Best neighbourhoods in Casablanca for rental yield

The best area to buy property in Casablanca is not always the one with the highest average gross yield. Neighbourhood averages are a good starting point, but your real yield depends on the size of the flat, its standard and the rent actually signed. You need to adjust them to your property before comparing.

“Which neighbourhood has the best yield?” This is the question investors ask me once their budget is set. The easiest answer to find online is a ranking of Casablanca neighbourhoods by yield, which can push you to buy where the figure is highest, without taking the analysis any further.

Here is how to read the figures, then adjust them to your own investment goal. Updated September 2026, using the latest data published by darindex.

In short

• The neighbourhoods where diaspora and international investors buy show a gross yield of 7% to 9% according to darindex averages.
• The highest yields, above 10%, often rest on fewer than 100 listings: look at the volume before the percentage.
• A large flat rents for less per m²: above 90 m², the neighbourhood average needs a discount.
• The first figure to compare between two properties is the gross yield on total acquisition cost, purchase costs included and based on a signed rent, before moving on to net yield.

What is the rental yield by neighbourhood in Casablanca?

One detailed, free online source is darindex, which aggregates tens of thousands of listings and publishes, neighbourhood by neighbourhood, an average asking price per m², an average rent per m² and the resulting yield. For Casablanca, the data covers 32,203 listings.

Here is the gross yield in the Casablanca neighbourhoods where diaspora and international investors most often look.

This gross yield compares an asking rent with an asking price. It is a good base for comparing neighbourhoods, and it is the yield most people use. For a specific property, though, I recommend adding the purchase costs to the price: this gross yield on total acquisition cost is the figure to compare first between two properties, before moving on to net yield. It is this second figure that my rental yield calculator shows as “gross yield on total acquisition cost”.

The gap between these neighbourhoods is small: less than 2 points. And the most expensive per m², Aïn Diab and Oasis, are among the least profitable: rents there do not keep pace with prices.

For context, the official apartment price index for Casablanca, published by Bank Al-Maghrib (Morocco’s central bank) and the ANCFCC (the land registry agency), rose by about 1.4% year on year in the second quarter of 2026, and it stands at roughly the same level as 5 years ago. Over 5 years, prices have barely moved across the city as a whole: over that period, rent rather than capital growth has delivered most of the return.

Why the highest yield is not enough

At the top of the city ranking, you find other names: Abdelmoumen at 10.7%, Moulay Youssef at 10.6%, Derb Omar at 10.5%, Laymoune and La Gironde at 9.9%. Set them against the volume of listings behind each average.

These figures should be read with three questions in mind.

1. How many listings is the average based on? Derb Omar shows 64 listings, Laymoune 67, Moulay Youssef 91 and Abdelmoumen 161, against 2,736 in Racine and 1,765 in Gauthier. Anfa Supérieur, outside this ranking, even reaches 11.4%, on only 26 listings. With a few dozen listings, two or three unusual properties are enough to move the average. darindex publishes this number next to each neighbourhood: it is the first column to read.
2. Who rents in this neighbourhood, and for how long? A high yield may reflect a different tenant base, different flat sizes and a different vacancy rate from the flat you have in mind.
3. Will you be able to sell? darindex also publishes the average time sale listings stay online. It is 103 days in Palmier, 107 in Racine and 112 in Les Princesses, against 270 days in Derb Omar. This is not the time it takes to sell, but it indicates how quickly properties find a buyer, which matters on the day you want to sell.

The most profitable neighbourhood on paper may still be the right choice, once you have asked these three questions.

How to adjust the neighbourhood average to your property

A neighbourhood average describes the neighbourhood, not your flat. darindex says so itself: its statistics can vary with floor area, the property’s condition and its exact location. Here is the method I use to go from one to the other.

1. Check the volume. Below a hundred or so listings, treat the average as an order of magnitude, and look for direct comparables.

2. Correct for size. Rent per m² falls as floor area rises: a 150 m² flat does not rent for twice the price of a 75 m² one. I measured this effect on 241 rental listings in 11 Casablanca neighbourhoods, and drew from it the cautious rule I apply:

• Up to 90 m²: I keep the neighbourhood’s average rent. Small flats often rent for more per m², but I never count on that bonus, to keep the analysis conservative. If the final rent is higher, that is a bonus.
• Above 90 m² and up to 130 m²: I use about 85% of the average rent per m².
• Above 130 m²: I use about 70%.

3. Add the purchase costs. The total acquisition cost adds to the price the notary and registration fees, which I count at 8%, plus agency fees, renovation work and furnishing if you let furnished. Your gross yield on total acquisition cost is calculated on this amount.

4. Test the result against a signed rent. An advertised rent is an asking rent. Ask the agency for the rents actually signed on comparable properties, and ask any seller advertising a property as let for the lease itself. Comparing with similar properties that have actually been let or sold is also how I check a price.

Take a common case: a 110 m² flat in Racine, at the neighbourhood’s average price. I keep that average price per m² without adjusting it, which is cautious. The asking price is about 2,018,000 MAD and the average rent gives 12,320 MAD a month, a gross yield of 7.3%.

With the size correction, the rent used drops to about 10,470 MAD, and the yield to 6.2%. Measured against the price plus notary and registration fees, it falls to about 5.8% gross, notary and registration fees included, and lower still once agency fees, renovation or furnishing are added, before running costs, vacancy and tax. 1.5 points have evaporated, even though every starting figure is accurate.

From gross yield to net yield

Even calculated on the total acquisition cost, the gross yield is not yet what you will receive. There remain running costs, vacancy, the municipal services tax (taxe de services communaux) and tax on rental income, each of which reduces the figure further.

For a specific property, the rental yield calculator does the full calculation from the price, the rent and the costs.

So, which neighbourhood should you invest in?

There is no neighbourhood that wins in absolute terms: the gap between the sought-after neighbourhoods is small, so the choice comes down first to your goal.

• You want a pure rental investment and an easy resale: look for a neighbourhood with a deep market, several hundred listings and a reasonable time online, then choose the property that beats its neighbourhood’s average.
• You also want to stay there yourself: choose the neighbourhood for how you will use it, and the yield becomes a constraint, not a goal.
• You are tempted by a yield above 10%: check the volume, the tenant base and how easily the property will sell before committing.

Across Morocco, according to price references other than darindex, prices vary more from one neighbourhood to another than from one city to another. In yield terms, between Casablanca’s sought-after neighbourhoods, the gap narrows: it is the property that makes the difference.

If you have a budget and two or three neighbourhoods in mind, this is the right time to compare them on adjusted figures: book a 20-minute first call on Calendly, or message me directly on WhatsApp.

Sources: darindex, Casablanca property market data by neighbourhood (apartments, data to 31 March 2026, consulted on 24 September 2026); Bank Al-Maghrib and ANCFCC, real estate asset price index, Casablanca, apartments, series to the second quarter of 2026; personal survey of 241 rental listings in 11 Casablanca neighbourhoods (September 2026) for the size effect. The averages are indicative and do not replace the analysis of a specific property. This article is for information only and does not constitute legal, tax or financial advice; any decision should be confirmed with a qualified professional.