Authored by the expert who managed and guided the team behind the Morocco Property Pack
Yes, the analysis of Marrakech's property market is included in our pack
This blog post covers everything you need to know about current housing prices in Marrakech, Morocco.
We constantly update this article with the latest data so you always have fresh and reliable information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Marrakech.
Insights
- The median home price in Marrakech sits around 900,000 MAD (roughly $99,000), but the average jumps to 1.6 million MAD because luxury villas in areas like Palmeraie pull the numbers up significantly.
- Buyers in Marrakech typically negotiate 7% off the asking price for apartments and up to 12% for villas, so the listed price is rarely what you actually pay.
- National Moroccan property prices have stayed essentially flat over the past decade, but Marrakech has outperformed with around 12% nominal growth thanks to its global tourism appeal.
- The Agdal neighborhood commands the highest price per square meter in Marrakech at 15,000 to 17,000 MAD/m², while Zohor Targa offers entry-level prices around 6,000 MAD/m².
- New construction in Marrakech carries a 15% premium over comparable existing homes, mainly because buyers value modern amenities and lower immediate maintenance costs.
- Apartments represent about 70% of all property transactions in Marrakech by volume, making them the dominant segment even though villas account for more total value.
- Total buying costs in Marrakech typically add 12% to 25% on top of the purchase price once you factor in registration duties, notary fees, and any renovation work.
- With $300,000, you can buy a brand-new 3-bedroom apartment in the upscale Agdal district or a fully renovated riad in the historic Medina.
What is the average housing price in Marrakech in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed by a handful of ultra-expensive luxury properties.
We are writing this as of January 2026, using the latest data collected from authoritative sources including Bank Al-Maghrib, Yakeey, and Agenz, all of which we manually verified.
The median housing price in Marrakech in 2026 is approximately 900,000 MAD, which converts to about $99,000 or €84,000. The average housing price in Marrakech is higher at around 1,600,000 MAD, equivalent to $176,000 or €149,000, because expensive villas and prime district properties push the mean upward.
About 80% of residential properties in Marrakech in 2026 fall within a price range of 600,000 to 3,000,000 MAD, or roughly $66,000 to $329,000.
A realistic entry-level budget in Marrakech starts at 450,000 to 650,000 MAD ($49,000 to $71,000 or €42,000 to €61,000), which can get you a small older apartment of 45 to 55 square meters in neighborhoods like Zohor Targa or Massira.
Luxury properties in Marrakech in 2026 typically range from 8,000,000 to 30,000,000 MAD ($878,000 to $3,300,000 or €745,000 to €2,800,000), such as a detached villa with a pool and garden in the Palmeraie or golf-oriented zones.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Marrakech.
Are Marrakech property listing prices close to the actual sale price in 2026?
In Marrakech in 2026, apartments typically sell for about 7% below the asking price, while villas and high-end homes see discounts averaging around 12%.
This gap exists because sellers in Marrakech often build in a negotiation buffer, especially for expat-facing properties like villas and riads where buyers expect to bargain. The difference is largest for unique or luxury properties where quality varies significantly between homes of similar size, giving buyers more leverage during inspections.
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What is the price per sq m or per sq ft for properties in Marrakech in 2026?
As of January 2026, the median housing price per square meter in Marrakech is approximately 10,500 MAD/m² ($1,150/m² or €977/m²), which works out to about 975 MAD/ft² ($107/ft² or €91/ft²). The average price per square meter is slightly higher at around 12,000 MAD/m² ($1,320/m² or €1,117/m²), or about 1,115 MAD/ft² ($122/ft² or €104/ft²).
Prime central apartments in neighborhoods like Agdal and Hivernage command the highest price per square meter in Marrakech because of their scarcity, turnkey quality, and modern amenities, while peripheral districts and older buildings have the lowest rates due to longer commutes and higher maintenance uncertainty.
The highest prices per square meter in Marrakech in 2026 are found in Agdal, ranging from 15,300 to 16,800 MAD/m², and Hivernage at 9,500 to 15,600 MAD/m². The lowest prices are in Zohor Targa at around 5,800 to 6,300 MAD/m² and Palmeraie Extension at 5,900 to 10,200 MAD/m².
How have property prices evolved in Marrakech?
Compared to one year ago, Marrakech housing prices in 2026 have increased by about 2% in nominal terms, or roughly 1% when adjusted for inflation. This modest growth reflects continued strong tourism and second-home demand, combined with limited supply of turnkey properties in prime locations.
Looking back 10 years, Marrakech property prices have risen approximately 12% in nominal terms, though this translates to roughly a 5% decline in real, inflation-adjusted value. National Moroccan property prices stayed essentially flat over this period, but Marrakech performed better thanks to its global brand recognition and lifestyle appeal.
By the way, we've written a blog article detailing the latest updates on property price variations in Marrakech.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Marrakech.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Morocco versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Marrakech in 2026?
In Marrakech in 2026, apartments make up about 70% of all transactions, villas account for roughly 20%, traditional riads and Medina houses represent about 7%, and townhouses or duplexes fill the remaining 3%, because apartments are more affordable and accessible to the majority of buyers.
Average prices by property type in Marrakech as of January 2026 are: apartments at around 1.1 million MAD ($121,000 or €102,000), villas at about 4.8 million MAD ($527,000 or €447,000), riads at approximately 2.8 million MAD ($307,000 or €261,000), and townhouses or duplexes at roughly 2 million MAD ($219,000 or €186,000). New-build apartments with quality finishes average around 1.6 million MAD ($176,000 or €149,000), while budget apartments in peripheral areas can be found for about 650,000 MAD ($71,000 or €60,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Marrakech?
- How much should you pay for a house in Marrakech?
- How much should you pay for an apartment in Marrakech?
- How much should you pay for a villa in Marrakech?
- How much should you pay for lands in Marrakech?
How do property prices compare between existing and new homes in Marrakech in 2026?
In Marrakech in 2026, new construction typically costs about 15% more per square meter than comparable existing homes.
This premium reflects the value buyers place on modern amenities like security systems, parking, pools, and elevators, plus the reduced risk of unexpected repair costs from aging electrical or plumbing systems.
Buying real estate in Marrakech can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Marrakech in 2026?
Gueliz is Marrakech's most central and walkable neighborhood, popular with expats who want easy access to restaurants, shops, and daily conveniences. Average apartment prices in Gueliz in 2026 range from 900,000 to 2,200,000 MAD ($99,000 to $241,000), with the premium driven by location and lifestyle appeal.
Hivernage is an upscale district near luxury hotels and entertainment venues, attracting buyers seeking high-end apartments with premium finishes. Prices in Hivernage in 2026 typically range from 1,400,000 to 3,500,000 MAD ($154,000 to $384,000), reflecting the quality of buildings and proximity to Marrakech's most prestigious addresses.
Agdal is a modern, family-friendly residential area with newer construction and strong demand from both locals and foreigners. Average prices in Agdal in 2026 range from 1,600,000 to 3,000,000 MAD ($176,000 to $329,000), making it one of Marrakech's most expensive apartment markets due to its quality stock and residential appeal.
You will find a much more detailed analysis by areas in our property pack about Marrakech. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Price per m² | Price per ft² |
|---|---|---|---|---|
| Agdal | Family / Modern | 1.6M-3.0M MAD ($176k-$329k) | 15,300-16,800 MAD ($1,680-$1,840) | 1,420-1,560 MAD ($156-$171) |
| Hivernage | Premium / Expat | 1.4M-3.5M MAD ($154k-$384k) | 9,500-15,600 MAD ($1,040-$1,710) | 880-1,450 MAD ($97-$159) |
| Gueliz | Central / Walkable | 0.9M-2.2M MAD ($99k-$241k) | 10,200-15,300 MAD ($1,120-$1,680) | 950-1,420 MAD ($105-$156) |
| Ancienne Medina | Heritage / Lifestyle | 0.8M-2.5M MAD ($88k-$274k) | 8,800-13,000 MAD ($970-$1,430) | 820-1,210 MAD ($90-$133) |
| Targa | Family / Value | 0.7M-1.8M MAD ($77k-$197k) | 7,400-11,400 MAD ($810-$1,250) | 690-1,060 MAD ($76-$116) |
| Palmeraie | Luxury / Resort | 2.0M-10M+ MAD ($219k-$1.1M+) | ~12,700 MAD ($1,390) | ~1,180 MAD ($129) |
| Palmeraie Extension | Budget to Mid Mix | 0.6M-1.8M MAD ($66k-$197k) | 5,900-10,200 MAD ($650-$1,120) | 550-950 MAD ($60-$104) |
| Zohor Targa (Zephyr) | Budget / Entry | 0.45M-0.8M MAD ($49k-$88k) | 5,800-6,300 MAD ($640-$690) | 540-585 MAD ($60-$64) |
| Majorelle | Popular / Boutique | 1.0M-2.4M MAD ($110k-$263k) | 10,100-15,100 MAD ($1,110-$1,660) | 940-1,400 MAD ($103-$154) |
| Camp Al Ghoul | Commute / Residential | 0.9M-2.2M MAD ($99k-$241k) | 9,600-14,400 MAD ($1,050-$1,580) | 890-1,340 MAD ($98-$147) |
| Masmoudi | Residential | 0.9M-2.0M MAD ($99k-$219k) | 10,500-15,800 MAD ($1,150-$1,730) | 980-1,470 MAD ($107-$161) |
| Issil | Value / Peripheral | 0.6M-1.5M MAD ($66k-$165k) | 7,700-11,500 MAD ($845-$1,260) | 715-1,070 MAD ($78-$117) |
How much more do you pay for properties in Marrakech when you include renovation work, taxes, and fees?
When you factor in all additional costs in Marrakech in 2026, buyers should expect to pay roughly 12% to 25% more than the headline purchase price, depending on the property condition and required renovation work.
For a property priced around $200,000 (about 1,823,000 MAD), expect to add approximately 145,000 to 270,000 MAD ($16,000 to $30,000) for registration duties, notary fees, and light renovation. This brings your total cost to roughly $216,000 to $230,000.
For a property priced around $500,000 (about 4,557,000 MAD), additional costs typically range from 365,000 to 680,000 MAD ($40,000 to $75,000) covering taxes, legal fees, and moderate finishing work. Your all-in cost would be approximately $540,000 to $575,000.
For a property priced around $1,000,000 (about 9,115,000 MAD), budget an extra 730,000 to 1,370,000 MAD ($80,000 to $150,000) for full transaction costs and potential renovation, bringing your total investment to roughly $1,080,000 to $1,150,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Marrakech.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Marrakech
| Expense | Type | Estimated Cost Range and Details |
|---|---|---|
| Registration Duties | Tax | 4% to 6% of purchase price (36,000-55,000 MAD per 1M MAD or $4,000-$6,000 per $110k). This is the main government tax on property transfers in Morocco, calculated on the declared sale price. The exact rate depends on property type and your notary's calculation. |
| Land Registry Fees | Registry | About 1% of purchase price plus fixed administrative fees (10,000-15,000 MAD per 1M MAD or $1,100-$1,650 per $110k). These fees cover the formal registration of your property title with ANCFCC, Morocco's national land registry. The amount varies slightly based on file complexity. |
| Notary Fees | Legal | Approximately 1% of purchase price plus VAT (10,000-15,000 MAD per 1M MAD or $1,100-$1,650 per $110k). Notary fees in Morocco follow a progressive scale and include VAT on services. Your notary handles all legal documentation and title verification. |
| Agency Commission | Intermediary | 2% to 3% of purchase price if applicable (20,000-30,000 MAD per 1M MAD or $2,200-$3,300 per $110k). This fee is common when buying through a real estate agent and is sometimes split between buyer and seller. Some private sales avoid this cost entirely. |
| Light Renovation | Works | 5% to 10% of purchase price (50,000-100,000 MAD per 1M MAD or $5,500-$11,000 per $110k). Light renovation covers cosmetic updates like painting, minor repairs, and basic modernization. Most existing apartments need at least some refresh work. |
| Heavy Renovation | Works | 12% to 25% of purchase price (120,000-250,000 MAD per 1M MAD or $13,000-$27,500 per $110k). Heavy renovation includes structural work, complete kitchen or bathroom overhauls, electrical rewiring, and plumbing updates. Older riads and villas often require this level of investment. |
We made this infographic to show you how property prices in Morocco compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Marrakech in 2026 with different budgets?
With $100,000 (about 911,000 MAD) in Marrakech in January 2026, you could buy a 2-bedroom apartment of 80 to 90 square meters in Targa (existing), a 1 to 2 bedroom apartment of 65 to 75 square meters in a non-prime Gueliz street (existing), or a small riad to refresh of 120 to 150 square meters on the edge of the Ancienne Medina (existing, but expect renovation costs).
With $200,000 (about 1,823,000 MAD), you could purchase a 3-bedroom apartment of 120 to 130 square meters in Gueliz with parking (existing), a 2 to 3 bedroom apartment of 110 to 125 square meters in Hivernage's lower band (existing), or a small villa or townhouse of 180 to 220 square meters in Targa with basic finishes (existing).
With $300,000 (about 2,734,000 MAD), your options include a new-build 3-bedroom apartment of 130 to 150 square meters in Agdal (new construction), a premium 2 to 3 bedroom apartment of 120 to 140 square meters in Hivernage (existing), or a renovated riad of 180 to 220 square meters in the Ancienne Medina (renovated existing).
With $500,000 (about 4,557,000 MAD), you could acquire a villa of 280 to 350 square meters in Targa with a possible pool (existing), a high-end apartment of 180 to 220 square meters in Hivernage (existing), or a riad of 250 to 300 square meters in a prime Medina pocket (renovated existing, often suitable as a guesthouse).
With $1,000,000 (about 9,115,000 MAD), options include a luxury villa of 450 to 600 square meters in Palmeraie (existing high-end), a golf-area villa of 400 to 550 square meters in a lifestyle zone (existing high-end), or a prime riad of 350 to 500 square meters in the Medina renovated to luxury standards.
With $2,000,000 (about 18,230,000 MAD), there is a real market at this level in Marrakech, though it is thinner and more bespoke. You could purchase a statement villa of 700 to 1,000 square meters in Palmeraie with a pool and large garden (luxury), a trophy villa in a gated golf community of 650 to 900 square meters (luxury), or a large riad compound of 600 to 900 square meters in the prime Medina fully restored to luxury specifications.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Marrakech.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Marrakech, we always rely on the strongest methodology we can... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank Al-Maghrib (BAM) | Morocco's central bank publishes the official daily reference exchange rates used nationwide. | We used the EUR/MAD and USD/MAD reference rates from late December 2025 as our conversion benchmark. We applied these rates consistently to convert all MAD amounts into dollars and euros throughout the article. |
| BIS Residential Property Price Data (via FRED) | The Bank for International Settlements compiles standardized international property price data redistributed by the St. Louis Fed. | We used this index to anchor the national 10-year price trend for Moroccan residential property. We then treated Marrakech as a premium submarket and adjusted city estimates around this national baseline. |
| HCP (Haut-Commissariat au Plan) | Morocco's official statistics office is the primary producer of CPI and inflation statistics for the country. | We used HCP's CPI data to convert nominal price changes into real, inflation-adjusted figures. We applied their published inflation rates to calculate what price movements actually mean in today's money. |
| ANCFCC (National Land Registry) | The national authority for land registry and property rights registration in Morocco. | We used ANCFCC as the institutional reference for understanding property registration requirements. We cross-validated our fees and registration section against their official ecosystem to ensure accuracy. |
| Morocco Tax Administration (DGI) | The official Moroccan tax authority explains registration duties under the national tax code. | We used DGI to understand what registration duties are legally required for property purchases. We then provided practical percentage ranges that match typical residential transactions in Marrakech. |
| Agenz | A large Moroccan real estate platform that publishes structured price benchmarks with transparent data inputs. | We used Agenz to estimate Marrakech-wide average prices per square meter by property type. We also used their data for initial neighborhood comparisons, which we then triangulated with Yakeey figures. |
| Yakeey | A Moroccan pricing reference platform connected to the notarial ecosystem, created with a transparency goal. | We pulled neighborhood-level price bands showing low, average, and high values for Marrakech districts. We used these ranges to build the 80% market range, neighborhood tables, and budget examples. |
| Yakeey Agdal Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We extracted the price-per-square-meter range for Agdal to represent high-end Marrakech pricing. We used these figures in our neighborhood comparison table and budget examples. |
| Yakeey Hivernage Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We extracted Hivernage's price ranges to illustrate premium neighborhood pricing in Marrakech. We featured these figures prominently in our neighborhood analysis and comparison table. |
| Yakeey Gueliz Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We used Gueliz price data to represent central, walkable Marrakech living options. We included these ranges in our neighborhood descriptions and the summary comparison table. |
| Yakeey Ancienne Medina Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We extracted Medina pricing to show heritage property options in Marrakech. We used these figures for riad price estimates and neighborhood comparisons. |
| Yakeey Targa Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We used Targa data to represent family-friendly, value-oriented neighborhoods in Marrakech. We featured these figures in our budget examples and neighborhood table. |
| Yakeey Palmeraie Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We extracted Palmeraie pricing to illustrate the luxury villa market in Marrakech. We used these figures for high-budget examples and the neighborhood comparison table. |
| Yakeey Palmeraie Extension Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We used Palmeraie Extension data to show more affordable alternatives near the luxury Palmeraie zone. We included these ranges in our neighborhood comparison table. |
| Yakeey Zohor Targa Data | Neighborhood-specific pricing data from a trusted Moroccan real estate reference platform. | We extracted Zohor Targa data to represent entry-level pricing in Marrakech. We used these figures to establish the lower bound of the market in our analysis. |
| Agenz Neighborhood Data | A data-based Moroccan real estate platform providing structured price benchmarks by district. | We used Agenz district data to cross-check Yakeey figures and fill gaps where needed. We applied plus or minus 20% ranges where only single-point estimates were available. |
| Yakeey National Reference | Morocco's first national electronic price reference connected to the notarial ecosystem. | We used the national platform to understand Yakeey's methodology and data collection approach. We verified that their neighborhood pages use consistent measurement standards. |
| Agenz Marrakech Overview | Comprehensive city-level price benchmarks from a major Moroccan real estate data platform. | We used city-wide averages to validate our neighborhood-level calculations. We cross-referenced these figures with Yakeey data to ensure our estimates were consistent. |
| HCP Historical CPI Data | Official historical inflation statistics from Morocco's national statistics office. | We used historical CPI data to calculate cumulative inflation over the 10-year comparison period. We applied this to convert nominal price changes into real, purchasing-power-adjusted figures. |
| Local Real Estate Market Research | Direct observation of listing patterns and market practices in Marrakech. | We analyzed listing-to-sale price gaps to estimate negotiation margins of 7% for apartments and 12% for villas. We verified these figures against broker feedback and transaction patterns. |
| Property Type Distribution Analysis | Systematic review of listing volumes across major Marrakech platforms. | We counted listing distributions to estimate that apartments represent 70% of transactions by volume. We used this breakdown to weight our median and average price calculations. |
| Surface Area Market Standards | Analysis of typical property sizes by segment in the Marrakech market. | We identified standard surface areas for each property type to convert price-per-square-meter into total prices. We used these size assumptions to create realistic budget examples. |
| New vs Existing Price Comparison | Cross-platform analysis of new construction versus resale pricing in Marrakech. | We compared new-build and existing property prices across neighborhoods to calculate the 15% premium. We verified this gap was consistent across different property types and locations. |
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