Rabat · District analysis
Agdal (Rabat): the only district in the capital where asking prices held still
Agdal is Rabat's largest apartment market by volume. It is also the only one whose asking price has not moved since March 2026, while Souissi gained close to 20%.
Agdal (Rabat): the only district in the capital where asking prices held still
Agdal is the residential and commercial district running south-west of central Rabat, between Avenue de France and the Hassan quarter. It is also the city's deepest apartment market: between 122 and 212 active sale listings every month since March 2026, ahead of Hay Riad and far ahead of Souissi.
Across five months of readings, one figure refuses to move.
Asking prices flat since March
The median asking price stands at 20,000 MAD/sqm in July 2026. In March it was 19,708 MAD/sqm. That is a 1.5% gap over five months, which at this volume cannot be told apart from the noise created by changes in the stock's composition.
Comparing it with the two other Rabat districts tracked continuously gives the measure of that flatness.
| District | March 2026 | July 2026 | Change |
|---|---|---|---|
| Agdal | 19,708 MAD/sqm | 20,000 MAD/sqm | +1.5% |
| Hay Riad | 23,121 MAD/sqm | 24,103 MAD/sqm | +4.2% |
| Souissi | 26,752 MAD/sqm | 32,037 MAD/sqm | +19.8% |
Souissi added 5,285 MAD/sqm in five months. Agdal added 292. The two districts sit next to each other and speak to buyers who overlap at the top of the range, yet the asking-price gap between them widened from 36% to 60%.
What the price per square metre hides
The median budget did rise: 2,700,000 MAD in March, 3,125,000 MAD in July. Look at the median floor area and the explanation fits in one line: it moves from 145 to 150 sqm, and July's stock carries more four- and five-room flats.
The cheque a buyer has to write grows without the square metre costing more. The two figures tell different stories and cannot stand in for one another.
Dispersion widens in the same move. The ratio between the upper and lower quartile of prices per square metre goes from 1.29 to 1.44: in July, a quarter of listings sit below 16,600 MAD/sqm and a quarter above 23,903 MAD/sqm. A 7,300 MAD/sqm gap on a 150 sqm flat is worth more than a million dirhams. Negotiating in Agdal means knowing which quarter you are standing in.
The stock settles in
The second signal reads less comfortably. The median time before a listing disappears goes from 22 days in March to 74 days in July. Hay Riad follows the same slope, from 28 to 59 days. Souissi stays at 26 days, but on much thinner volumes, so more volatile ones.
One caveat matters here: a listing that disappears is not a sale. It may have been pulled from the site, or reposted under a different reference by a competing agency. What we measure is time spent online. Nobody in Morocco publishes a transaction price index.
That said, a time online that triples while the asking price stays fixed describes a recognisable situation: sellers holding their price, and stock piling up.
The best rental yield in Rabat
On the rental side, the median asking rent in Agdal is 107 MAD/sqm per month in July, across 214 listings. Set against the median sale price, that gives a gross rental yield of 6.42%.
| District | Sale | Rent | Gross yield |
|---|---|---|---|
| Agdal | 20,000 MAD/sqm | 107 MAD/sqm/month | 6.42% |
| Hay Riad | 24,103 MAD/sqm | 113 MAD/sqm/month | 5.63% |
| Souissi | 32,037 MAD/sqm | 136 MAD/sqm/month | 5.09% |
Agdal comes first of the three. The mechanism is arithmetic: rents across the three districts sit within a narrow band while sale prices run from 20,000 to 32,000 MAD/sqm. Rabat's rental market puts far less value on the address than its sale market does.
A reminder worth making: this yield is gross. It ignores the housing tax and the municipal services tax, service charges and rental voids. It also ignores income tax on property revenue and management fees, which weigh heavily when the property is run from abroad. The gap between that 6.42% gross figure and what actually stays in your pocket commonly exceeds two points.
What these figures do not say
They cover prices asked by sellers, collected from five marketplaces. The price at which a deed is signed at the notary remains, in Morocco, private information.
They cover apartments. Villas are too thinly represented in Agdal to produce a usable median — between one and three listings per month depending on the reading.
They say nothing about the floor, the aspect, the condition of common areas or the presence of a lift, which explain a good share of the gap between 16,600 and 23,903 MAD/sqm. Those characteristics are not reliably filled in on listings.