Rabat · Neighbourhood analysis
Buying in Hay Riad, Rabat: asking prices, listing times and rental yield
Hay Riad concentrates a high volume of listings and shows asking prices well above those in Agdal. Comparison with Souissi and Agdal, listing durations and gross rental yield included.
Hay Riad is one of the most active residential neighbourhoods in Rabat by listing volume. Data collected by Dar Invest makes it possible to compare it with two other well-documented neighbourhoods in the capital: Agdal and Souissi. This article presents the figures from the latest available snapshot and explains what they mean for a buyer preparing a purchase from abroad.
How to read the figures in this article
Two concepts appear throughout every section below.
Price per square metre. This is the listed price of an apartment divided by its floor area. A property of 100 sqm listed at 1,000,000 MAD works out to 10,000 MAD per sqm. This unit allows a studio and a large apartment to be compared on the same basis, which would be impossible by looking at total prices alone.
The median. This is the value that splits listings into two equal halves: half of the properties are listed above it, the other half below. It is more robust than the average when atypical properties are present — a single overpriced villa is enough to pull the average up without moving the median by a single dirham.
Asking prices in Hay Riad
At the latest snapshot, September 2026, the median asking price per sqm in Hay Riad stands at 24,914 MAD. The lower quartile — the level below which the cheapest 25% of listings fall — is 22,388 MAD per sqm, and the upper quartile is 27,594 MAD per sqm. This range gives a sense of the real spread of prices: a specific property can differ noticeably from the median depending on its floor, condition or size.
The median property for sale in Hay Riad has a floor area of 165 sqm and is listed at 4,000,000 MAD.
Change over the tracked period: +7.3% since March 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 23,214 |
| April 2026 | 23,817 |
| May 2026 | 23,515 |
| June 2026 | 23,515 |
| July 2026 | 23,857 |
| August 2026 | 24,248 |
| September 2026 | 24,914 |
Comparison with Agdal and Souissi
The three neighbourhoods are not at the same price level.
- Hay Riad shows a asking price per sqm well above that of Agdal.
- Hay Riad and Souissi are in the same ballpark; no reliable ranking between them is possible.
- Souissi shows an asking price per sqm well above that of Agdal.
These differences in price per sqm coexist with differences in floor area. Properties for sale in Souissi are considerably larger than those in Agdal. Hay Riad and Agdal on one side, Hay Riad and Souissi on the other, show median floor areas of a similar order. Comparing total entry prices therefore means comparing properties that are not always in direct competition.
| Indicator | Hay Riad | Agdal | Souissi |
|---|---|---|---|
| Asking price per sqm | 24,914 MAD | 19,608 MAD | 26,509 MAD |
| Median asking price | 4,000,000 MAD | 3,000,000 MAD | 5,050,000 MAD |
| Median floor area | 165 sqm | 155 sqm | 179 sqm |
| Median listing duration | 53 days | 69 days | 37 days |
| Listings retained | 176 | 175 | 38 |
| Change over tracked period | +7.3% since March 2026 | −0.6% since March 2026 | +0.6% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
Listing duration
The median listing duration measures how long a listing remains visible online before disappearing. A short duration indicates that properties leave the platforms quickly. A longer duration generally leaves more room to negotiate.
One important caveat: a listing that disappears is not necessarily a completed sale. The seller may have withdrawn it, reposted it under a different title, or abandoned the process without finding a buyer. This indicator tracks market attention, not signed deeds.
At the latest snapshot, Hay Riad shows 53 days. Agdal has a median duration considerably longer than Hay Riad, and Hay Riad itself shows a duration considerably longer than Souissi. Agdal is also considerably longer than Souissi.
| Month | Median time on market, in days |
|---|---|
| March 2026 | 34 |
| April 2026 | 34 |
| May 2026 | 72 |
| June 2026 | 79 |
| July 2026 | 92 |
| August 2026 | 112 |
| September 2026 | 53 |
| Month | Median time on market, in days |
|---|---|
| March 2026 | 27 |
| April 2026 | 33 |
| May 2026 | 45 |
| June 2026 | 54 |
| July 2026 | 73 |
| August 2026 | 48 |
| September 2026 | 69 |
| Month | Median time on market, in days |
|---|---|
| March 2026 | 52 |
| April 2026 | 45 |
| May 2026 | 48 |
| June 2026 | 55 |
| July 2026 | 44 |
| August 2026 | 86 |
| September 2026 | 37 |
In terms of volume, Hay Riad and Agdal concentrate a similar number of listings, both well above Souissi. A larger market provides more reference points when it comes to negotiating.
| Month | Number of listings, per month |
|---|---|
| March 2026 | 159 |
| April 2026 | 226 |
| May 2026 | 175 |
| June 2026 | 179 |
| July 2026 | 150 |
| August 2026 | 184 |
| September 2026 | 176 |
Gross rental yield
Gross rental yield relates annual rental income to the purchase price. An apartment bought for 1,000,000 MAD and rented at 5,000 MAD per month generates 60,000 MAD over the year, giving a gross yield of 6%. This calculation ignores taxation, service charges, maintenance costs and vacancy periods: the actual net yield is always lower.
Rental data makes it possible to calculate an indicative figure for all three neighbourhoods.
Hay Riad (rentals). The median asking rent stands at 118 MAD per sqm per month. Change over the tracked period: +3.5% since March 2026. Set against the neighbourhood's median sale price, this ratio gives an indicative gross yield.
Agdal (rentals). The median asking rent is 107 MAD per sqm per month. Change over the tracked period: stable since March 2026. Agdal's gross rental yield is well above that of Hay Riad.
Souissi (rentals). The median asking rent is 142 MAD per sqm per month. Change over the tracked period: +12.7% since March 2026. Souissi shows a rent per sqm well above both Hay Riad and Agdal. Its gross yield is in the same range as Agdal's; no reliable ranking between them is possible. Hay Riad and Souissi also show a gross yield of a similar order.
| Indicator | Hay Riad | Agdal | Souissi |
|---|---|---|---|
| Median rent per sqm | 118 MAD | 107 MAD | 142 MAD |
| Rent change (tracked period) | +3.5% since March 2026 | stable since March 2026 | +12.7% since March 2026 |
Table: apartments for rent, public listings, figures as of September 2026.
For an MRE buyer
Several points deserve attention when preparing a purchase from abroad.
The volume of listings in Hay Riad and Agdal is high, which makes it easier to compare properties and provides reference points for assessing an asking price. In Souissi, the market is narrower: fewer listings means fewer benchmarks available.
Listing duration varies considerably across the three neighbourhoods. A longer duration in Agdal may indicate more room to negotiate, but may also reflect overpriced properties or sellers in no hurry. A shorter duration in Souissi suggests that available properties are either snapped up quickly or withdrawn promptly.
The prices presented here are asking prices set by sellers, never transaction prices. The gap between the listed price and the price ultimately paid — the negotiation — does not appear anywhere in this data.
Finally, financing conditions, acquisition costs and the tax treatment applicable to non-residents depend on individual circumstances. These figures are a starting point for sizing a budget, not a substitute for professional advice.
What these figures do not settle
Three limitations apply before drawing firm conclusions.
Asking prices are not prices paid. A listing that disappears from the platforms is not necessarily a completed sale. The medians describe what sellers hope to obtain, not what buyers agree to pay.
The median conceals internal dispersion. Each neighbourhood covers properties that differ widely in condition, floor level, aspect and age. A specific property can differ noticeably from the median values cited here. The lower and upper quartiles give a first indication of this spread.
Gross yield is a partial indicator. It does not account for service charges, taxation, maintenance costs or vacancy periods. The actual net yield is always lower than the gross yield calculated from listings.
Figures as of September 2026.