Updated estimates 2026 — Menzil
Positioning · Fès
Rank
#29
out of 72 neighborhoods
vs city average
-3%
in line with the average
Fès avg.
4,523 DH/m²
apt · m²
Range
2,974 → 6,780 DH/m²
Cheaper · Pricier
The average price per m² in Ain Qadous (Fès) is 4,374 DH/m² for an apartment and 2,238 DH/m² for a villa.
Ain Qadous is close to the average price in Fès — ranked #29 of 72 neighborhoods.
4,374 DH/m²
Average price/m²
2,238 DH/m²
Average price/m²
The range indicates the typical price variation observed on 2024-2026 real estate transactions. The average price is positioned on the dispersion bar. These estimates are indicative and may vary based on condition, floor, view and property features.
Raw data from mainstream portals hides the reality of the local market.
Listed price vs real price
The gap between the advertised price and the price actually negotiated in Ain Qadous reaches 8 à 12 %.
Our team offers a free, no-obligation estimate based on real data from Ain Qadous.
Results in 2 min · No obligation · 100% free
Neighborhoods in our observatory
72 neighborhoods tracked in Fès, including Ain Qadous, with field-verified data.
Average time from offer to deed
In Ain Qadous, expect 45 jours between the preliminary contract and the final notarial deed.
Market liquidity
Ain Qadous shows stable demand in Fès. A correctly priced property finds a buyer without excessive delay.
Appreciation potential
Ain Qadous sits within Fès's reference range, with stable and predictable appreciation potential.
Budget accessibility
Ain Qadous sits within Fès's median range, a good balance between budget and location.
Field data translated into actionable market signals.
Balanced market
Ain Qadous sits within Fès's reference range. A predictable entry point with stable potential.
Rank 29 / 72
Among Fès's neighborhoods, Ain Qadous maintains a stable standing. A position that offers flexibility and potential depending on the project.
Field-observed range
Our observatory places the real range between 2,974 DH and 6,780 DH/m². The gap reflects condition, floor, view and amenities.
All our properties in Ain Qadous are mandated and field-verified by our local agents.
0
Mandated properties
verified by our agents
48h
Response time
guaranteed by contract
4,374 DH/m²
Average price
Ain Qadous · apt
#29
Rank in the city
out of 72 neighborhoods
“The Menzil team knows Ain Qadous inside out. They guided us to an apartment we would never have found alone, at the right price and without any bad surprises.”
Buyer in Ain Qadous
“I bought in Ain Qadous for rental purposes. Menzil gave me real market data — nothing like what you see on mainstream portals.”
Investor in Fès
“Viewing, offer, preliminary contract, deed: it all happened within 6 weeks. The transparency on neighborhood prices reassured us throughout the process.”
Family settled in Ain Qadous
72
neighborhoods tracked
in Fès
0
mandated properties
field-verified
48h
response time
guaranteed
2026
data updated
Menzil observatory
Menzil Barometer
Market analysis · Ain Qadous