El Menzeh, Rabat: what 40 listings say about prices and yields
The El Menzeh sector, on the route de Zaër, almost never carries its own name in listings: it is filed under Souissi. That filing detail is expensive for anyone looking for a value benchmark, because the two perimeters do not trade at the same price.
A district the listings do not name
El Menzeh stretches along the route de Zaër, extending Souissi southward. It is not an administrative district but a name in common use. Listing platforms work with closed district menus, and El Menzeh is not always among them: the seller picks “Souissi” from the drop-down and writes “El Menzeh” in the title.
The figure is stark. Of the 40 listings we gathered for the sector, 22 are labelled Souissiand mention El Menzeh only in free text. A buyer filtering on the name alone therefore never sees most of the stock — and a seller benchmarking against “Souissi” as a whole is benchmarking against a far wider perimeter than their own.
Forty public listings attached to the El Menzeh sector, collected from Mubawab and Avito between 15 May and 21 August 2026. A listing is kept when it carries both a usable price and a usable floor area; outliers are removed by plausibility bounds.
These are asking prices, not agreed prices. They show where supply positions itself, not where transactions close. Sample sizes are given throughout: five listings do not carry the weight of fourteen, and fourteen do not carry the weight of two hundred.
What properties are asking
| Segment | Listings | Min | 1st quartile | Median | 3rd quartile | Max | Median size |
|---|---|---|---|---|---|---|---|
| Villas | 14 | 8,632 | 10,833 | 12,822 | 15,854 | 16,667 | 772 m² of land (410 – 950) |
| Apartments | 5 | 15,556 | 22,393 | 23,148 | 29,487 | 35,714 | 154 m² (90 – 163) |
| Houses | 4 | 12,833 | 14,286 | 15,622 | 32,500 | 32,500 | 180 m² (160 – 300) |
The villa dominates by a wide margin: fourteen of the twenty-four properties for sale, with a median plot of 772 m² and sizes running from 410 to 950 m². The median total asking price for a villa is MAD 8.9 million. This is a market of large land holdings, not an apartment market.
The spread deserves attention. Between the first and third quartile, villas range from MAD 10,833 to 15,854 per m² — a ratio of one to one and a half within the same sector. Building condition, year of construction, plot orientation and distance from the main road explain most of that gap. A district median says nothing about where a specific villa sits inside it.
Where El Menzeh sits within Rabat
Against the city’s other villa sectors, El Menzeh holds an intermediate position — and above all, it asks roughly a quarter more than the Souissi average under which it is nonetheless filed.
One caveat matters here: the 205-listing “Souissi” perimeter contains El Menzeh itself, along with far less sought-after sub-sectors. The measured gap does not set two neighbouring districts against each other — it sets a subset against the average of the whole that contains it. Which is exactly what makes the comparison useful to an El Menzeh owner: benchmarking against the Souissi average means under-pricing yourself.
The yield reverses with the format
| Segment | Listings | Min | 1st quartile | Median | 3rd quartile | Max | Median size |
|---|---|---|---|---|---|---|---|
| Villas | 6 | 38 | 40 | 50 | 60 | 62 | 640 m² of land (500 – 1,000) |
| Apartments | 5 | 100 | 135 | 140 | 174 | 182 | 120 m² (110 – 200) |
| Offices and retail | 3 | 122 | 122 | 164 | 220 | 220 | 134 m² (100 – 237) |
Set against the median asking price for the same segment, the median rent gives a gross yield of 4.7% for a villa and 7.3% for an apartment. One unit note matters: for a villa, listings quote both price and rent per square metre of land; for an apartment, per square metre of habitable space. Each yield is therefore internally consistent — numerator and denominator on the same basis — and the two compare as yields, not as prices per m².
The explanation is the land. A villa in El Menzeh carries a median plot of 772 m² in its price, while the tenant pays for habitable space and use. The heavier the land share in the acquisition price, the more the gross rental yield compresses — a mechanism, not a local quirk. It holds in every villa district.
Two practical consequences follow. An investor looking for regular income has little business in this sector at villa format. An owner already holding a villa and considering letting it should know that the market rent — MAD 30,550 a month for a median 640 m² holding — pays poorly for the capital tied up, and that land appreciation is the real engine of the investment.
- They are asking prices. The gap to the agreed price is settled in negotiation, after the listing goes live, and appears in no listing.
- Sample sizes are small for apartments (5) and houses (4). A single atypical listing moves the median.
- The yield shown is gross: it ignores vacancy, the upkeep of a large plot, service charges and management. On a villa, the gap between gross and net is substantial.
- No district median substitutes for examining a specific property: title, building condition, actual plot, planning constraints.
Frequently asked questions
Where exactly is El Menzeh in Rabat?
El Menzeh runs along the route de Zaër, extending Souissi to the south. It is not an administrative district but a name in common use, with no fixed boundary. That is precisely why listings file it under Souissi.
Why are so few listings named El Menzeh?
Of the 40 listings we collected, 22 carried the district label Souissi and mentioned El Menzeh only in the title or the description. Listing platforms use closed district menus, and El Menzeh is not always in them. A buyer filtering on the name alone misses most of the available stock.
Are these the prices actually paid?
No. Every figure here is an asking price set by a seller. The gap to the agreed price is negotiated long after the listing goes live and varies with the property, the age of the listing and the seller's position. These medians give an order of magnitude and a ranking between districts; they do not replace the valuation of a specific property.
Why does the apartment out-yield the villa?
Because the purchase price of a villa carries a heavy land component — the median plot is 772 m² — that the rental market does not pay for proportionally. A tenant pays for habitable space and use, not for land. The larger the land share in the price, the more the gross yield compresses.
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Note: every figure above is a median of asking prices taken from public listings, reproduced with the qualifications given in the French-language article. They are market indicators, not an estimate of any specific property, whose value depends on its title, its condition, its actual plot and its planning position. This article is neither legal advice nor a valuation. To have a property valued, see our contact page or the property blog.