Apartment Prices per m² in Casablanca: New vs. Old, Area by Area (2026)
Buying an apartment for sale in Casablanca in 2026 means navigating a market where prices can vary twofold depending on whether you choose a new or older property. Between the brand-new developments in Anfa Supérieur and the established buildings in Maarif Centre, price gaps can sometimes exceed 50%. Yet in some areas, prices are almost identical between the two segments. This article breaks down the real data, zone by zone, to help you invest in the right place at the right price.
Where do these figures come from?
The data used in this analysis comes from recent transactions listed on Agenz and apartment property listings in Casablanca. We analyzed 20 Casablanca areas by comparing the average price per square meter in older properties with that of new developments. The gap is expressed as a percentage: the higher it is, the more expensive new property is compared to existing stock.
Overview: New property costs on average 28% more
Across the 20 areas studied, the average price per m² in older properties stands at MAD 15,930, compared with MAD 20,340 for new properties. This represents an average premium of 28%. However, this average hides very different realities from one area to another.
In the most sought-after areas, new properties can cost up to 52% more than older ones. Conversely, in some rapidly transforming districts, the gap falls below 5%. These convergence zones are often where the best opportunities lie.
Areas where new property is much more expensive
Unsurprisingly, the most central and prestigious areas show the largest gaps. In Bourgogne Est | Marina, the difference reaches 52%: older properties average around MAD 18,660/m², while new developments exceed MAD 28,430/m². The proximity to the seafront and premium projects such as Casablanca Marina explain this premium.
The Gauthier | Sidi Belyout area shows a 46% gap, with older properties at MAD 15,590/m² and new ones at MAD 22,780/m². Land scarcity in this ultra-central district pushes developers to position their projects in the high-end segment.
The Bourgogne area (excluding Marina) follows with a 43% gap: older properties at MAD 15,640/m² and new ones at MAD 22,320/m². Anfa records a 42% gap, with older properties at MAD 18,060/m² and new ones at MAD 25,660/m².
Areas where new and old are almost the same price
This is where savvy buyers find the best deals. In the Casa Finance City | Beauséjour | Ferme Bretonne area, the gap between new and old is only 4%: MAD 20,800/m² in older properties versus MAD 21,560/m² in new ones. In other words, for just a few hundred dirhams more per square meter, you get a new property with a ten-year warranty and contemporary finishes.
That said, keep in mind that second-hand properties in this newly developed area are also relatively recent.
The Al Fida area shows a similar gap of only 4%: older properties at MAD 11,410/m² and new ones at MAD 11,840/m². For a more modest budget, this is an excellent opportunity to buy new at almost the same price as old.
The Casablanca Finance City area records a 5% gap, with older properties at MAD 22,270/m² and new ones at MAD 23,330/m². In these three areas, choosing new property is almost an obvious decision: resale value will be stronger, and condominium charges start low.
The middle range: gaps from 19% to 32%
Between these two extremes lies the majority of Casablanca’s areas, with gaps ranging from 19% to 32%. This is the case for Anfa Supérieur (31% gap, older at 21,390 DH/m², new at 27,950 DH/m²), Maarif Centre (31%, older at 15,460 DH/m², new at 20,300 DH/m²), the C.I.L | Longchamps area (32%, older at 15,540 DH/m², new at 20,560 DH/m²), and the Oulfa | Hay Hassani area (31%, older at 9,500 DH/m², new at 12,430 DH/m²).
The Ghandi | Les Princesses area shows a 30% gap (older at 17,040 DH/m², new at 22,200 DH/m²), Sidi Maarouf | Californie 30% (older at 12,530 DH/m², new at 16,280 DH/m²), Polo | Oasis 29% (older at 16,420 DH/m², new at 21,190 DH/m²), Racine | Triangle d’Or 28% (older at 18,490 DH/m², new at 23,630 DH/m²), and Ain Diab 26% (older at 22,600 DH/m², new at 28,500 DH/m²).
The Palmier | Val Fleuri areas (25%, older at 15,460 DH/m², new at 19,270 DH/m²), Mers Sultan | 2 Mars (23%, older at 13,110 DH/m², new at 16,170 DH/m²), Sidi Moumen (22%, older at 7,770 DH/m², new at 9,500 DH/m²), and Roches Noires | Aïn Sebâa (19%, older at 10,860 DH/m², new at 12,900 DH/m²) complete this intermediate category.
In these areas, the choice between new and old really depends on your project. If you plan to live in the property for more than ten years, new builds remain a good decision thanks to the absence of major renovation work. On the other hand, if you are looking for a rental investment with immediate yield, older properties offer a better rent-to-purchase-price ratio.
What budget should you plan depending on your area?
For an 80 m² apartment — the most sought-after size in Casablanca — here is what this means in practice.
In the affordable segment (Sidi Moumen, Oulfa | Hay Hassani, Roches Noires | Aïn Sebâa), expect between MAD 620,000 and MAD 870,000 for older properties, and between MAD 760,000 and MAD 1,030,000 for new ones.
In the mid-range segment (Maarif Centre, Sidi Maarouf | Californie, Casa Finance City | Beauséjour | Ferme Bretonne), older properties range from around MAD 1,000,000 to MAD 1,660,000, while new ones range between MAD 1,300,000 and MAD 1,725,000.
In the high-end segment (Anfa Supérieur, Gauthier | Sidi Belyout, Ain Diab), expect between MAD 1,450,000 and MAD 1,810,000 for older properties, and between MAD 2,050,000 and MAD 2,280,000 for new ones.
Why is new property systematically more expensive?
Several factors explain this structural gap. First, land costs in Casablanca have increased by nearly 40% over five years in central areas. Second, construction standards have become stricter (earthquake resistance, thermal insulation, accessibility), increasing development costs.
There is, however, a real trade-off: a new home comes with a ten-year warranty, reduced notary fees (around 4% versus 6% for older property), and generally better energy performance. Over 20 years, these savings partly offset the higher initial cost.
Older property: when is it the best choice?
Older property remains unbeatable when looking for large spaces at controlled prices. The Art Deco buildings in the city center, 1990s residences in Maarif Centre, or villas in Sidi Maarouf | Californie offer generous floor areas no longer found in new developments.
Older property is also particularly suitable for rental investors. With purchase prices 20% to 50% lower than new property, gross rental yields are mechanically higher.
Our advice for making the right choice
Before buying, use Agenz’s free property valuation tool to check whether the asking price matches the real market value in your target area.
If the new/old price gap in your target area is below 15%, prioritize new property. Above a 30% gap, older property deserves serious consideration, especially if the property is in good condition and well located.
Also consider exploring fast-growing peripheral areas such as Sidi Moumen or Oulfa | Hay Hassani. These districts offer a good balance between lifestyle and appreciation potential.
Key takeaway
Casablanca’s real estate market is not monolithic. Each area has its own dynamics and its own price gap between new and old properties. Knowing these figures already gives you an advantage over other buyers. To go further, browse all apartments for sale in Casablanca on Agenz and compare prices in the areas that interest you.
Find out the price per m² around you. The price per m2 in the major cities of Morocco.
