Updated estimates 2026 — Menzil
Positioning · Fès
Rank
#16
out of 72 neighborhoods
vs city average
+10%
above the average
Fès avg.
4,523 DH/m²
apt · m²
Range
3,383 → 7,711 DH/m²
Cheaper · Pricier
The average price per m² in Quods (Fès) is 4,975 DH/m² for an apartment and 5,752 DH/m² for a villa.
Quods is 10% above the average price per m² in Fès — ranked #16 of 72 neighborhoods by price.
4,975 DH/m²
Average price/m²
5,752 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 Quods reaches 8 à 12 %.
Our team offers a free, no-obligation estimate based on real data from Quods.
Results in 2 min · No obligation · 100% free
Neighborhoods in our observatory
72 neighborhoods tracked in Fès, including Quods, with field-verified data.
Average time from offer to deed
In Quods, expect 45 jours between the preliminary contract and the final notarial deed.
Market liquidity
Quods enjoys sustained demand in Fès. Well-positioned properties sell quickly.
Appreciation potential
Quods sits within Fès's reference range, with stable and predictable appreciation potential.
Budget accessibility
Quods sits within Fès's median range, a good balance between budget and location.
Field data translated into actionable market signals.
Strong market
At +10% above the average, Quods shows demand higher than most neighborhoods in Fès — high liquidity, strong resale value.
Rank 16 / 72
Among Fès's neighborhoods, Quods 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 3,383 DH and 7,711 DH/m². The gap reflects condition, floor, view and amenities.
All our properties in Quods are mandated and field-verified by our local agents.
0
Mandated properties
verified by our agents
48h
Response time
guaranteed by contract
4,975 DH/m²
Average price
Quods · apt
#16
Rank in the city
out of 72 neighborhoods
“The Menzil team knows Quods 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 Quods
“I bought in Quods 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 Quods
72
neighborhoods tracked
in Fès
0
mandated properties
field-verified
48h
response time
guaranteed
2026
data updated
Menzil observatory
Menzil Barometer
Market analysis · Quods