Tangier · Market analysis
Tangier: nine neighbourhoods, a 1-to-3 price gap, and almost the same yield
In the June 2026 listings, the asking price per m² ranges from 8,978 MAD in Tanja Balia to 25,408 MAD on the Corniche. Gross rental yield varies by less than one point. What that means for a buyer.
A buyer comparing neighbourhoods almost always starts with gross rental yield, looking for the area that pays best. In Tangier that ranking is useless: across the six neighbourhoods with enough sale and rental listings to measure both, gross yield runs from 5.8% to 6.7%. Less than a point separates first from last, while the asking price per m² varies by a factor of three over the same sample.
The table
Nine Tangier neighbourhoods clear the reliability threshold on June 2026 apartment listings, meaning at least thirty sale listings in the month.
| Neighbourhood | Listings | Asking price (MAD/m²) | Median budget (MAD) | Median size | Asking rent (MAD/m²) | Gross yield |
|---|---|---|---|---|---|---|
| Tanja Balia | 184 | 8,978 | 750,000 | 88 m² | 76 | 10.2% |
| Hay Hassani | 31 | 10,000 | 750,000 | 76 m² | — | — |
| Moujahidine | 37 | 11,250 | 1,060,000 | 85 m² | — | — |
| Mesnana | 39 | 11,613 | 800,000 | 68 m² | 63 | 6.5% |
| Marjane | 50 | 12,230 | 975,000 | 83 m² | 68 | 6.7% |
| Centre Ville | 149 | 15,500 | 1,950,000 | 115 m² | 81 | 6.3% |
| Iberia | 30 | 19,537 | 2,795,000 | 153 m² | 96 | 5.9% |
| Malabata | 76 | 19,750 | 2,250,000 | 114 m² | 109 | 6.6% |
| Corniche | 35 | 25,408 | 2,546,000 | 115 m² | 123 | 5.8% |
What the market charges for
Between Mesnana and the Corniche, the asking price per m² is multiplied by 2.2. The asking rent per m² is multiplied by 1.95. Both climb at roughly the same pace, which mechanically flattens the yield gap.
That is the signature of a rental market tracking the sales market closely. A more expensive neighbourhood to buy in also rents for more, in about the same proportion. Gross yield therefore cannot separate one area from another: it measures a ratio between two prices that move together.
Put differently, picking Malabata over Marjane for its yield means arbitraging on a 0.1-point difference, computed from medians based on a few dozen listings. The gap is not significant. The budget, on the other hand, goes from 975,000 to 2,250,000 MAD.
The Tanja Balia case
One neighbourhood breaks away, Tanja Balia at 10.2%, but three caveats apply before drawing any conclusion.
First, the properties being sold and the properties being rented are not the same. Median size is 88 m² for sale against 66 m² for rent. A small unit always rents for more per m² than a large one, so comparing the two medians inflates the yield.
Second, stock there turns over at an abnormal speed. The median age of sale listings is 5 days, against 22 to 42 days in the other neighbourhoods. Of those 184 listings, 41.8% disappeared within the month. That disappearance rate is not a sale rate: a listing can be withdrawn, reposted under a different identifier, or deleted by the seller. A level that high points to serial reposting rather than to transactions.
Third, at 8,978 MAD per m² for 88 m², we are in an economy segment where rent hits a ceiling quickly. The yield shown assumes the property rents all year at the asking price, an assumption listings cannot verify.
Tanja Balia is worth a look, but not on the strength of that single figure.
What actually separates the neighbourhoods
Since yield ranks nothing, two criteria remain that the listings do document properly.
The entry ticket first. Median budget runs from 750,000 MAD in Tanja Balia and Hay Hassani to 2,795,000 MAD in Iberia, a ratio of 1 to 3.7 and far more discriminating than yield. A buyer with one million dirhams has four neighbourhoods to choose from, not nine.
Price dispersion second. It is measured by the gap between the cheapest quarter of listings and the most expensive quarter. In Hay Hassani the ratio is 1.21: asking prices are tight, the market is homogeneous, and a property listed well above the rest stands out immediately. On the Corniche it reaches 1.99, with a first quartile at 17,143 MAD/m² and a third at 34,167 MAD/m², which amounts to saying that two neighbouring apartments can be listed at double each other.
That dispersion translates directly into negotiating room. In a tight market the advertised price sits close to the market level and there is little to gain. In a wide one, the gap between a badly calibrated listing and the real level of the neighbourhood can run to several hundred thousand dirhams.
How to read these figures
Three limits are worth keeping in mind.
These are asking prices, not transaction prices. Morocco has no public transaction index; the gap between advertised and signed cannot be measured from listings.
Medians are computed per neighbourhood and per month. A neighbourhood with thirty listings gives a more fragile result than one with a hundred and eighty. Iberia, Corniche and Hay Hassani fall into the first category.
Gross yield ignores vacancy, housing tax, service charges, management and works. On an older property, losing a third of the gross yield between the calculation and the money actually received is common, as we detailed in an earlier article on the blog.
In practice
For a buyer looking at Tangier, the useful question is not which neighbourhood pays best. It is which neighbourhood matches the budget, and where dispersion leaves room to negotiate.
Mesnana and Marjane offer an entry ticket under one million with a relatively readable market. Centre Ville doubles the budget and remains the most active area in the city by listing volume. Malabata and the Corniche play in another price bracket, with a dispersion that rewards a patient buyer. Iberia demands the highest budget for the largest median size, 153 m².