Authored by the expert who managed and guided the team behind the Morocco Property Pack
Everything you need to know before buying real estate is included in our Morocco Property Pack
Tangier's property market offers compelling opportunities for both investors and residents, with prices ranging from 800,000 MAD to over 4 million MAD depending on location and property type.
The Moroccan port city has experienced remarkable growth over the past five years, with property values increasing 25-35% driven by major infrastructure projects, international investment, and preparation for the 2030 FIFA World Cup. Prime neighborhoods like Malabata and Iberia command prices of 16,300-18,500 MAD/m² for luxury villas, while emerging areas offer entry points around 9,000 MAD/m² with strong appreciation potential.
If you want to go deeper, you can check our pack of documents related to the real estate market in Morocco, based on reliable facts and data, not opinions or rumors.
Tangier property prices range from 9,000-18,500 MAD/m² with the city average at 10,800 MAD/m², showing 25-35% growth over five years. Prime neighborhoods offer rental yields up to 9%, while emerging areas provide strong appreciation potential with ongoing infrastructure development supporting continued growth through 2030.
| Key Metric | Current Status | Outlook |
|---|---|---|
| Average Price per m² | 10,800 MAD citywide | 4-6% annual growth expected |
| Prime Area Prices | 13,500-18,500 MAD/m² | Up to 20% growth in premium zones |
| Rental Yields | 6.79% city average, up to 9% | Stable with tourist demand |
| Transaction Costs | 5-8% of purchase price | Remain competitive regionally |
| Market Liquidity | 1-3 years resale in prime areas | Improving with infrastructure |
| Best Budget Range | 1.2-2.5M MAD apartments | Sweet spot for ROI |
| Growth Areas | Sidi Bouknadel, Nouveau Tanger | Infrastructure-driven appreciation |
How much do properties in Tangier cost today across different neighborhoods?
Property prices in Tangier vary significantly by neighborhood, with prime areas commanding premium rates while emerging districts offer more affordable entry points.
As of September 2025, prime neighborhoods like Malabata, Iberia, and the city center see apartments averaging 13,500-14,200 MAD per square meter. These areas benefit from proximity to the beach, established infrastructure, and international appeal.
Mid-range neighborhoods including Masnana and Tanger Balia offer properties between 9,000-13,000 MAD per square meter, providing a balance of affordability and amenities. The citywide average sits at approximately 10,800 MAD per square meter for all residential property types.
Emerging neighborhoods like Sidi Bouknadel and Nouveau Tanger present the most affordable options, often starting around 8,000-9,000 MAD per square meter. These areas are experiencing rapid development due to new infrastructure projects and improved transport connections.
Location remains the primary price driver, with sea views, proximity to amenities, and neighborhood prestige significantly impacting valuations.
What's the price difference between apartments, villas, and traditional riads?
The property type significantly influences pricing in Tangier's real estate market, with villas commanding the highest prices and apartments offering the most accessible entry points.
| Property Type | Prime Area (MAD/m²) | Mid-range Area (MAD/m²) | City Average (MAD/m²) |
|---|---|---|---|
| Apartment | 13,500-14,200 | 9,000-13,000 | 10,800 |
| Villa | 16,300-18,500 | 12,000-15,000 | 12,296 |
| Traditional Riad | 13,000-16,000 | 9,000-13,000 | 10,800 |
| Luxury Villa with Sea View | 18,500-22,000 | N/A | 15,000+ |
| Studio Apartment | 12,000-13,000 | 8,000-10,000 | 9,500 |
| Penthouse | 16,000-20,000 | 13,000-16,000 | 14,500 |
| Restored Medina Riad | 15,000-18,000 | 11,000-14,000 | 12,000 |
How have property prices in Tangier moved over the past 5 years, and what's the short-term trend?
Tangier's property market has experienced substantial growth over the past five years, with values increasing 25-35% between 2020 and 2025.
The strongest growth occurred from 2022 onwards, driven by accelerated infrastructure development, the Africa Cup of Nations preparations, and increased international investment. Premium neighborhoods have seen even more dramatic appreciation, with some areas recording gains of up to 40%.
Current annual growth rates stand at 4-6% citywide, with prime neighborhoods experiencing up to 20% annual increases. This represents a sustainable but robust expansion supported by real economic fundamentals rather than speculative bubbles.
The short-term trend remains decidedly upward through September 2025, fueled by ongoing megaprojects, FIFA World Cup 2030 preparations, and continued foreign investment inflows. Infrastructure improvements, particularly transport links and tourist facilities, continue driving demand across all property segments.
Market momentum shows no signs of slowing, with property developers reporting strong pre-sales for new projects and existing property owners seeing consistent appreciation in their assets.
What are the forecasts for property prices in Tangier over the medium and long term?
Property price forecasts for Tangier remain optimistic through 2030, supported by major infrastructure investments and international sporting events.
The 2022-2027 Urban Agency development plan provides a solid foundation for continued growth, with significant public and private investments scheduled across the city. The FIFA World Cup 2030 co-hosting role will drive additional tourism infrastructure and international attention.
Medium-term forecasts (2025-2028) suggest annual appreciation of 5-8% citywide, with premium coastal areas potentially seeing 10-12% annual gains. Infrastructure completion around the port expansion and new transportation networks will particularly benefit properties in emerging neighborhoods.
Long-term projections (2028-2035) indicate more moderate but sustained growth of 3-5% annually as the market matures. However, properties in well-connected areas with completed infrastructure are expected to maintain above-average appreciation rates.
It's something we develop in our Morocco property pack.
Don't lose money on your property in Tangier
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Which neighborhoods are considered undervalued or poised for growth?
Several neighborhoods in Tangier present excellent growth potential due to ongoing development projects and improving infrastructure connections.
Sidi Bouknadel stands out as the most promising undervalued area, benefiting from new highway connections and planned residential developments. Current prices around 8,000-9,500 MAD per square meter offer significant upside potential as infrastructure completion drives demand.
Nouveau Tanger represents another high-growth opportunity, with major commercial and residential projects transforming the area. Properties here trade at 20-30% below city average while offering modern amenities and excellent transport links.
Outer suburban developments along the Tetouan road corridor are experiencing rapid appreciation due to new transport infrastructure and lower entry prices. These areas attract both local families and international buyers seeking value.
The industrial port expansion areas, while currently less residential, are positioned for significant commercial and mixed-use development that will drive surrounding property values higher over the next decade.
How do rental yields compare between city center, seaside, and suburban areas?
Rental yields in Tangier vary significantly by location and property type, with seaside properties generally offering the highest returns.
The city average rental yield sits at 6.79%, which compares favorably to other major Moroccan cities. However, luxury beachfront properties in Malabata and Iberia can achieve yields up to 9%, particularly when operated as short-term vacation rentals.
City center properties typically generate yields of 6-7% for long-term rentals, benefiting from steady demand from business travelers and local professionals. These properties offer more stable occupancy but lower peak rental rates than tourist-focused properties.
Suburban areas generally yield 5-6% for long-term rentals, with lower property prices offset by reduced rental rates. However, some suburban properties near universities or business districts can achieve above-average yields due to consistent demand.
Short-term rental properties in prime tourist areas significantly outperform long-term rentals, with premium Airbnb listings generating over 118,000 MAD annually compared to 60,000-80,000 MAD for equivalent long-term rentals.
What's the average occupancy rate for short-term rentals like Airbnb versus long-term leases?
Occupancy rates in Tangier's rental market heavily favor tourist-oriented short-term rentals in prime locations over traditional long-term leases.
Short-term rentals in established tourist zones achieve occupancy rates of 65-80% during peak season (April-October) and 40-50% during off-season months. Well-managed properties with professional marketing can maintain year-round occupancy above 60%.
Premium Airbnb listings with sea views or medina locations often achieve 70-85% annual occupancy, generating significantly higher revenue per square meter than long-term alternatives. The key success factors include professional management, competitive pricing, and excellent guest services.
Long-term rental occupancy remains stable at 90-95% for well-located properties, but with much lower revenue potential. Properties in less central areas may experience longer vacancy periods between tenants.
The short-term rental market benefits from Tangier's growing tourism sector, international business travel, and digital nomad populations seeking extended stays in Morocco.
How do taxes, fees, and transaction costs break down for a property purchase in Tangier?
Transaction costs for property purchases in Tangier typically total 5-8% of the purchase price, making Morocco relatively competitive compared to other international markets.
Registration tax represents the largest single cost at 2.5-3% of the property value, paid to the Moroccan government during the title transfer process. This tax is non-negotiable and applies to all property transactions.
Notary fees range from 1-1.5% of the purchase price, covering legal documentation, title verification, and official registration processes. These fees are standardized and essential for legal property ownership.
Real estate agent commissions typically cost 2-3% of the purchase price, usually split between buyer and seller agents. International buyers often pay slightly higher rates for specialized services and language support.
Additional costs include property surveys, legal inspections, and translation services, typically adding another 0.5-1% to total transaction expenses. Non-residents should also budget for annual property taxes and potential home-country tax implications.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Morocco versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the main risks to consider in the short, medium, and long term?
Property investment in Tangier carries several risk factors that potential buyers should carefully evaluate across different time horizons.
Short-term risks include regulatory changes affecting vacation rentals, particularly new restrictions on Airbnb operations that could impact rental yields. Market competition from new short-term rental properties may also pressure occupancy rates and pricing power.
Medium-term risks center around political and economic volatility in Morocco or the broader North African region, which could affect foreign investment flows and tourism demand. Oversupply in certain property segments, particularly luxury developments, poses another significant concern.
Currency risk represents an ongoing challenge for international buyers, as MAD fluctuations against major currencies can impact both purchase costs and rental returns. Property maintenance costs may also increase faster than rental income growth.
Long-term risks include changing global travel patterns that could reduce tourism demand, local demographic shifts affecting rental markets, and potential climate-related impacts on coastal properties. Infrastructure development delays could also affect property appreciation in emerging neighborhoods.
How liquid is the market—how easy is it to resell within 1 year, 3 years, or 10 years?
Market liquidity in Tangier varies significantly by property location, type, and price point, with prime properties offering much faster resale opportunities than secondary locations.
Properties in prime neighborhoods like Malabata, Iberia, and the city center typically resell within 6-18 months when priced competitively. These areas benefit from consistent demand from both local and international buyers.
Mid-range properties in established neighborhoods usually require 1-3 years for resale, depending on market conditions and specific property features. Well-maintained properties with good rental histories sell faster than those requiring significant updates.
Properties in emerging or suburban areas may take 2-5 years to resell, particularly if purchased during early development phases. However, as infrastructure completes, liquidity in these areas is expected to improve significantly.
Speculative investments in fringe areas or overly customized properties may require 5-10 years for profitable resale. The 10-year outlook is generally positive due to ongoing urban development and population growth, but patience is required for maximum returns.
What budget ranges make sense for each use case: living, renting out, or flipping for resale?
Different investment strategies in Tangier require specific budget ranges to optimize returns and minimize risks across various use cases.
For primary residence purposes, budgets of 1.2-2.5 million MAD provide access to quality apartments in good neighborhoods with amenities, schools, and transport links. Family villas require 2.5-4 million MAD or more, depending on size and location preferences.
Rental investment properties perform best in the 1-1.7 million MAD range, targeting tourist-friendly apartments in city center or seaside locations. This budget range offers optimal rental yields while maintaining reasonable purchase prices and transaction costs.
Property flipping strategies work best with 800,000-1.3 million MAD budgets focused on emerging neighborhoods with strong appreciation potential. These properties offer the highest percentage returns but require longer holding periods and market knowledge.
Luxury investment properties above 3 million MAD can generate premium rental returns but require sophisticated management and longer-term investment horizons. These properties appeal to high-end tourists and business executives.
It's something we develop in our Morocco property pack.
Given all this, where should a buyer position themselves now in terms of area, property type, and budget?
Current market conditions favor strategic positioning in growth areas with established infrastructure and tourism appeal, balancing capital appreciation potential with rental yield opportunities.
Prime positioning targets neighborhoods like Malabata, Iberia, and emerging areas around Sidi Bouknadel, where transport links and developer activity support both property values and rental demand. Properties with sea views or proximity to tourist attractions offer the best long-term value proposition.
Optimal budget ranges fall between 1.2-2.5 million MAD for apartments and 2.5 million MAD and above for villas, providing access to quality properties without overpaying for ultra-luxury features that may not generate proportional returns.
Property types should prioritize apartments and small villas suitable for both short-term vacation rentals and long-term residential use. Flexibility in property use maximizes both rental income and resale appeal to different buyer segments.
Buyers prioritizing rental income should focus on short-term rental-ready properties in city center or Malabata/Iberia areas, while investors seeking long-term appreciation should consider emerging neighborhoods benefiting from new infrastructure development.
The current market window favors action over waiting, as infrastructure projects and international events continue driving demand while property prices remain below their long-term potential in many promising areas.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Tangier's real estate market presents compelling opportunities for both investors and residents, with strong fundamentals supporting continued growth.
Strategic positioning in prime or emerging neighborhoods with proper budget allocation can deliver both capital appreciation and rental yields in Morocco's dynamic property market.
It's something we develop in our Morocco property pack.
Sources
- Sands of Wealth - Tangier Price Forecasts
- Properstar - Morocco Tangier House Prices
- ImmoWorld - Tangier Real Estate Market Forecasts 2025
- ImmoWorld - Real Estate Blog
- Global Property Guide - Morocco Price History
- Sands of Wealth - Tangier Real Estate Trends
- Statista - Morocco Real Estate Index Prices