Get all the data you need about the real estate market in Tangier
This article is regularly updated so that the data you see always reflects the current state of the Tangier house market.
Whether you are buying your first home or your fifth, knowing how much a house costs in Tangier in 2026 is the starting point for any serious purchase decision.
Below, you will find everything you need: neighborhood-by-neighborhood prices, a comparison table, and a clear breakdown by house size.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Tangier.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Tangier neighborhood for houses | California (Malabata Hills) |
| Most affordable Tangier neighborhood for houses | Boukhalef |
| Average price per square meter across Tangier neighborhoods | MAD 13,000 |
| Median house price across Tangier | MAD 2,350,000 |
| Lowest realistic starting budget to buy a house in Tangier | MAD 800,000 |
| Most expensive house type in Tangier (by bedroom count) | Four-bedroom house |
| Most affordable house type in Tangier (by bedroom count) | Two-bedroom house |
| Average price for a two-bedroom house in Tangier | MAD 1,850,000 |
| Average price for a three-bedroom house in Tangier | MAD 2,350,000 |
| Average price for a four-bedroom house in Tangier | MAD 3,200,000 |
| Price gap between the most and least expensive Tangier neighborhood | MAD 9,700 per square meter |
| Price range across Tangier house neighborhoods | From MAD 8,800 to MAD 18,500 per square meter |
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Tangier neighborhoods in 2026 ranked by house purchase price
This table ranks the main neighborhoods in Tangier by house purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Tangier.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | California (Malabata Hills) | MAD 18,500 | MAD 4,200,000 | MAD 2,800,000 | MAD 3,200,000 | MAD 4,200,000 | MAD 5,500,000 | Wealthy local families and established Tangier elites looking for privacy and sea views | Quiet hillside setting, panoramic sea views, modern villas, and close proximity to the Malabata luxury zone | High entry prices, car-dependent location, and limited local shops for daily errands | Luxury |
| 2 | Malabata | MAD 17,800 | MAD 3,900,000 | MAD 2,600,000 | MAD 3,000,000 | MAD 3,900,000 | MAD 5,200,000 | Affluent professionals and buyers seeking coastal living with strong resale value | Prime coastal access, strong tourism appeal, solid resale demand, and proximity to hotels and the marina | Seasonal congestion, higher noise levels, and limited land available for new house developments | Luxury |
| 3 | Marchane | MAD 16,500 | MAD 3,600,000 | MAD 2,400,000 | MAD 2,800,000 | MAD 3,600,000 | MAD 4,800,000 | Established wealthy families drawn to Tangier's historic prestige and central location | Historic prestige, central location, diplomatic presence nearby, and strong long-term property value | Older housing stock, potential renovation costs, and layouts that do not always match modern preferences | Premium |
| 4 | Iberia | MAD 15,800 | MAD 3,300,000 | MAD 2,200,000 | MAD 2,600,000 | MAD 3,300,000 | MAD 4,400,000 | Upper-middle-income families looking for central Tangier with good schools and services nearby | Central location, well-developed infrastructure, and easy access to schools and daily amenities | Traffic congestion and limited large plots available for new house construction | Premium |
| 5 | Nejma | MAD 15,000 | MAD 3,000,000 | MAD 2,000,000 | MAD 2,400,000 | MAD 3,000,000 | MAD 4,000,000 | Urban professionals who want to live in a walkable and well-connected part of Tangier | Very central, walkable streets, strong rental demand, and close to Tangier's main business districts | Dense urban environment, street noise, and limited privacy typical of house living in city centers | Premium |
| 6 | Achakar | MAD 13,800 | MAD 2,700,000 | MAD 1,800,000 | MAD 2,200,000 | MAD 2,700,000 | MAD 3,600,000 | Lifestyle buyers and second-home seekers attracted by Tangier's Atlantic beaches | Near Atlantic beaches, quieter environment, and growing interest from buyers looking for a second home in Tangier | Distance from the city center, limited public transport, and fewer daily services compared to central neighborhoods | Mid-Market |
| 7 | Ziaten | MAD 12,500 | MAD 2,300,000 | MAD 1,600,000 | MAD 1,900,000 | MAD 2,300,000 | MAD 3,100,000 | Growing families looking for more space in a developing part of Tangier | New housing developments, more space per property, improving infrastructure, and good value for the size you get | Still developing, fewer nearby amenities, and reliant on a car for most daily trips | Mid-Market |
| 8 | Boubana | MAD 11,800 | MAD 2,100,000 | MAD 1,400,000 | MAD 1,700,000 | MAD 2,100,000 | MAD 2,900,000 | Local middle-class families looking for a quieter residential feel without straying too far from central Tangier | Quiet residential atmosphere, reasonable proximity to the center, and more affordable than premium Tangier neighborhoods | Mixed urban planning quality and fewer modern housing options compared to newer developments | Mid-Market |
| 9 | Mghogha | MAD 10,500 | MAD 1,800,000 | MAD 1,200,000 | MAD 1,500,000 | MAD 1,800,000 | MAD 2,500,000 | Value-focused families and buyers who work near Tangier's industrial areas | Affordable entry point, improving infrastructure, and practical access to industrial employment zones | Less prestigious, limited green spaces, and historically weaker resale appreciation than central Tangier | Affordable |
| 10 | Mesnana | MAD 9,800 | MAD 1,600,000 | MAD 1,000,000 | MAD 1,300,000 | MAD 1,600,000 | MAD 2,200,000 | First-time buyers and younger families looking for an accessible entry point in Tangier | Strong price accessibility, a university nearby, and active local housing demand that supports the market | Higher density, limited urban planning quality, and traffic congestion during peak hours | Affordable |
| 11 | Bir Chifa | MAD 9,200 | MAD 1,400,000 | MAD 900,000 | MAD 1,200,000 | MAD 1,400,000 | MAD 2,000,000 | Budget-conscious families who need essential services at an affordable price in Tangier | Very accessible pricing, a strong local community feel, and essential services available nearby | Lower construction quality in some areas and limited prospects for strong long-term price appreciation | Budget |
| 12 | Boukhalef | MAD 8,800 | MAD 1,300,000 | MAD 800,000 | MAD 1,100,000 | MAD 1,300,000 | MAD 1,900,000 | Entry-level households and buyers prioritizing affordability above all else in the Tangier market | The lowest entry prices in Tangier for houses, closeness to industrial zones and the airport, and strong demand from affordability-focused buyers | Far from the city center, weaker infrastructure than more central neighborhoods, and a lower-prestige perception among Tangier buyers | Budget |
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Key insights about house purchase prices in Tangier
Insights
- The Tangier house market spans a wide range: prices go from around MAD 8,800 per square meter in Boukhalef to MAD 18,500 in California (Malabata Hills), meaning the most expensive area costs more than twice the cheapest one.
- A four-bedroom house in a Tangier luxury neighborhood like Malabata or California can easily exceed MAD 5,000,000, while the same size in Boukhalef or Bir Chifa stays under MAD 2,000,000, a gap of over MAD 3,000,000 for the same bedroom count.
- Tangier's coastal zones consistently command a price premium: Malabata and Achakar both sit above the citywide average, driven by beach access and lifestyle appeal rather than just employment proximity.
- The most realistic entry point to buy a house anywhere in Tangier starts at around MAD 800,000 in Boukhalef, but you need at least MAD 2,000,000 to enter a premium central neighborhood like Nejma.
- Tangier mid-market neighborhoods like Ziaten and Boubana offer the best balance between space and price, with three-bedroom houses in the MAD 2,100,000 to MAD 2,300,000 range, compared to over MAD 3,600,000 in Marchane.
- Historic neighborhoods like Marchane hold their value strongly because supply is limited: there is almost no available land for new house construction, which keeps prices elevated even as the broader city expands outward.
- Tangier suburban neighborhoods such as Ziaten and Mesnana are growing rapidly due to urban spillover from the city center, and their improving infrastructure is slowly closing the price gap with older established areas.
- The price difference between a two-bedroom and a four-bedroom house in Tangier luxury zones can exceed MAD 2,000,000, which is itself larger than the total median house price in most budget neighborhoods.
- Buyers in Tangier's budget areas like Boukhalef and Bir Chifa are primarily necessity-driven rather than investment-driven, which means resale demand in these neighborhoods tends to be thinner and slower.
- Just 10 to 15 minutes outside Tangier's center, house prices drop noticeably. Buyers who can tolerate a short commute can access significantly more space for their money in areas like Mghogha or Mesnana.
- Tangier's western neighborhoods, especially Achakar, attract a distinct buyer profile: people looking for a lifestyle purchase or a second home near the Atlantic, not buyers who commute daily into the city.
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About our methodology
Understanding how much a house costs in Tangier is not straightforward. Prices vary significantly by neighborhood, house size, and property condition. That is why we applied a rigorous and transparent methodology to produce the estimates you see in this article.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Tangier.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Tangier neighborhood, we aggregated the freshest house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in Tangier.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard house purchase in Tangier.
For each house category, we estimated an average purchase price based on local market conventions in Tangier. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels in Tangier.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Tangier, we rely on verifiable sources and a transparent methodology.
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 |
|---|---|---|
| Moroccan Ministry of Housing (MHUAE) | The official government body responsible for tracking housing and urban development data across Morocco, including Tangier. | We used it to understand national and regional housing trends. We relied on it for baseline pricing structures and market segmentation in Tangier. |
| Bank Al-Maghrib Real Estate Price Index | Morocco's central bank publishes regularly updated real estate price indices that are among the most reliable in the country. | We used it to anchor overall Tangier price levels and broader market trends. We cross-checked house versus apartment dynamics from its index reports. |
| ANCFCC (Land Registry Agency) | Morocco's official property transaction registry, which holds real closed-transaction data rather than just asking prices. | We used it to validate transaction price ranges and median values in Tangier. We compared transaction distributions across different Tangier zones. |
| Mubawab Morocco | One of Morocco's leading property platforms, with a large volume of Tangier house listings and a structured database. | We used it to estimate current asking prices for houses across Tangier neighborhoods. We analyzed listings across different areas for cross-neighborhood triangulation. |
| Avito Immobilier | One of Morocco's largest classifieds platforms, with strong coverage of entry-level and mid-market house listings in Tangier. | We used it to observe realistic entry-level budgets in Tangier. We validated starting price ranges for houses in more affordable neighborhoods. |
| Sarouty Morocco | A regional real estate platform with structured listing data covering both mid-market and premium neighborhoods in Morocco. | We used it to compare prices across Tangier's mid-market and premium areas. We refined bedroom-level price estimates based on its structured listing data. |
| Numbeo Property Data | A widely used international database with a transparent methodology for tracking property prices per square meter across cities worldwide. | We used it as a directional benchmark for Tangier price per square meter comparisons. We adjusted its figures specifically for houses rather than apartments. |
| Moroccan High Commission for Planning (HCP) | Morocco's official statistics authority, responsible for demographic and urban development data that informs housing demand analysis. | We used it to understand population distribution across Tangier and its neighborhoods. We linked demand patterns to neighborhood-level pricing differences. |
| Knight Frank Africa Report | A globally recognized property research firm with dedicated Africa-focused reports that contextualize luxury housing markets in cities like Tangier. | We used it to benchmark Tangier's luxury house segment against broader regional trends. We applied its insights to understand where Tangier sits in the wider North Africa market. |
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