Get all the data you need about the real estate market in Tangier
This article is updated regularly so that the prices and neighborhood data you see here reflect what is actually happening in the Tangier land market in 2026.
If you are thinking about buying a plot of land in Tangier, this guide will help you understand how much to budget and which neighborhoods fit your price range.
We cover only residential buildable land, meaning plots where you can legally build a home, so you will not find commercial or agricultural land prices here.
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 neighborhood for land in Tangier | Malabata (avg. 9,500 MAD per m²) |
| Most affordable neighborhood for land in Tangier | Gzenaya (avg. 2,800 MAD per m²) |
| Average price per square meter across all Tangier neighborhoods | 5,900 MAD per m² |
| Median plot price across Tangier | 1,250,000 MAD |
| Lowest realistic starting budget to buy land in Tangier | 400,000 MAD |
| Most expensive plot size category in Tangier | Large plots (400 to 800 m²) |
| Most affordable plot size category in Tangier | Small plots (100 to 200 m²) |
| Average price for a small plot in Tangier | 970,000 MAD |
| Average price for a medium plot in Tangier | 1,800,000 MAD |
| Average price for a large plot in Tangier | 3,300,000 MAD |
| Price gap between most expensive and least expensive Tangier neighborhood | 6,700 MAD per m² (Malabata vs. Gzenaya) |
| Price range across Tangier neighborhoods | From 2,800 MAD to 9,500 MAD per m² |
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Tangier neighborhoods ranked by land purchase price in 2026
This table ranks the main neighborhoods in Tangier by land purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median plot price, the starting budget, the average price for a small plot, a medium plot, and a large plot, the typical land use, 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 Plot Price | Starting Budget | Average Price for a Small Plot | Average Price for a Medium Plot | Average Price for a Large Plot | Typical Land Use | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Malabata | 9,500 MAD | 2,800,000 MAD | 1,800,000 MAD | 1,900,000 MAD | 3,200,000 MAD | 6,000,000 MAD | Luxury villa build | Prime coastal views, strong infrastructure, high-end zoning, and close proximity to hotels and the marina | Very limited plots available, high entry cost, strict building regulations, and steep terrain on many parcels | Prime Land |
| 2 | Iberia | 9,000 MAD | 2,500,000 MAD | 1,600,000 MAD | 1,800,000 MAD | 3,000,000 MAD | 5,500,000 MAD | Custom home construction | Central location in Tangier, strong utilities, flat terrain, and close to schools and daily services | Land is extremely scarce, dense urban surroundings, and almost no new supply reaching the market | Prime Land |
| 3 | Californie | 8,200 MAD | 2,200,000 MAD | 1,400,000 MAD | 1,600,000 MAD | 2,700,000 MAD | 5,000,000 MAD | High-end villas | Quiet residential character, good road access, modern zoning, and consistently strong buyer demand | Very limited inventory available, prices are rising quickly, and competition from developers is intense | High-Value Land |
| 4 | Marshan | 7,800 MAD | 2,100,000 MAD | 1,300,000 MAD | 1,500,000 MAD | 2,500,000 MAD | 4,800,000 MAD | Prestige homes | Historic and prestigious area of Tangier, elevated views, close to the old city, and strong resale value | Sloped terrain adds construction costs, building permits are complex, and most available plots are small | High-Value Land |
| 5 | Achakar | 6,500 MAD | 1,800,000 MAD | 1,100,000 MAD | 1,200,000 MAD | 2,000,000 MAD | 3,800,000 MAD | Villa projects | Coastal proximity in Tangier, larger plots than central neighborhoods, scenic environment, and tourism upside | Further from the city center, infrastructure is uneven in some areas, and you will need a car for daily life | High-Value Land |
| 6 | Route de Rabat | 5,800 MAD | 1,500,000 MAD | 900,000 MAD | 1,000,000 MAD | 1,800,000 MAD | 3,200,000 MAD | Spec development | A major growth corridor in Tangier, excellent road access, and many active development projects already underway | Heavy traffic congestion, mixed-use zoning in parts of the area, and ongoing construction can be disruptive | Mid-Range Land |
| 7 | Mghogha | 5,200 MAD | 1,300,000 MAD | 800,000 MAD | 900,000 MAD | 1,600,000 MAD | 3,000,000 MAD | Residential builds | Good connectivity, expanding infrastructure, relatively flat land, and an active land market with real transactions | Less prestige than central Tangier, some industrial areas nearby, and neighborhood quality varies by street | Mid-Range Land |
| 8 | Branes | 4,800 MAD | 1,200,000 MAD | 700,000 MAD | 850,000 MAD | 1,500,000 MAD | 2,800,000 MAD | Family homes | Established residential area in Tangier, utilities are available, and there is strong local demand from families | Dense surroundings limit space, large plots are hard to find, and resale upside is more modest than premium areas | Mid-Range Land |
| 9 | Ziaten | 4,200 MAD | 1,000,000 MAD | 600,000 MAD | 750,000 MAD | 1,300,000 MAD | 2,400,000 MAD | Investment hold | Emerging area of Tangier with lower prices, real future development potential, and larger plots still available | Infrastructure is still developing, appreciation will take longer than in central areas, and fewer services are nearby | Affordable Land |
| 10 | Mesnana | 3,800 MAD | 900,000 MAD | 550,000 MAD | 700,000 MAD | 1,200,000 MAD | 2,200,000 MAD | Self-build housing | Affordable entry point within Tangier's urban boundary, active residential demand, and improving infrastructure | Urban density is increasing quickly, limited premium positioning, and plot sizes tend to be on the smaller side | Affordable Land |
| 11 | Boukhalef | 3,200 MAD | 750,000 MAD | 450,000 MAD | 600,000 MAD | 1,000,000 MAD | 1,900,000 MAD | Budget housing | Very low entry price for Tangier, located near the university and airport, and strong rental demand from students | Infrastructure quality is lower than in central neighborhoods, less prestige, and zoning consistency varies | Entry-Level Land |
| 12 | Gzenaya | 2,800 MAD | 650,000 MAD | 400,000 MAD | 550,000 MAD | 900,000 MAD | 1,700,000 MAD | Long-term investment | Cheapest buildable land near Tangier, large plots are available, and the area has future growth potential | Industrial surroundings affect liveability, infrastructure is weak, and development timelines are long and uncertain | Entry-Level Land |
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Key insights about land purchase prices in Tangier
Insights
- Malabata and Iberia land in Tangier is priced above 9,000 MAD per square meter, putting them in a completely different league from the rest of the city, where most neighborhoods sit between 3,000 and 6,500 MAD.
- Coastal land in Tangier carries a 40 to 60% price premium over comparable inland plots, which means location relative to the sea can nearly double your budget before you even start building.
- The cheapest buildable land in Tangier, found in Gzenaya, is more than three times less expensive per square meter than in Malabata, giving buyers a very wide range of entry points depending on their priorities.
- Achakar is the only neighborhood in Tangier where you can still find large coastal plots, making it a rare option for buyers who want significant outdoor space without going fully inland.
- Route de Rabat is showing the strongest price growth momentum in Tangier right now, driven by ongoing infrastructure investment and the high volume of active development projects along this corridor.
- Iberia and Marshan have almost no land left on the market, which means prices there are pushed up by scarcity alone, not just by location quality.
- Boukhalef offers one of the lowest entry prices in Tangier while still benefiting from real, active rental demand thanks to its proximity to the university and the airport.
- In affordable areas like Ziaten, you can still find plots larger than 1,000 square meters, something that is essentially impossible in central Tangier neighborhoods at any price.
- Starting budgets across Tangier range from 400,000 MAD in Gzenaya to nearly 1,800,000 MAD in Malabata, meaning the market spans a very wide spectrum and can accommodate very different buyer profiles.
- Infrastructure quality is the single biggest driver of price differences between Tangier neighborhoods, more so than distance from the city center or plot size availability.
- Tangier's land market is clearly structured into five pricing tiers: prime, high-value, mid-range, affordable, and entry-level, and moving between tiers typically means a price difference of at least 1,000 MAD per square meter.
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About our methodology
When it comes to residential buildable land prices in Tangier, getting reliable data is harder than it looks. Listing prices and real transaction prices often differ, neighborhood boundaries are not always consistent across sources, and zoning rules can affect what is actually buildable on a given plot.
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 land 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 plot price for each neighborhood in the Tangier land market.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a residential buildable plot of land in that Tangier neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard land purchase.
For each plot size category, we estimated an average purchase price based on local market conventions in Tangier. We used small plots of 100 to 200 square meters, medium plots of 200 to 400 square meters, and large plots of 400 to 800 square meters.
These estimates were not applied as one flat number across Tangier. They were adjusted by neighborhood and plot size to better reflect local land market conditions and price levels.
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 is authoritative | How we used it |
|---|---|---|
| Bank Al-Maghrib | Morocco's central bank publishes official real estate price indices, making it the most credible top-level reference for national and regional trends. | We used it to understand national and Tangier-specific land price trends. We triangulated land versus built property pricing gaps to isolate land-specific values. |
| ANCFCC (Land Registry) | The ANCFCC is Morocco's official land registration authority and handles all legal property titling, giving it direct visibility into transaction activity. | We used it to understand transaction volumes and land titling distribution across Tangier. We used it to validate which neighborhoods have active, liquid land markets. |
| Haut-Commissariat au Plan (HCP) | Morocco's national statistics agency, the HCP, provides the most reliable urban growth and population data available for cities like Tangier. | We used it to understand urban expansion patterns and population growth in Tangier. We used it to identify which residential zones are under the highest demand pressure. |
| Mubawab | One of Morocco's largest real estate portals, Mubawab provides structured listing data with consistent neighborhood tagging and price-per-square-meter breakdowns. | We used listing data to estimate price per square meter for residential land across Tangier neighborhoods. We cross-checked neighborhood-level pricing to spot inconsistencies. |
| Avito Morocco | Avito is one of Morocco's highest-volume property marketplaces, giving it strong coverage of entry-level and mid-range listings that other platforms underrepresent. | We used it to observe entry-level land prices across Tangier. We validated starting budget estimates by checking the lowest realistic listings available per neighborhood. |
| Moroccan Ministry of Housing | The Ministry of Housing is the government authority responsible for urban planning and zoning rules, making it the definitive reference for what land is legally buildable. | We used it to identify which zones in Tangier are classified as residential and buildable. We excluded any areas that do not allow standard residential construction under current zoning rules. |
| Tangier Urban Agency (AUT) | The AUT is the local planning authority for Tangier and produces the official zoning maps that govern land use across the city and its surroundings. | We used zoning maps from the AUT to confirm residential land availability neighborhood by neighborhood. We excluded non-buildable or restricted zones from all price estimates. |
| JLL Morocco | JLL is a global real estate consultancy with a dedicated Morocco practice, providing institutional-grade analysis of urban development zones and market segmentation. | We used JLL reports to understand Tangier's urban development zones and identify emerging versus established areas. We used their segmentation frameworks to validate our premium versus mid-range versus entry-level classifications. |
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