Introduction
Casablanca is Morocco's economic engine: the stock exchange, the banks, the port and the headquarters of the country's largest companies. That shapes the property market: it is the most liquid in the country and the first to react to every change of cycle.
And prices? The official index (IPAI) from Bank Al-Maghrib and ANCFCC closed the second quarter of 2026 with +0.5% in the city versus the previous quarter — residential +0.7%, land +1.8% — while sales rose +4.4%. It comes after a first quarter of correction (-2.7% year-on-year). The real picture is one of stabilization: no boom, no crash.
The spread says it all: you can buy from around 6,300 MAD/m² in Sidi Moumen to over 25,700 MAD/m² in Anfa Supérieur. In this city, choosing a neighborhood means choosing a price, a lifestyle and a commute time.
Neighborhoods and prices (September 2026)
Estimated market prices for second-hand apartments, in dirhams per square meter:
| Neighborhood | Profile | Approx. price m² (MAD) |
|---|---|---|
| Anfa Supérieur | Prestigious villas and residences; little turnover | ≈ 25,700 |
| Ain Diab | Corniche and seafront; strong summer demand | ≈ 24,500 |
| Casablanca Marina | New product facing the port; postcard pricing | ≈ 21,700 |
| Casa Finance City | Financial hub; towers and product for executives | ≈ 19,000 |
| Triangle d'Or | Established residential between downtown and Anfa | ≈ 18,200 |
| Oasis / El Hank | Greenery and the west coast; villas and large flats | ≈ 17,300 |
| Racine | Classic high-end; supply of large apartments | ≈ 15,900 |
| Gauthier | Bourgeois and quiet; very family-friendly, schools nearby | ≈ 15,300 |
| Californie | Modern and well connected; pulls in young executives | ≈ 15,000 |
| Maarif | The most dynamic: shops, offices and restaurants | ≈ 14,000 |
| Bourgogne | The downtown quality-price balance | ≈ 13,700 |
| Sidi Maarouf | Tech hub; new flats next to Casanearshore | ≈ 9,300 |
| Aïn Sebaâ | East of the city; new builds and middle class | ≈ 9,100 |
| Hay Hassani | Family-friendly and spacious; first homes and Daam Sakane | ≈ 9,000–10,500 |
| Sidi Moumen | Affordable outskirts; first homes | ≈ 6,300 |
For villas the game is different: in Anfa Supérieur they hover around 17,700 MAD/m² and in areas like Triangle d'Or they top 29,000.
Rule of thumb: below 8,000 MAD/m² you are in the outskirts or looking at older stock; between 13,000 and 17,000 is the upper-middle-class family apartment; above 24,000 we are talking sea views or luxury.
Buying in Casablanca: the real costs
On top of the price, budget between 7% and 9% for taxes and transaction costs:
- •Registration duties: 4% of the declared price.
- •Conservation foncière: 1.5% (minimum 250 MAD).
- •Notary: 0.5%–1% in fees, plus VAT and disbursements (certificates and stamps, 400–700 MAD).
- •Agency commission: by custom the seller pays it (2.5%–3%).
A real example: a 1.5 million MAD apartment in Bourgogne adds roughly 105,000–135,000 MAD across registration, conservation and notary. That money must be available, because banks will not finance it.
And for resale, the DGI's general reference: capital gains on property are taxed at 20%, with an exemption for a main residence after 6 years of ownership.
The process, step by step
- •Sale agreement at the agency or before a notary, with a deposit.
- •Verification of the titre foncier at ANCFCC: who the real owner is and whether any charges exist.
- •Signing of the deed before a notary.
- •Registration at the Conservation Foncière in the buyer's name.
- •Typical total timeframe: 4 to 8 weeks.
Foreigners need no prior authorization: they buy exactly like a resident, except for agricultural land or strategic zones.
Living in Casablanca
Here, time is money. Rush-hour traffic turns 5 kilometers into 45 minutes; living near a tram stop changes your daily life. The network already runs four lines in service since September 2024 (T1–T4): buy along a corridor with a stop and you measure commutes in minutes, not patience.
Rentals move fast in central neighborhoods — a well-placed flat in Maarif lets within 15–30 days — and much slower on the outskirts, where vacancy can exceed 3 months. International schools and green spaces concentrate family demand in Gauthier, Bourgogne and Oasis. And the coastline keeps pulling: the Corniche, Ain Diab and the beach corridor are the weekend market.
FAQ
What is the average price per m² in Casablanca? It depends on the neighborhood: from ≈ 6,300 MAD/m² in Sidi Moumen to ≈ 25,700 in Anfa Supérieur. Any single average is misleading; see the neighborhood table above, from September 2026 market estimates.
Can a foreigner buy without residency? Yes, with no prior authorization (except agricultural land or strategic zones). Same procedure as a resident, with a typical 4-to-8-week timeframe.
How much weight should the tramway carry when choosing? It is real mobility: four lines in service since 2024. Along served corridors, a well-located flat rents faster than one 20 minutes away on foot.
Is there room to negotiate? With the market stabilized after the early-2026 adjustment, motivated sellers move. Where I find the most room is on the outskirts and on units without a lift or parking.
What nobody tells you
- •Lifts and parking are gold. On the same street, the gap between a building with both and one without can reach 20–30%. It is the first thing any resale buyer looks at.
- •The facade says more than the listing. In 1980s–90s buildings downtown, ask about planned renovation charges before signing.
- •The east is transforming, but with different liquidity. Aïn Sebaâ and Sidi Moumen concentrate new builds and state aid programs; resale, however, is slower than downtown.
- •Casa Anfa is no longer a promise. The old airport is becoming a new residential and financial district that is reshaping the whole southern Anfa area.
Sources consulted
- •Bank Al-Maghrib / ANCFCC — IPAI T2-2026 note (published 27-08-2026)
- •Casa Tramway — network lines and T3/T4 entry into service (September 2024)
- •DGI — Guide MRE 2025: registration duties, conservation and capital gains (rates in force in 2026)
- •Market estimates by neighborhood, September 2026