Facts checked on October 18, 2026
Tangier at a glance
Tangier sits in north-west Morocco on the Strait of Gibraltar, where the Mediterranean meets the Atlantic. It had over 1.27 million residents in 2024 and is the capital of the Tangier-Tetouan-Al Hoceima region.
Since November 2018 the Al Boraq high-speed train has linked Tangier to Casablanca in about 2 hours 10 minutes. Ibn Battouta airport is about 15 km south-west of the centre, and the Tanger Med port about 40 km away.
Districts: Malabata, Tanja Balia and the city centre
The bay has been turned into a corniche of about 20 km, with a marina, shops, hotels and apartments. Along the bay and Avenue d'Espagne you mainly find taller new towers close to Tanger Ville station.
- City centre and corniche (Avenue d'Espagne, Rue des Zenata): urban living near the station, marina and shops.
- Malabata: the hill on the eastern side of the bay, looking out over the bay and the sea.
- Tanja Balia: a newer residential district of mid- and high-rise residences, partly close to the high-speed station and the ring road.
- Marshan and the medina: older districts on the western hills, with a different type of housing.
Route de Rabat and Achakkar/Cap Spartel
Along the Route de Rabat (N1) towards the airport and the free zone, residences are lower or mid-rise, often with pools and inner courtyards. It suits buyers who fly often or use the motorway.
Achakkar is on the Atlantic coast, about 25 km from the centre, on the road to Cap Spartel and the Caves of Hercules. It is calmer and more oriented to second homes. The Atlantic waves there can be dangerous.
New-builds with a sea view in Tangier
Sea views are found mainly along the bay, on Malabata and around Achakkar. Within one building the views often differ, and the floor level matters a lot.
In my conversations I always start by asking what may be built in front of the building, because an open view today can be gone tomorrow.
- Ask exactly which units have a sea view, and from which floor.
- Ask about the zoning of the plots in front.
- Visit at different times of day to judge traffic and wind.
What to check when buying in Tangier
A property with a titre foncier is definitively registered and accepted by banks as security. A melkia is not, and it can be contested. Off-plan purchases fall under Morocco's VEFA rules, with legal payment stages and a guarantee.
- Request a certificat de propriété from the ANCFCC (100 DH): it shows owners, mortgages and seizures.
- Check the building permit and, at handover, the occupancy permit.
- Have the deed drawn up by a notary, adoul or approved lawyer, or the transfer is void.
- Budget 4% registration duty and 1.5% + 100 DH land registry fee for a built home.
- Pay in foreign currency and keep the proof, so you can transfer the money back abroad later.
Financing as an MRE
Since 1 January 2026 Moroccans living abroad can borrow up to 80% in dirhams from a Moroccan bank. For other foreigners we could not confirm a fixed cap; it depends on the bank.
Frequently asked questions
Can a foreigner buy an apartment in Tangier?
Yes. Foreigners can buy and resell urban residential property in Morocco. Only agricultural land outside urban areas is reserved for Moroccans.
Where can I buy a new-build with a sea view in Tangier?
Mainly along the bay and corniche, on Malabata and around Achakkar on the Atlantic coast. Ask for each unit what the view is and what may be built in front.
What is the difference between Malabata and Tanja Balia?
Malabata is the hill on the eastern side of the bay, with views over the sea. Tanja Balia is a newer residential district with residences near the high-speed station.
How do I check that a property in Tangier is legally clean?
Request a certificat de propriété from the ANCFCC for 100 DH. It lists owners, mortgages and seizures. Have a notary draw up the deed.
