Introduction
Casablanca accounts for 35% of Morocco's national GDP and records over 28,000 real estate transactions annually. With 4.2 million inhabitants, it is the kingdom's most liquid property market. According to verified market data from the first quarter of 2026, prices show a moderate adjustment compared to the previous year, with a stark gap between premium neighborhoods and the periphery. The weighted average price hovers around 13,500 MAD/m², but this figure conceals differences of up to 4 times between the most expensive and most affordable areas.
Real Prices by Neighborhood
The following data comes from verified market sources and represents the average square meter price for apartments in each area:
| Neighborhood | Price m² apartment | Profile |
|---|---|---|
| Anfa Supérieur | 22,000–28,000 MAD | Luxury residential area. Prestigious villas, embassies, and economic elite. Low liquidity but highly stable values. |
| Ain Diab | 18,000–25,000 MAD | Seafront and Corniche. Sea-view apartments and beachside villas. Strong summer demand. |
| CFC / Casa Finance City | 19,000–26,000 MAD | African financial hub. Mixed-use towers, apartments for expatriate executives. Institutional demand. |
| Gauthier | 15,000–18,000 MAD | Quiet upper-class residential area, near private schools. Highly sought after by Moroccan executive families. |
| Racine | 15,000–19,500 MAD | Classic high-end. Large apartments and detached houses. Medium liquidity. |
| Maarif | 13,000–17,000 MAD | The most dynamic neighborhood. Shopping center, offices, restaurants. Strong rental demand. High liquidity. |
| Bourgogne | 12,000–15,000 MAD | Mixed residential near the center. Good value for money. Ideal for families seeking space. |
| Californie / Sidi Maarouf | 10,000–15,000 MAD | Tech hub and residential area for young professionals. New apartments, proximity to T4 tramway. |
| Aïn Sebaâ | 8,000–11,000 MAD | Eastern residential and industrial zone. Middle-class demand. Good connectivity. |
| Hay Hassani / Sidi Moumen | 6,000–9,000 MAD | Affordable periphery. First home for young buyers and budget-conscious families. Daam Sakane eligible programs. |
Taxation for Foreign Buyers
If you are considering buying in Casablanca as a non-resident, here are the key tax aspects to understand:
- •
No restrictions on foreign ownership: Non-residents can purchase property in Morocco without prior authorization, except in agricultural or strategic zones. The land title (titre foncier) provides full legal security.
- •
Acquisition costs between 5.5% and 7.5%: These include registration fees (4%), notary fees (0.5–1%), land registry (1%), and agency fees. For a 1.5 million MAD apartment, costs amount to approximately 100,000 MAD.
- •
Capital gains exemption on primary residence: If you sell your primary residence after 6 years of ownership, the capital gain is exempt from the 20% tax. For non-residents, a 20% withholding applies on the gain if not exempt.
- •
Rental income tax: Rental income is subject to Moroccan income tax (progressive scale up to 38%). A 40% deduction on gross income is applicable for expenses.
- •
Double taxation agreements: Morocco has treaties with France, Spain, Belgium, and other countries to avoid double taxation. Taxes paid in Morocco are deductible in your country of residence.
Which Neighborhood Fits Your Lifestyle?
Every buyer profile finds its place in Casablanca. Here's our guidance based on your priorities:
- •
Young professional (25–35 years): Sidi Maarouf or Maarif Extension. New 80–110 m² apartments, good tramway connection, near the Casanearshore tech hub (50,000 jobs). Budget: 800,000–1.5 million MAD.
- •
Family with children: Bourgogne, Gauthier, or Oasis. Quiet areas with international schools, parks, and amenities. 120–180 m² apartments with 3–4 bedrooms. Budget: 1.5–3 million MAD.
- •
Buyer seeking exclusivity: Anfa Supérieur or Ain Diab seafront. Prestigious villas and apartments. Selective market with properties of 500 m² and above. Budget: from 5 million MAD.
- •
First-time buyer on a budget: Hay Hassani, Sidi Bernoussi, or Bouskoura. Eligible for Daam Sakane assistance. New 60–80 m² apartments. Budget: 400,000–700,000 MAD.
What No Brochure Tells You
- •
Rush-hour traffic can turn a 5 km trip into 45 minutes. Living near the tramway (lines T1, T2, or the new T3 expected by late 2026) makes a real difference in daily quality of life.
- •
The rental market in Maarif is highly liquid: a well-located apartment rents in 15–30 days. In peripheral areas, vacancy periods can exceed 3 months.
- •
Prices for apartments with an elevator and parking on the same street can vary by up to 30% compared to those without these features. These two elements add the most value at resale.
- •
The Casa Anfa project (former airport, 350 hectares) is creating a new urban hub with high-end residential programs, international schools, and parks. It is the area most transforming the city's real estate map.
FAQ
What is the average square meter price in Casablanca?
The weighted average price is around 13,500 MAD/m², but the actual range goes from 6,000 MAD/m² in the periphery to 28,000 MAD/m² in premium areas like Anfa Supérieur. The average is misleading: the neighborhood you choose can easily multiply or divide the price by three.
Which neighborhood offers the best value for money?
Bourgogne stands out as the most balanced option. With prices 20% lower than Maarif but only 10 minutes from the center, it offers spacious apartments in a well-established residential setting. Californie is also gaining traction among young families looking for modern spaces without center-district prices.
Can a foreigner buy without Moroccan residency?
Yes, without restrictions. The procedure is the same as for a resident: signing the preliminary sale agreement, verifying the land title, payment before a notary, and registration with the Land Registry. The full process typically takes 4 to 8 weeks.
How does the T3 tramway affect prices?
The new T3 line, expected by late 2026, will connect the east and west of the city. Neighborhoods directly served by the line could see gradual appreciation, based on the precedent of the T1 (2012), which boosted prices along its corridor in the years following its opening.