Tangier’s housing market faces stagnation amid soaring prices

Tangier’s real estate market is showing signs of stagnation this year, as rising property prices and under-the-table payments put homeownership out of reach for many middle-class Moroccans.

Prices in the northern city now rival those in Rabat, Casablanca, and Marrakech, prompting growing frustration among prospective buyers. A 30% increase in the price per square meter—combined with stagnant household incomes—has made saving for a home nearly impossible for many families.

“The price hikes are real, but not entirely due to developers,” said Issa Ben Yaacoub, head of the Real Estate Developers Association in Tangier. “We’re seeing a mismatch between rising costs and stable wages, and this is shrinking household savings.”

Despite the slowdown, Ben Yaacoub said Tangier retains a degree of real estate activity thanks to its economic and industrial appeal. Thousands of workers relocate to the city each year, and many Moroccans see it as a desirable location for vacation homes or retirement.

One factor driving prices higher, according to Ben Yaacoub, is the limited availability of buildable land. A new urban plan for 400 hectares in the Beni Makada district may help ease the supply crunch and put downward pressure on prices.

Still, the gap between wages and housing costs remains wide. Rachid El Amiri, a factory worker earning MAD 6,000 a month, said homeownership is simply not feasible.

“I rent a small apartment for MAD 2,000, and the rest of my salary barely covers food and clothes,” said El Amiri, who supports a wife and child. “I’ve stopped even thinking about buying a home. These prices make no sense.”

Industry insiders also point to the widespread and illegal practice of ‘dark payments’—aka “noir” off-the-books payments required by some developers. Sources told Hespress that these under-the-table fees can sometimes equal the property’s official sale price, especially in central Tangier, where apartments can exceed MAD 2 million.

Critics argue that developers are focused solely on profit, with little regard for the social realities or declining purchasing power of ordinary Moroccans.

With the market locked in a cycle of high costs and falling affordability, many in Tangier’s middle class say the dream of owning a home is slipping further out of reach.