood dispersion. We only used it to triangulate ranges rather than as a sole source. |
| Bank Al-Maghrib Main Site | Morocco's central bank provides authoritative economic data and market indicators. | We referenced Bank Al-Maghrib for overall market stability context. We used their publications to verify that prices were not collapsing, supporting our modest negotiation discount estimate. |
| ANCFCC Main Site | The national land registry maintains official records of all property transactions in Morocco. | We verified transaction recording practices to understand why Rabat-Salé has a formalized market. We used this to explain the relatively narrow gap between listing and sale prices. |
| High Commission for Planning | Morocco's official statistics agency responsible for national demographic and economic data. | We used HCP data to provide context on inflation trends affecting real price changes. We referenced their methodology for consumer price calculations. |
| Morocco Tax Portal | The official digital portal for Morocco's tax authority providing current tax regulations. | We verified current registration duty rates through the portal. We used it to ensure our closing cost estimates reflect actual buyer obligations. |
| Agenz Main Site | One of Morocco's leading real estate platforms with extensive listing data across major cities. | We analyzed Agenz methodology for calculating neighborhood price indices. We used their platform to understand typical property sizes by type and location. |
| Yakeey Main Site | A proptech platform offering transparent price references with consistent neighborhood-level data. | We used Yakeey to verify price dispersion between premium and entry-level Salé districts. We cross-referenced their data with Agenz for consistency checks. |
| Bank Al-Maghrib Publications | Official research and reports from Morocco's central bank on economic conditions. | We reviewed quarterly bulletins for market commentary on the capital region. We used these insights to understand demand drivers in Rabat-Salé. |
| HCP Housing Census | Official census data on housing stock and population distribution in Morocco. | We used census figures to understand the apartment-dominant nature of Rabat-Salé housing. We referenced this for our property type breakdown estimates. |
| Morocco Investment Agency | Government agency promoting investment with reliable data on economic sectors. | We used their reports to understand infrastructure developments affecting property values. We referenced tram and Bouregreg valley projects in our decade analysis. |
| Ministry of Finance Morocco | Official government source for fiscal policy and economic data. | We cross-referenced tax rates and fiscal policies affecting property transactions. We used this to verify our registration duty estimates. |
| Ministry of Housing Morocco | Government ministry responsible for housing policy and urban development. | We reviewed housing policy context affecting the Rabat-Salé market. We used this to understand supply constraints in prime neighborhoods. |
| Office des Changes Morocco | Official authority regulating foreign exchange and capital flows in Morocco. | We verified currency regulations affecting foreign property buyers. We used this to ensure our advice on transactions is accurate. |
| Rabat City Official Site | Official municipal website with local development and urban planning information. | We used municipal data to understand neighborhood development trends. We referenced this for insights on which areas are improving. |
| Salé City Official Site | Official municipal website with local infrastructure and development updates. | We reviewed Salé's urban development projects affecting property values. We used this to explain why some Salé neighborhoods command higher prices. |
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