To remember In 2026, property prices in Morocco will enter a phase of healthy stabilisation. The national rate of increase remains moderate at around 1,5 %, with an expected increase of 3 to 5 % per year in major cities. For you, it’s a clear picture: transparent prices, little speculation and real potential in Marrakesh’s luxury property market.
How much does a square metre really cost these days? We’re asked this question every week. And the honest answer can be summed up in a single sentence: it all depends on the city and the neighbourhood. Property adverts, however, rarely tell the whole story.
We have therefore decided to be transparent about our prices, to help you buy at a fair price.
A stabilised property market in 2026
First, the good news: things are calming down. The severe turbulence is over. Credit is becoming accessible again, transactions are picking up, and confidence is returning. This sector is finally becoming clearer again.
A controlled rise in prices
The national increase is around 1,5 % At the start of this year, both Bank Al-Maghrib and the FNPI are forecasting 3 to 5 % per year. In practical terms, the national average price stands at around 10,500 DH/m², and a house sells for an average of nearly 950,000 DH. This represents a steady rise, without a property bubble, which ensures the security of your purchase in the long term.
Property prices in Morocco: significant variations depending on the region
Whilst below the national average, there are huge differences from one town to another. Location can sometimes account for 70 % of the bill, with the neighbourhood making up the rest.
Prices per square metre in Morocco: our latest estimates for 2026
Here is our price guide, city by city. These price ranges cover everything from budget to luxury, from Tetouan in the north to the south.
| Metropolis | Price range for flats (DH/m²) | Trend 2026 |
| Casablanca | 12,000 – 35,000+ | ↗️ Rise |
| Rabat | 10,000 – 25,000 | ➡️ Stable |
| Marrakech | 7,000 – 30,000 | ↗️ Rise |
| Tangier | 6,000 – 20,000 | ↗️ Rise |
| Tétouan | 5,000 – 14,000 | ↗️ Rise |
| Agadir | 5,000 – 15,000 | ➡️ Stable |
Casablanca and Rabat: the cream of the crop
Casablanca remains the gold standard. Expect 12,000 to 15,000 DH per square metre on average, and considerably more in sought-after neighbourhoods such as Anfa, where prices exceed 35,000 DH per square metre. Rabat, the administrative capital, follows closely behind with around 14,500 DH/m² for a flat.
Marrakech and its luxury riads
Marrakech is going its own way. Traditional properties remain affordable, but the renovated riads in the Medina are soaring in price, driven by unwavering demand from abroad. It is here that the most beautiful ones are to be found rental yields of the country.
In the Medina, a riad in need of renovation starts at around €150,000, whilst a fully renovated, turnkey property in a sought-after neighbourhood such as Dar El Bacha can fetch up to €800,000. The difference comes down to three factors: location, the condition of the property and the soundness of the title deeds.
- Arnaud Duysens, co-founder of Klair & Arno
Good to know : The price shown never includes additional charges. Please allow for 4 to 5 % in notary and registration fees, plus 2.5 to 5 % in agency commission. Make sure to factor this into your budget from the outset.
Make sure you value your property properly before signing
Not all goods are created equal, and the advertised price is almost never the final price. Bargaining is all part of the game: a margin of 5 to 10 % is common in Morocco. Be wary of prices advertised on classifieds websites such as Mubawab : they reflect sellers’ expectations, not actual sales. It’s better to cross-check several reliable sources.
- The Ministry of Finance’s Price Reference Guide: your best guide.
- Bank Al-Maghrib’s Property Price Index (IPAI).
- Recent actual sales in the neighbourhood, verified on the ground.
- The impact of new transport routes on the future value of the property.
«A riad less than 500 metres from Jemaa el-Fna means 80 to 95 % of virtually guaranteed occupancy. Location, in this case, is non-negotiable.»
— Claire Emeriau, co-founder of Klair & Arno
💡 Good to know — In Morocco, foreigners are free to buy property without restriction, except for agricultural land. All transactions are carried out through a solicitor and a convertible bank account: your title deed is official and secure.
It is this rigour that distinguishes a sound investment from a purchase you’ll come to regret. Need an expert’s opinion on a specific property? Our A shopping guide to the Medina and our agency That’s what they’re there for.
In 2026, the country offers a transparent, stable and promising market, provided you know the true prices. It is now up to you to turn this clarity into long-term wealth.
FAQ
What is the average price of a house in Morocco?
In 2026, expect to pay an average of nearly 950,000 DH, or around 10,500 DH per square metre nationwide. However, there remains a huge variation depending on the city: prices rise significantly in Casablanca, and even more so for a luxury villa or a prestigious riad.
Can a French person buy a house in Morocco?
Yes, and the legal framework is very secure. A French national can purchase a flat, a villa or a riad without restriction, with the sole exception of agricultural land. The purchase must be carried out through a notary and a convertible bank account. Property rights are now well-established, which reassures foreign investors.
Is it worth investing in property in Morocco?
Quite clearly. The market is stabilising, prices are rising gently and rental yields – particularly for short-term lets – are among the most attractive in the region. The appeal lies in this rare balance between managed risk and real capital growth.
