Real estate prices in Morocco: market and luxury cities
Marrakech, Casablanca, Rabat, Tangier or Agadir: understand the trends in the Moroccan real estate market, compare prices and identify the main areas of luxury real estate.
What is the price of real estate in Morocco? The question seems simple, but comparing Marrakech, Casablanca, Rabat, Tangier, or Agadir based on a single average price per square meter would be misleading. The Moroccan market encompasses urban apartments, villas, riads, golf resorts, vacation properties, and luxury homes, all with vastly different values.
To properly analyze the market, it's also necessary to distinguish between actual recorded transactions and asking prices in real estate listings. Both are useful, but they don't measure the same thing.
Q2 2026 / Q1 2026
Q2 2026 / Q1 2026
prices over the quarter
over the quarter
📊 What does the official real estate market say in 2026?
In the second quarter of 2026, the national real estate asset price index rose by 0.7% compared to the previous quarter. The number of transactions increased by 11% in parallel.
This improvement comes after a much more difficult first quarter, marked by a decline in prices and, above all, by a sharp contraction in transactions in several major cities.
However, developments in the second quarter remain very geographically differentiated: Tangier progressed by 2.3%, Rabat by 1.9%, Casablanca and Marrakech by 0.5%, while Agadir evolved in an almost stable manner.
These figures describe the performance of the markets tracked by the index. They do not mean that a villa in the Palmeraie, an apartment in Anfa, or a property overlooking the Bay of Tangier has automatically experienced the same change.
Real estate prices in Morocco: what are the benchmarks by city?
The currently published listings offer a second level of analysis. A barometer covering several thousand active listings allows us to observe the average asking prices in major cities.
To facilitate reading from France and internationally, we also provide an approximate equivalent in euros and US dollars.
1 Moroccan dirham (MAD) ≈ €0.0919 and ≈ US$0.1039.
The conversions below are intentionally rounded and provided for informational purposes only. Exchange rates fluctuate daily.
🌴 Marrakech
≈ 16,400 DH/m² — advertised price ≈ €1,510/m² • ≈ US$1,700/m²Marrakech has one of the most internationalized markets in the country. Apartments in Hivernage or Guéliz, villas in the Palmeraie, private estates and properties located on the Ourika or Amizmiz roads make up very different micro-markets.
🏙️ Casablanca
≈ 16,200 DH/m² — advertised price ≈ €1,490/m² • ≈ US$1,680/m²Casablanca combines traditional residential market and premium real estate. Anfa, Ain Diab, Californie and some recent programs concentrate part of the high-end supply: large apartments, penthouses and villas.
🌿 Rabat
≈ 18,900 DH/m² — advertised price ≈ €1,740/m² • ≈ US$1,960/m²The average demand observed in advertisements currently places Rabat among the highest-demand major cities in the barometer. However, the capital also encompasses very different markets. Souissi, Hay Riad, and Agdal should not be considered as representing a single municipal average.
🌊 Tangier
≈ 15,600 DH/m² — advertised price ≈ €1,430/m² • ≈ US$1,620/m²Tangier combines urban real estate, contemporary apartments, villas, and properties, some boasting remarkable views. In the second quarter of 2026, it posted the strongest quarterly growth among the major cities tracked here.
☀️ Agadir
≈ 14,200 DH/m² — advertised price ≈ €1,300/m² • ≈ US$1,480/m²Agadir is distinguished by its seaside character, its climate, and its residential and tourist appeal. The premium market must be examined at the neighborhood, building, and actual proximity to the coastline level.
🏡 Markets outside major metropolitan areas
Highly heterogeneous markets A local analysis is essentialBouskoura, Dar Bouazza, Essaouira, Tetouan, Asilah, and certain golf and coastal destinations can also accommodate high-end properties. For these markets, a national average per square meter becomes even less relevant.
⚠️ Prices in dirhams, euros and dollars: how to read them?
The Moroccan dirham remains our unit of reference, as source prices in the Moroccan market are expressed in MAD. Amounts in euros and US dollars are conversions used solely for ease of reading.
Thus, the benchmark of approximately 16,400 DH/m² in Marrakech corresponds, at the rate observed during this update, to approximately €1,510/m² or US$1,700/m².
These conversions will fluctuate with currencies. They should therefore never be considered as a contractual price expressed in euros or dollars.
Price displayed and actual selling price
The prices shown for Marrakech, Casablanca, Rabat, Tangier, and Agadir are based on a barometer of property listings. They represent the asking prices for the properties observed, not necessarily the final price agreed upon after negotiation.
Conversely, the IPAI of Bank Al-Maghrib and the ANCFCC measures price changes based on recorded transactions.
Therefore, we do not combine these two indicators to artificially create an average price. They provide two complementary perspectives.
💎 And what about luxury real estate in Morocco?
The luxury market is an even more specific world. A municipal average can hardly explain the price of a villa with a large plot of land in the Palmeraie, a restored riad in the Medina of Marrakech, a penthouse in Casablanca or a property overlooking the sea in Tangier.
In the luxury sector, value depends in particular on micro-location, land, architecture, quality of renovation, view, privacy, amenities and the rarity of the property.
The price per square meter remains a useful indicator, but it becomes only one element of the analysis.
What types of properties make up the luxury real estate market?
🌴 Marrakech: the grand market of Moroccan prestige
Marrakech deserves a specific analysis due to the diversity of its real estate market. The urban center, the Medina, Hivernage, Guéliz, the Palmeraie, and the major peripheral areas offer neither the same properties nor the same lifestyles.
The first quarter of 2026 was marked by a 1.5% decrease in the overall price index and a 51.5% contraction in the number of transactions compared to the previous quarter. In the second quarter, the city's index rebounded by 0.5%.
This series of events illustrates precisely why one should avoid interpreting an isolated quarter as a lasting trend.
To delve deeper into the Marrakech market:
→ Luxury real estate in Marrakech: where to buy?
→ Villas for sale in Marrakech: Palmeraie and estates
→ Riads for sale in Marrakech: Medina and prestige
How to analyze the price of a property in Morocco?
🇲🇦 Buy in Morocco
For a foreign buyer, the property search must be accompanied by a precise verification of the title, the legal status of the property, the documents and the conditions of the transaction.
We dedicate a specific guide to these questions in order to avoid mixing price analysis and legal aspects.
📈 Investing in Morocco
Second home, rental, villa, riad or property intended for tourist activity: the word "investment" covers very different projects.
Profitability should never be deduced solely from the price per square meter. Charges, occupancy, taxes, maintenance and operating methods must be integrated into the study.
Do you own a prestigious property in Morocco?
Villa in Marrakech, riad, property in Casablanca, residence in Rabat, property with sea view in Tangier or character residence: high-end marketing must combine price positioning, presentation and visibility.
Propriétés De Charme is a real estate portal , not a real estate agency. It allows selected professionals and owners to showcase prestigious properties to an audience interested in high-end real estate in France and internationally.
→ Selling a luxury property in Morocco
→ Where to publish a luxury real estate advertisement in Morocco?
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