Rabat · Neighbourhood analysis
Property prices in Rabat: a neighbourhood-by-neighbourhood review
Three neighbourhoods in Rabat, three distinct profiles: asking prices, listing durations and gross rental yields reviewed from public listings.
Hay Riad, Agdal and Souissi account for the bulk of reliable sale listings in Rabat. These three neighbourhoods differ considerably in terms of asking prices, listing durations and gross rental yields. This article compares them using data from the most recent period on record, drawing exclusively on public listings.
How to read the figures in this article
Two concepts appear in every section.
The price per square metre. This is the property price divided by its floor area. A 100 sqm flat listed at 1,000,000 MAD works out to 10,000 MAD per sqm. This unit makes it possible to compare a studio and a large flat 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 differs from the average, which a single overpriced property would be enough to pull upward. On a heterogeneous market, the median better describes what a buyer actually encounters.
All figures below are asking prices set by sellers, never transaction prices. A listing that disappears is not necessarily a sale.
Hay Riad
Hay Riad and Agdal account for a significantly larger volume of listings than Souissi. At the most recent reading, September 2026, the asking price per sqm stands at 24,914 MAD, for a median property of 165 sqm 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 |
The median listing duration is 53 days. This duration is notably shorter than that observed in Agdal, indicating that properties disappear from platforms more quickly in this neighbourhood.
| 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 |
On the rental side, the asking rent per sqm stands at 118 MAD per month. Change over the tracked period: +3.5% since March 2026.
Agdal
Agdal has a volume of listings in the same range as Hay Riad. The asking price per sqm is 19,608 MAD, for a median property of 155 sqm listed at 3,000,000 MAD. This level is notably lower than that of Hay Riad and Souissi.
Change over the tracked period: −0.6% since March 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 19,722 |
| April 2026 | 20,130 |
| May 2026 | 20,000 |
| June 2026 | 20,513 |
| July 2026 | 20,000 |
| August 2026 | 19,708 |
| September 2026 | 19,608 |
The median listing duration is 69 days. This duration is notably longer than that of Hay Riad and Souissi, which generally leaves more room to negotiate.
| 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 |
For rentals, the asking rent per sqm is 107 MAD per month. Change over the tracked period: stable since March 2026. This rent is in the same range as that observed in Hay Riad.
Souissi
Souissi has notably fewer listings than Hay Riad and Agdal. Properties for sale there are notably larger than in Agdal, with a median floor area of 179 sqm and a median total price of 5,050,000 MAD. The asking price per sqm stands at 26,509 MAD, a level notably higher than in Agdal and in the same range as Hay Riad.
Change over the tracked period: +0.6% since March 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 26,341 |
| April 2026 | 26,752 |
| May 2026 | 28,409 |
| June 2026 | 30,000 |
| July 2026 | 30,370 |
| August 2026 | 27,500 |
| September 2026 | 26,509 |
The median listing duration is 37 days, notably shorter than that of Agdal and Hay Riad.
| 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 |
For rentals, the asking rent per sqm is 142 MAD per month, a level notably higher than that of Hay Riad and Agdal. Change over the tracked period: +12.7% since March 2026.
Summary table — sales
| 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 the tracked period | +7.3% since March 2026 | −0.6% since March 2026 | +0.6% since March 2026 |
Table: flats for sale, public listings, figures as of September 2026.
Summary table — rentals
| Indicator | Hay Riad | Agdal | Souissi |
|---|---|---|---|
| Asking rent per sqm | 118 MAD/month | 107 MAD/month | 142 MAD/month |
| Change over the tracked period | +3.5% since March 2026 | stable since March 2026 | +12.7% since March 2026 |
| Listings retained | 464 (September 2026) | 353 (September 2026) | 231 (September 2026) |
Table: flats for rent, public listings, figures as of September 2026.
Gross rental yield
The gross rental yield relates annual rental income to the purchase price. A flat bought for 1,000,000 MAD and rented at 5,000 MAD per month generates 60,000 MAD over the year, equivalent to a 6% gross yield. This calculation ignores taxation, service charges, maintenance costs and vacancy periods, all of which reduce the actual return. It is an order of magnitude, not a performance guarantee.
Among the three neighbourhoods, Agdal shows a gross rental yield notably higher than that of Hay Riad. Souissi and Agdal are in the same range on this measure, as are Hay Riad and Souissi. This result stems from the combination of asking sale prices and asking rents in each neighbourhood: Agdal has a notably lower purchase price than Hay Riad and Souissi, which mechanically improves the ratio.
For an MRE buyer
A buyer living abroad who compares these three neighbourhoods has distinct reference points depending on their objective.
For personal use, the entry price varies according to the floor area sought and the target neighbourhood. Properties for sale in Souissi are notably larger than in Agdal, which is reflected in total prices even when the price per sqm is comparable to Hay Riad.
For a buy-to-let investment, the potential gross yield is more favourable in Agdal than in Hay Riad, based on current data. Souissi shows notably higher asking rents per sqm than the other two neighbourhoods; its gross yield falls in a similar range to that of Agdal, the combination of purchase price and rent producing a comparable ratio.
The listing duration gives an indication of local market fluidity. A short duration in Souissi and a notably longer one in Agdal suggest different dynamics, without prejudging the actual conditions of negotiation.
These elements do not constitute investment advice. The tax and legal conditions applicable to MRE buyers should be verified with a qualified professional.
What these figures do not resolve
Three caveats apply before drawing any purchase decision from this data.
Prices are asking prices, not transaction prices. The medians reflect what sellers hope to obtain. The gap between the listed price and the signed price — negotiation — does not appear anywhere in this data.
The neighbourhoods are not homogeneous. Each of the three neighbourhoods covers several pockets where prices can differ notably from the median. A specific property may therefore fall well outside the figures cited here.
The volume of listings varies. Souissi has notably fewer listings than Hay Riad and Agdal. In a thinly supplied market, the median is more sensitive to a handful of atypical properties.
| 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 |
| Month | Number of listings, per month |
|---|---|
| March 2026 | 160 |
| April 2026 | 209 |
| May 2026 | 193 |
| June 2026 | 173 |
| July 2026 | 137 |
| August 2026 | 168 |
| September 2026 | 175 |
| Month | Number of listings, per month |
|---|---|
| March 2026 | 32 |
| April 2026 | 59 |
| May 2026 | 61 |
| June 2026 | 49 |
| July 2026 | 34 |
| August 2026 | 31 |
| September 2026 | 38 |
Figures as of September 2026.