“`htmlApartment prices in Morocco depend so heavily on city, neighbourhood, size, condition, title status, and building quality that no single national price is useful.
To compare budgets, this guide uses three rounded planning bands: 5,000 to 7,000, 9,000 to 14,000, and 15,000 to 25,000 MAD per m².
These bands are scenarios built from selected Yakeey neighbourhood estimates, not nationwide averages or guaranteed market ranges.
On that basis, a 70 m² apartment comes to roughly 350,000 MAD in the lower scenario and up to 1,750,000 MAD in the prime one.
How much does an apartment cost in Morocco?
The exact neighbourhood matters more than the city name.
For example, Yakeey’s live price map estimates about 6,080 MAD per m² for apartments in Moulay Rachid, Casablanca.
In the same city, its estimate for Anfa Supérieur is about 25,701 MAD per m², more than four times higher.
Official statistics do not publish a simple apartment price per m² either.
Instead, the Bank Al-Maghrib and ANCFCC property price index tracks quarterly changes in recorded sale prices.
Check its latest note for the market direction.
Apartment prices in Morocco at a glance
- Illustrative 70 m² budget: about 350,000 to 490,000 MAD in the lower scenario and 1,050,000 to 1,750,000 MAD in the prime scenario.
- Advertised city averages: Rabat, Marrakech, and Casablanca led the 2025 Mubawab asking price figures reported by Le Matin.
- Live city estimates: Yakeey showed about 7,577 MAD per m² for Marrakech and 14,535 MAD for Rabat on 17 September 2026.
- Extra costs: registration duty and land registry inscription alone come to about 5.5%, and other costs are added on top.
- Foreign buyers: foreigners can generally buy titled apartments, but the title should be verified before any deposit is paid.
How should you read apartment price figures in Morocco?
Three kinds of price evidence are available, and each one answers a different question.
| Evidence type | What it shows | Main limit |
|---|---|---|
| Portal asking averages, such as the Mubawab figures | What sellers and developers advertised during 2025 | Not the final price a buyer paid |
| Estimate maps, such as Yakeey | Live modelled estimates by city and neighbourhood | Estimates can change and are not completed sale prices |
| Official price index from Bank Al-Maghrib and ANCFCC | Quarterly change in recorded sale prices | Shows direction, not a price per m² |
Sources were accessed on 17 September 2026.
The Mubawab figures describe 2025 asking prices, while Yakeey publishes live estimates that may change.
So compare like with like: the same source, the same neighbourhood, and similar apartments.
Also, the official index uses a repeat sales method, which follows price changes for properties that have sold at least twice.
How should you convert apartment prices into pounds or dollars?
This guide does not show fixed pound or dollar conversions, because exchange rates move every day.
Instead, divide the MAD price by the rate your bank quotes on the day you plan to pay.
Bank Al-Maghrib publishes reference rates, but your bank’s margin, fees, and timing will change the amount that actually arrives.
The Office des Changes sets the foreign exchange rules, so confirm a documented transfer route with your bank before sending money.
This guide on repatriating money after selling property in Morocco explains why the paperwork matters later.
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What is the price per m² for apartments in Morocco?
Below, two different kinds of evidence sit side by side for the main cities.
| City | Mubawab average asking price per m², 2025 | Yakeey live estimate per m², 17 September 2026 |
|---|---|---|
| Rabat | 17,514 MAD | 14,535 MAD |
| Marrakech | 16,060 MAD | 7,577 MAD |
| Casablanca | 15,310 MAD | 9,753 MAD |
| Tangier | About 11,400 MAD | 7,074 MAD |
| Agadir | About 11,400 MAD | 7,606 MAD |
| Fès | Not given in the report | 4,999 MAD |
| Meknès | Not given in the report | 5,223 MAD |
| Morocco overall | 14,042 MAD | No national figure shown |
The Mubawab column comes from Le Matin’s report on Mubawab’s 2025 market review, which analysed nearly 100,000 listings on that portal.
Those figures are advertised asking prices, not completed transaction prices.
By contrast, the Yakeey column shows live modelled estimates that may change, so use the table to rank cities, not to value one apartment.
How much does a 50 m², 70 m², or 100 m² apartment cost?
Most buyers think in total budget, so the table below multiplies each size by the three planning bands.
The bands are rounded from selected Yakeey neighbourhood estimates in Casablanca, Rabat, Marrakech, Tangier, and Agadir.
They are illustrative calculations, not nationwide averages, guaranteed ranges, or observed sale prices.
| Size | Planning band used | Illustrative total |
|---|---|---|
| 50 m² | Lower priced scenario, 5,000 to 7,000 MAD per m² | 250,000 to 350,000 MAD |
| 50 m² | Mid market scenario, 9,000 to 14,000 MAD per m² | 450,000 to 700,000 MAD |
| 50 m² | Prime scenario, 15,000 to 25,000 MAD per m² | 750,000 to 1,250,000 MAD |
| 70 m² | Lower priced scenario, 5,000 to 7,000 MAD per m² | 350,000 to 490,000 MAD |
| 70 m² | Mid market scenario, 9,000 to 14,000 MAD per m² | 630,000 to 980,000 MAD |
| 70 m² | Prime scenario, 15,000 to 25,000 MAD per m² | 1,050,000 to 1,750,000 MAD |
| 100 m² | Lower priced scenario, 5,000 to 7,000 MAD per m² | 500,000 to 700,000 MAD |
| 100 m² | Mid market scenario, 9,000 to 14,000 MAD per m² | 900,000 to 1,400,000 MAD |
| 100 m² | Prime scenario, 15,000 to 25,000 MAD per m² | 1,500,000 to 2,500,000 MAD |
How much does a two bedroom apartment cost?
Two bedroom apartments often measure somewhere between 50 and 100 m², although layouts vary widely.
Using the planning bands, that suggests roughly 250,000 to 700,000 MAD in the lower priced scenario.
Similarly, the mid market and prime scenarios point to about 450,000 to 1,400,000 MAD and 750,000 to 2,500,000 MAD.
Still, check the usable space, because a well designed 100 m² apartment can be more practical than a badly designed 120 m² one.
What do apartments cost in Morocco’s main cities?
City figures hide the real story, which is the gap between neighbourhoods.
| City | Lower estimate examples, MAD per m² | Higher estimate examples, MAD per m² |
|---|---|---|
| Casablanca | Moulay Rachid 6,080; Sidi Moumen 6,327 | Maarif 13,951; Racine 15,884; Anfa Supérieur 25,701 |
| Rabat | Takadoum 7,840; Hay Al Fath 8,469 | Agdal 14,469; Riyad 15,282; Souissi 18,301 |
| Marrakech | M’Hamid 5,771; Massira 1 6,811 | Guéliz 13,758; Hivernage 14,665; Agdal 16,325 |
| Tangier | Boukhalef 5,532; Beni Makada Lakdima 6,597 | Marshan 11,708; Malabata 13,046; Playa 14,627 |
| Agadir | El Hajeb 5,591; Bensergao 6,916 | Talborjt 13,410; Founty 16,474 |
All figures above are live Yakeey estimates accessed on 17 September 2026, so test them against real comparable listings before making an offer.
Casablanca
Casablanca’s neighbourhood estimates spread much wider than its city figure suggests.
If you are comparing districts, this guide to the best areas to buy property in Casablanca explains how the main neighbourhoods differ.
Rabat
Rabat is the most expensive city in this guide on both the Mubawab and Yakeey figures.
Souissi is also a major villa area, so compare its apartments only with similar residences.
Marrakech
Marrakech prices depend heavily on the district and the type of residence.
For example, Guéliz is estimated at nearly twice the city figure, while M’Hamid sits below it.
For a closer look at this city, read how to buy an apartment in Marrakech safely.
Tangier
In Tangier, districts such as Malabata and Marshan are estimated well above the city figure.
This guide to buying property in Tangier covers the local areas in more depth.
Agadir
In Agadir, Founty is estimated at more than twice the city figure.
Before shortlisting, see the best areas to buy property in Agadir.
Fès and Meknès
Fès and Meknès have the lowest Yakeey city estimates in this guide.
However, medina homes carry different title and structural questions, so value them separately from modern apartments.
What changes the price of an apartment in Morocco?
Two apartments with the same surface area can deserve very different prices.
- Location: the exact street, access, schools, shops, and nearby jobs all shape demand.
- Registered area: the title surface may include parking, terraces, or balconies as well as indoor space.
- Layout: long corridors and awkward rooms reduce the space you can actually use.
- Lift and floor: a missing or unreliable lift can reduce demand for upper floors.
- Condition: maintenance history often matters more than the construction year alone.
- Building services: pools, guards, and gardens add appeal, yet they usually raise syndic charges, meaning the fees paid to the building’s management body.
- Title status: a clean Titre Foncier, meaning a registered land title, is easier to value and resell.
Indoor space, terraces, balconies, and parking should not automatically share one rate.
Ask a qualified valuer how each component has been treated.
New build or resale: which costs more?
| Apartment type | Price pattern | What to check |
|---|---|---|
| Resale | Reflects age, condition, and the building’s reputation | Title history, syndic arrears, and hidden repairs |
| New build | Often priced above older stock nearby | Developer track record, finish quality, and the occupancy permit |
| Off plan | Price is fixed before the building exists | Permits, payment schedule, delivery terms, and refund conditions, as explained in this guide to buying off plan property in Morocco |
| Furnished | Furniture is usually built into the asking price | Value the apartment and the contents separately |
Is a cheap apartment in Morocco a good deal?
A low price is not bad by itself, but it always needs an explanation.
- Weak demand: the area may be hard to rent out or resell.
- Building issues: there may be no lift, no parking, or poor maintenance.
- Unpaid charges: the syndic account may be in arrears.
- Title problems: heirs, joint owners, or registration gaps can complicate the sale.
- Renovation: repairs may cost more than the discount.
- Pressure: the seller may be pushing for a fast deposit.
Before you treat a low figure as an opportunity, read what to check with cheap property in Morocco for sale by owner.
A low price does not make a deal safe.
Check the title, the building, the syndic position, and the written terms before any money leaves your account.
How much can you negotiate on an asking price?
There is no reliable national discount figure for apartments in Morocco.
Instead, the gap between asking price and sale price depends on the seller, the property, time on the market, paperwork, and local demand.
I’m Anis Chity, the founder of Buy Property Morocco, and I am based in Marrakech.
I have personally bought four properties in Marrakech, but one buyer’s experience cannot establish a normal negotiation discount.
A fair offer should come from comparable evidence, not from a percentage you read online.
An agent’s price guidance is not an independent valuation, and this guide on choosing a real estate agent in Marrakech lists the questions to ask.
For offer tactics, see this guide on negotiating apartment prices in Morocco.
What costs should you add to the agreed price?
The agreed price is not the full cost of buying an apartment.
Buyers normally face several separate charges rather than one single buying fee.
| Cost | Reference figure | Who sets or quotes it |
|---|---|---|
| Registration duty | 4% of the declared price in the usual case for an apartment | The tax administration, known as the DGI, under the 2026 General Tax Code |
| Additional duty for undocumented payment | 2% on the undocumented part of the price, for qualifying sales above 300,000 MAD | DGI, under the Finance Law 2026 rule applying from 1 July 2026, as reported by Médias24 from the DGI circular |
| Land registry inscription | 1.5% of the price plus a 100 MAD fixed charge per property | ANCFCC published tariff |
| Property certificate | 100 MAD per certificate | ANCFCC published tariff |
| Notary fees and VAT | Shown in the notary’s written estimate | Your notary |
| Agency commission | Not an official charge, so it varies | Your written agreement with the agency |
| Bank and currency costs | Depend on your bank and transfer route | Your bank |
Different rates or exemptions can apply in some cases, so confirm the applicable rate with the notary.
Ask the notary for a written estimate showing professional fees, VAT where applicable, taxes, registry charges, certificates, and other disbursements separately.
Based on the Médias24 report of the DGI circular, the 2% rule works as follows.
- Scope: it concerns qualifying property sales above 300,000 MAD.
- Rate: the additional duty is 2%.
- Base: it applies only to the part paid through an unrecognised or undocumented method.
- Deed: the deed must record the payment method and references, otherwise the duty can apply to the whole price.
- Recognised methods: these include methods accepted under Moroccan tax rules, such as bank transfers and crossed non endorsable cheques.
Never agree to declare a lower price than you actually pay.
If you have questions about how the declared price could affect tax when you later sell, ask the notary.
For a line by line breakdown, read this guide to notary fees when buying property in Morocco.
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What should you check before paying a deposit?
Price is only one part of the decision, and the first payment is often the riskiest moment.
- Confirm ownership through the notary or the ANCFCC land registry, including any mortgages, heirs, or joint owners.
- Ask whether it has a Titre Foncier or a Melkia, a traditional deed without full registration, as this Melkia vs Titre Foncier guide explains.
- Request a written cost estimate from the notary before you sign the preliminary sale agreement, known as the compromis de vente.
- Use a payment method recognised under the applicable Moroccan tax rules, and make sure the deed records the payment method and references.
- Confirm the payment route with the notary before transferring any funds.
- Get a recent syndic statement showing no unpaid charges.
- Keep proof of every transfer, since you may need it years later.
This guide to paying a property deposit in Morocco explains the refund terms to look for.
Do not send money based on a verbal promise or a message from an intermediary.
Wait for written terms, a verified title, and a payment route the notary can document.
How can you tell if an apartment is fairly priced?
A fair price is one you can defend with comparable evidence.
- Get the title surface and the approved floor plan, then separate indoor space from terraces, balconies, and parking.
- Find at least five similar apartments in the same neighbourhood, building type, and condition.
- Convert each one into a price per m² of usable indoor space.
- Adjust for floor, lift, light, view, noise, parking, and needed repairs.
- Add yearly holding costs, such as syndic fees and local taxes like the taxe d’habitation and the taxe de services communaux.
- Set your maximum offer before you meet the seller again.
For Marrakech, this guide to property valuation in Marrakech walks through the method in more detail.
On the legal side, the property due diligence checklist for Morocco covers what a notary or lawyer should verify.
Questions to ask before you make an offer
- How long has the apartment been on the market?
- Is the parking space on the same title?
- What are the monthly syndic fees, and are they fully paid?
- Which furniture and appliances are included in the price?
- Has the price changed since the listing first appeared?
Final checklist before you make an offer
Before you make an offer, make sure you have done the following.
- Compared similar apartments using usable indoor area.
- Received a written cost estimate from the notary.
- Confirmed any agency commission in writing.
- Checked the title and the seller’s authority to sell.
- Arranged a documented payment route with the notary.
- Seen a recent syndic statement showing no arrears.
- Set a maximum price and the point where you will walk away.
FAQ about apartment prices in Morocco
What is a realistic apartment budget in Morocco?
Under this guide’s scenarios, a 70 m² apartment ranges from about 350,000 MAD to 1,750,000 MAD.
These are illustrative calculations, and buying costs come on top.
How much does a two bedroom apartment cost in Morocco?
At 50 to 100 m², this guide’s scenarios give roughly 250,000 MAD at the low end and 2,500,000 MAD at the top.
The table of illustrative totals above shows the full breakdown.
Which Moroccan cities have lower apartment prices?
Among major cities, Tangier and Agadir had lower advertised averages than Rabat, Marrakech, and Casablanca in the 2025 Mubawab figures reported by Le Matin.
Yakeey’s live estimates also place Fès and Meknès lowest among the cities in this guide, although medina homes need separate evaluation.
How much does an apartment cost per m² in Morocco?
On 17 September 2026, Yakeey’s live city estimates ranged from about 4,999 MAD in Fès to 14,535 MAD in Rabat.
By comparison, the 2025 Mubawab asking averages for major cities ranged from about 11,400 MAD to 17,514 MAD.
Are advertised apartment prices negotiable?
Often they are, but no reliable national discount applies.
Instead, base your offer on comparable apartments, condition, paperwork, and how long the listing has been online.
How much should a buyer budget beyond the agreed price?
Registration duty at 4% and land registry inscription at 1.5% plus 100 MAD come to about 5.5% of the price.
That is not the full extra cost, because notary fees, VAT where applicable, certificates, agency commission, and bank costs may be added.
How do I convert a price into pounds or dollars?
Divide the MAD price by the rate your bank quotes on the day you pay, because margins, fees, and timing change the result.
Can foreigners buy apartments in Morocco?
Yes, foreigners can generally buy titled apartments in towns and cities, subject to the usual checks.
This overview of buying property in Morocco as a foreigner explains the full process.
This guide shares general information from public data and personal buying experience, and it is not legal, tax, financial, or valuation advice.
Prices, taxes, and rules change, so confirm figures with a Moroccan notary, lawyer, bank, or qualified valuer before you commit.
Already considering a property?
Get 14 days of personal buyer support, three private calls and WhatsApp support.
See the 14 Day Buyer Plan: $299 →
Get help reviewing up to three properties before you commit money.
“`
Anis is the founder of Buy Property Morocco, a research-based resource created to help foreign buyers understand the real process of buying property in Morocco safely.
He focuses on the practical details most buyers only discover too late: title deed checks, notary steps, compromis de vente risks, transfer taxes, foreign banking rules, repatriating money after a sale, and avoiding common mistakes when dealing with agents or sellers.
Anis has personally bought 4 properties in Morocco and shares practical guidance based on real experience, not theory.
If you are seriously considering buying property in Morocco and want private guidance before you send money, pay a deposit, or sign anything, you can book a buyer safety call here:
