Significant Price Variations Across Major Moroccan Cities
The real estate landscape in Morocco showcases striking price disparities, particularly evident in the metropolitan areas of Casablanca, Rabat, and Marrakech, as highlighted in the Agenz real estate barometer for the third quarter of 2026. This report illustrates how the average prices for properties can vary dramatically not only between different cities but also within the same urban area. Notably, Rabat emerges as the city with the highest average apartment prices, while Casablanca leads in the villa segment, revealing the profound impact of location on real estate valuation.
In Casablanca, the average price for an apartment in the Marina district reaches an impressive 33,380 DH/m², contrasting sharply with Hay Arrahma, where the average price is only 6,326 DH/m². This significant disparity of over fivefold underscores the varying real estate dynamics within the city. Overall, Rabat's average apartment price stands at 18,970 DH/m², making it the highest among the three cities analyzed, while Casablanca's average for villas is recorded at 16,681 DH/m². These figures not only reflect the role of location in determining property prices but also highlight how city-wide averages can obscure the vastly different realities that exist within specific neighborhoods and property categories.
In Rabat, specific neighborhoods showcase even higher prices, with the Administrative Quarter averaging 25,046 DH/m², followed closely by Haut Agdal at 23,533 DH/m², Hay Riad at 23,324 DH/m², and Souissi at 22,686 DH/m². Conversely, Fadesa Nahda offers a stark contrast with an average of just 9,632 DH/m², illustrating the heterogeneous nature of the Rabat market where location remains a critical determinant of pricing. For villas, Rabat averages 14,479 DH/m², which is lower than the average villa price recorded in Casablanca.
Casablanca's apartment market presents a notable average of 12,912 DH/m², placing it behind both Rabat and Marrakech in the rankings of the three cities assessed. However, this average masks considerable variances, with Marina leading at 33,380 DH/m², followed by Val d’Anfa at 24,877 DH/m², El Manar-El Hank at 24,605 DH/m², and Aïn Diab at 23,870 DH/m². In contrast, neighborhoods such as Hay Arrahma, Anassi, and Hay Albaraka report significantly lower prices, with averages of 6,326 DH/m², 6,796 DH/m², and 7,110 DH/m² respectively. The gap between the most expensive and the least expensive areas within Casablanca is thus substantial, further emphasizing the diverse pricing landscape.
Turning to Marrakech, the average price for apartments reaches 15,840 DH/m², with Prestigia reporting the highest price at 27,320 DH/m², followed by Hivernage at 21,963 DH/m² and Route de l’Ourika at 20,949 DH/m². In contrast, Azzouzia is at the lower end of the scale, with an average of 6,278 DH/m². For villas, the average price in Marrakech stands at 11,153 DH/m², with Rahba Kedima commanding the highest price at 26,442 DH/m², trailed by Golf Argana at 14,475 DH/m² and Route de Ouarzazate at 13,862 DH/m².
The findings from Agenz illustrate that average prices within a city do not adequately capture the complexities of its real estate market. The characteristics of the property and its specific location can significantly alter the observed price levels. The data published by Agenz is derived from multiple internal sources, including transactions conducted by their network of real estate agents, analysis of over 10,000 listings processed by their teams and tools, as well as appraisals performed for clients. The platform ensures that it excludes inconsistent price observations and atypical values, employing the interquartile range method to maintain data integrity. Only neighborhoods with a sufficient volume of data are included in the final results, utilizing a team of over 100 real estate agents, 50 engineers, and data scientists, along with more than 100,000 lines of internal data.
According to Malik Belkeziz, CEO of Agenz, these disparities reinforce the necessity for localized neighborhood analysis to accurately position properties within their respective markets. Nevertheless, the prices presented remain averages derived from the platform's data, serving as market indicators rather than definitive assessments or references established by the General Tax Directorate or other competent authorities.
As reported by lobservateur.info.
