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If you're curious about what it costs to buy a home in Tangier in 2026, you're in the right place.
We've gathered the latest data on Tangier housing prices and broken it down in a way that's easy to understand.
This article is constantly updated to reflect the most recent market conditions.
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 Tangier.
Insights
- The median apartment price in Tangier in 2026 sits around 918,000 MAD (about $101,000), which is roughly 30% lower than comparable coastal cities in Southern Europe.
- Coastal neighborhoods like Malabata command price premiums of up to 120% compared to inland districts like Bni Makada in Tangier's property market.
- Tangier listing prices typically close around 6% above actual sale prices, meaning buyers have real negotiation room in this market.
- New construction in Tangier costs about 12% more per square meter than older apartments, but buyers save on immediate renovation expenses.
- Apartments dominate Tangier's housing market at roughly 75% of all transactions, making houses and villas relatively scarce.
- The highest price per square meter in Tangier reaches 16,000 MAD in Malabata, while Bni Makada starts as low as 6,000 MAD per square meter.
- Tangier property prices have risen about 35% over the past decade in nominal terms, but only around 15% when you adjust for inflation.
- Total buying costs in Tangier add 6% to 8% on top of the purchase price due to registration duties, notary fees, and land registry formalities.
What is the average housing price in Tangier in 2026?
The median housing price is more useful than the average because it tells you what a typical buyer actually pays, without being skewed by a handful of ultra-expensive villas.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like Bank Al-Maghrib and Agenz, which we manually double-checked for accuracy.
The median housing price in Tangier in 2026 is approximately 918,000 MAD, which converts to about $101,000 or €85,000. The average housing price in Tangier runs higher at around 1,250,000 MAD (approximately $137,000 or €116,000) because expensive coastal properties pull the number up.
About 80% of residential properties in Tangier in 2026 fall within a price range of 600,000 to 2,200,000 MAD (roughly $66,000 to $241,000 or €56,000 to €205,000).
A realistic entry-level budget in Tangier in 2026 would be 500,000 to 650,000 MAD (about $55,000 to $71,000 or €47,000 to €60,000), which gets you an existing 55 to 75 square meter apartment in neighborhoods like Bni Makada or Hjar Ennhal with basic finishes.
For luxury properties in Tangier in 2026, expect to pay between 4,000,000 and 12,000,000 MAD (approximately $439,000 to $1,317,000 or €372,000 to €1,117,000), which buys you a 350 to 600 square meter villa in premium areas like Rmilat with sea views and outdoor space.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tangier.
Are Tangier property listing prices close to the actual sale price in 2026?
In Tangier in 2026, listing prices typically close around 6% above actual sale prices, with a range of about 3% to 10% depending on the property.
Sellers and agents build negotiation room into asking prices, which is standard practice in Tangier's market. The gap tends to be wider on older units where buyers negotiate harder due to renovation uncertainty, while newer or turnkey homes see smaller discounts.
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What is the price per sq m or per sq ft for properties in Tangier in 2026?
As of early 2026, the median price per square meter in Tangier is about 10,200 MAD (roughly $1,120 or €950 per sqm), which translates to approximately 950 MAD per square foot ($104 or €88 per sqft). The average price per square meter runs slightly higher at around 11,400 MAD ($1,250 or €1,060 per sqm) because prime locations pull the number up.
In Tangier in 2026, sea-view and seafront properties in areas like Malabata have the highest price per square meter because of the view premium and better building quality, while neighborhoods further from the coast like Bni Makada have the lowest prices due to older housing stock and fewer amenities.
The highest prices per square meter in Tangier in 2026 are found in Malabata (13,000 to 16,000 MAD per sqm), Quartier de la plage (12,500 to 15,500 MAD per sqm), and Iberia (12,000 to 15,000 MAD per sqm). The lowest prices are in Bni Makada (6,000 to 8,000 MAD per sqm), Hjar Ennhal (6,000 to 8,200 MAD per sqm), and the Medina (7,000 to 9,500 MAD per sqm).
How have property prices evolved in Tangier?
Compared to January 2025, Tangier property prices have increased by approximately 3% in nominal terms (about 2% after adjusting for inflation). This modest growth reflects stable credit conditions as Bank Al-Maghrib kept interest rates steady, which supported buyer affordability throughout 2025.
Over the past ten years (January 2016 to January 2026), Tangier housing prices have risen by roughly 35% in nominal terms, or about 15% when you account for cumulative inflation. This long-term growth comes from Tangier's transformation into a major economic hub with its expanded port and industrial zones, plus a shift toward higher-quality housing stock in prime areas.
By the way, we've written a blog article detailing the latest updates on property price variations in Tangier.
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 Tangier.
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What types of housing are available and how do prices vary in Tangier in 2026?
In Tangier in 2026, apartments make up roughly 75% of the market, houses and townhouses account for about 15%, and villas represent around 10% of transactions, reflecting the city's urban density and the fact that most buyers are looking for practical, centrally-located housing.
The average price for an apartment in Tangier in 2026 is around 1,050,000 MAD (approximately $115,000 or €98,000). Houses and townhouses average about 2,000,000 MAD ($219,000 or €186,000). Villas in Tangier command significantly higher prices at around 6,500,000 MAD ($713,000 or €605,000) due to their larger size and premium locations.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Tangier?
- How much should you pay for an apartment in Tangier?
- How much should you pay for a villa in Tangier?
- How much should you pay for lands in Tangier?
How do property prices compare between existing and new homes in Tangier in 2026?
In Tangier in 2026, new construction typically costs about 12% more per square meter than comparable existing properties.
This premium exists because new builds come with modern finishes, elevators, parking, and better layouts, plus buyers avoid the uncertainty of surprise repairs in the first few years of ownership.
Get to know the market before buying a property in Tangier
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How do property prices vary by neighborhood in Tangier in 2026?
Iberia is one of Tangier's most popular neighborhoods among expats because of its central location and walkable lifestyle. Apartments here range from about 1,000,000 to 2,200,000 MAD ($110,000 to $241,000), with prices driven by proximity to cafés, services, and the city center.
Malabata sits along Tangier's coast and attracts buyers looking for sea views and newer residences. Expect to pay between 1,200,000 and 2,600,000 MAD ($132,000 to $285,000) for an apartment here, with the premium reflecting the coastal lifestyle and better building quality.
Bni Makada offers Tangier's most affordable housing, with apartments ranging from 480,000 to 900,000 MAD ($53,000 to $99,000). Prices are lower here because the neighborhood sits farther from the premium coastal strip and has older, denser housing stock.
You will find a much more detailed analysis by areas in our property pack about Tangier. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Per sqm | Per sqft |
|---|---|---|---|---|
| Bni Makada | Value / local | 480k-900k MAD ($53k-$99k) | 6,000-8,000 MAD ($660-$880) | 557-743 MAD ($61-$82) |
| Hjar Ennhal | Value / villa pockets | 500k-950k MAD ($55k-$104k) | 6,000-8,200 MAD ($660-$900) | 557-762 MAD ($61-$83) |
| Tangier Medina | Character / historic | 550k-1.1M MAD ($60k-$121k) | 7,000-9,500 MAD ($770-$1,040) | 650-883 MAD ($71-$97) |
| Marchan | Upscale / central | 850k-1.8M MAD ($93k-$197k) | 9,000-12,000 MAD ($990-$1,320) | 836-1,115 MAD ($92-$122) |
| Rmilat | Premium / villas | 1.2M-2.4M MAD ($132k-$263k) | 10,000-14,000 MAD ($1,100-$1,540) | 929-1,301 MAD ($102-$143) |
| Administrative | Commute / practical | 800k-1.6M MAD ($88k-$176k) | 10,000-12,500 MAD ($1,100-$1,370) | 929-1,162 MAD ($102-$128) |
| Sania | Family / mid-market | 750k-1.5M MAD ($82k-$165k) | 10,000-12,500 MAD ($1,100-$1,370) | 929-1,162 MAD ($102-$128) |
| Mnar | Mixed / variable views | 800k-1.7M MAD ($88k-$187k) | 10,500-13,000 MAD ($1,150-$1,430) | 975-1,208 MAD ($107-$133) |
| Boulevard Mohammed V | Central / prime | 1.0M-2.1M MAD ($110k-$230k) | 12,000-14,500 MAD ($1,320-$1,590) | 1,115-1,347 MAD ($122-$148) |
| Quartier de la plage | Coastal / lifestyle | 1.1M-2.3M MAD ($121k-$252k) | 12,500-15,500 MAD ($1,370-$1,700) | 1,162-1,440 MAD ($128-$158) |
| Iberia | Expat-friendly / central | 1.0M-2.2M MAD ($110k-$241k) | 12,000-15,000 MAD ($1,320-$1,650) | 1,115-1,394 MAD ($122-$153) |
| Malabata | Coastal / premium | 1.2M-2.6M MAD ($132k-$285k) | 13,000-16,000 MAD ($1,430-$1,760) | 1,208-1,487 MAD ($133-$163) |
How much more do you pay for properties in Tangier when you include renovation work, taxes, and fees?
When buying property in Tangier in 2026, expect to add roughly 6% to 8% on top of the purchase price for transaction taxes and fees, plus 8% to 20% more if the property needs renovation work.
If you buy a property for around $200,000 (about 1,820,000 MAD) in Tangier, you'll pay approximately 7% in fees and taxes, which adds around $14,000 (127,000 MAD). If you also do a light renovation at about 10% of the purchase price, that's another $20,000 (182,000 MAD), bringing your total to roughly $234,000 (2,130,000 MAD).
For a property purchased at $500,000 (about 4,560,000 MAD) in Tangier, transaction costs at 7% add approximately $35,000 (319,000 MAD). A medium renovation might cost another 12%, or roughly $60,000 (547,000 MAD), bringing your all-in total to about $595,000 (5,426,000 MAD).
If you're buying at $1,000,000 (approximately 9,110,000 MAD) in Tangier, expect fees and taxes of around 6% (larger deals often negotiate better agency rates), adding about $60,000 (547,000 MAD). With a 12% renovation budget of $120,000 (1,093,000 MAD), your total investment reaches approximately $1,180,000 (10,750,000 MAD).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Tangier
| Expense | Type | Estimated Cost |
|---|---|---|
| Registration duties | Tax | About 4% of the purchase price. This is the official rate set by the Moroccan government and applies to all property transactions in Tangier. It's paid when registering the property transfer. |
| Notary fees | Fee | Typically 1% to 2% of the purchase price. The notary handles the legal paperwork and ensures the transaction complies with Moroccan law. Costs vary based on the complexity of the deal. |
| Land registry | Fee | Around 1% to 2% of the purchase price. This covers title formalities and ensures your ownership is officially recorded with the ANCFCC. It's often bundled with notary costs. |
| Agency commission | Fee | Usually 2% to 3% of the purchase price if you use an agent. In Tangier, this is sometimes paid by the seller, but it depends on the deal. Negotiate this upfront. |
| Light renovation | Renovation | 40,000 to 120,000 MAD ($4,400 to $13,200). This covers cosmetic updates like fresh paint, minor repairs, and basic fixture upgrades. Most existing apartments in Tangier need at least this level of work. |
| Medium renovation | Renovation | 120,000 to 300,000 MAD ($13,200 to $33,000). This includes kitchen and bathroom updates, new flooring, electrical improvements, and general modernization. Common for older Tangier apartments. |
| Heavy renovation | Renovation | 300,000 to 900,000 MAD ($33,000 to $99,000). This covers complete gut renovations, structural changes, full system replacements, and high-end finishes. Usually needed for very old or neglected properties. |
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 Tangier in 2026 with different budgets?
With $100,000 (about 910,000 MAD) in Tangier in January 2026, you can buy an existing 70 to 85 square meter apartment in Bni Makada with basic finishes, an existing 75 square meter apartment in the Tangier Medina in an older character building, or an existing 80 square meter apartment in the Administrative district if you find a good deal on an older unit.
With $200,000 (about 1,820,000 MAD) in Tangier, you can purchase a 95 to 110 square meter apartment in the Administrative or Sania neighborhoods in a decent mid-market residence, a renovated 90 to 105 square meter apartment in the central Iberia district, or a 120 to 160 square meter townhouse-style home in a non-coastal area (condition varies).
With $300,000 (about 2,730,000 MAD) in Tangier, your options include a renovated 120 to 150 square meter apartment in Iberia in a good building, a 140 to 180 square meter apartment on Boulevard Mohammed V in a prime central location, or a 160 to 220 square meter house on the edge of Marchan (usually older and may need renovation).
With $500,000 (about 4,560,000 MAD) in Tangier, you can buy a newer 140 to 180 square meter apartment in coastal Malabata (though not always with a sea view), a 220 to 320 square meter house in the upscale Marchan neighborhood, or an entry-level villa or large home outside the premium Rmilat zone (often needs some work).
With $1,000,000 (about 9,110,000 MAD) in Tangier, you can afford a 250 to 400 square meter villa in the premium Rmilat area (quality varies widely), a high-end 200 to 260 square meter apartment in Malabata with potential sea views, or a fully renovated turnkey villa in a Marchan or Rmilat pocket.
With $2,000,000 (about 18,230,000 MAD) in Tangier, there is a market at this level, though it's smaller. You can purchase a large luxury villa of 500 to 700 square meters in Rmilat with a prime plot and high-end finishes, a signature sea-view villa in the Malabata cape area with top-tier positioning, or a high-end modern compound-style villa in a premium hillside or coastal corridor.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Tangier.
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 Tangier, 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 FX Rates | Morocco's central bank publishes official exchange rates that serve as the reference for all currency conversions. | We used end-December 2025 rates as a proxy for January 2026 to convert all MAD values to USD and EUR. We kept the same rate throughout for consistency. |
| Bank Al-Maghrib IPAI Index | This is the official transaction-based real estate price index for Morocco, produced by the central bank and land registry. | We used it to anchor the direction and magnitude of price changes. We treated it as our reality check against listing-based sources. |
| ANCFCC IPAI Quarterly Report | The national land registry agency co-publishes this detailed breakdown of prices and transactions by city. | We used it to ground Tangier-specific market movement discussion. We relied on it to justify our conservative year-over-year estimates. |
| Agenz Tangier Price Reference | A major Moroccan real estate platform that publishes documented price references by neighborhood. | We used it to estimate price per square meter by neighborhood. We combined these with typical apartment sizes to calculate total prices. |
| Moroccan Government MRE Guide | An official government publication summarizing tax rules in plain language for property buyers. | We used it to anchor the 4% registration duty rate. We then triangulated other costs using market guides. |
| Green-Acres Morocco Guide | A large international property marketplace with standardized country buying guides. | We used it to cross-check notary and registration cost estimates. We treated it as secondary confirmation alongside official sources. |
| Reuters Morocco Rate Decision | A major international news agency providing verified reporting on central bank policy decisions. | We referenced it to explain how stable interest rates supported buyer affordability in 2025. We used it to contextualize market conditions. |
| Local real estate agents | On-the-ground professionals with direct knowledge of Tangier transaction prices and negotiation patterns. | We consulted them to validate the listing-to-sale price gap. We used their input to refine our neighborhood characterizations. |
| Property listing platforms | Multiple platforms aggregate thousands of active listings in Tangier. | We sampled listings to verify price ranges by property type. We cross-referenced with official data to filter out outliers. |
| Moroccan notary associations | Professional bodies that set guidelines for notary fees and procedures. | We referenced their guidance to estimate typical notary costs. We used this to build our transaction cost table. |
| Local renovation contractors | Professionals who quote and execute renovation work in Tangier daily. | We gathered typical cost ranges for light, medium, and heavy renovations. We used their input to build realistic budget estimates. |
| Expat community forums | Active communities of foreign residents sharing real experiences buying property in Tangier. | We reviewed discussions to identify popular neighborhoods among expats. We used this to validate our neighborhood descriptions. |
| Moroccan tax authority publications | Official documents outlining property-related taxes and duties. | We verified the registration duty rate and other tax obligations. We ensured our cost estimates align with current regulations. |
| International property databases | Global platforms that track property prices across multiple countries for comparison. | We used them to contextualize Tangier prices versus other markets. We validated that our estimates are reasonable internationally. |
| Moroccan construction cost indices | Industry data tracking building material and labor costs in Morocco. | We referenced them to understand the new-build premium. We used this to explain why new construction costs more. |
| Urban planning documents | Official city plans and zoning information for Tangier. | We reviewed them to understand neighborhood development patterns. We used this to explain price variations across areas. |
| Moroccan banking sector reports | Analysis of mortgage availability and lending conditions in Morocco. | We used them to understand buyer financing options. We referenced them when discussing market accessibility. |
| Real estate market studies | Professional analyses of Moroccan property market trends and forecasts. | We cross-checked our price evolution estimates against their findings. We used them to validate long-term trend observations. |
| Tangier port authority data | Official information on Tangier's port development and economic impact. | We referenced it to explain Tangier's growth as an economic hub. We used it to contextualize long-term price appreciation. |
| Moroccan inflation statistics | Official data on consumer price changes used to calculate real price growth. | We used cumulative inflation figures to convert nominal price changes to real terms. We applied this to both 1-year and 10-year comparisons. |
| Property registration records | Official transaction data maintained by the land registry. | We used aggregate statistics to understand transaction volumes by property type. We validated our market share estimates against this data. |
| Architectural and construction firms | Professional firms with knowledge of building quality standards in Tangier. | We consulted them on new versus old construction differences. We used their input to explain the new-build premium. |
| Local municipality data | Official neighborhood and district information for Tangier. | We used it to accurately name and categorize neighborhoods. We ensured our geographic descriptions match official boundaries. |
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