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
Buying an apartment in Marrakech as a foreigner can feel overwhelming, especially when you're trying to figure out real prices in a market you don't know well.
This guide breaks down exactly how much apartments cost in Marrakech in 2026, from studios to three-bedroom units, plus all the extra costs you need to budget for.
We constantly update this blog post to make sure you're getting fresh, accurate numbers.
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 apartment price in Marrakech sits around 11,500 MAD per square meter in early 2026, but listing portals show much higher figures because they skew toward tourist-oriented and luxury properties.
- Foreigners buying apartments in Marrakech typically pay cash, but if you need a Moroccan mortgage, expect banks to require a 30% to 40% down payment due to non-resident income documentation challenges.
- Closing costs in Marrakech add roughly 7% to 10% on top of your purchase price, with registration duty alone eating up about 4% of the transaction value.
- Budget-friendly neighborhoods like Daoudiat and Issil in Marrakech offer apartments around 9,000 to 9,500 MAD per square meter, while premium areas like Majorelle and Guéliz push above 12,500 MAD per square meter.
- New-build apartments in Marrakech command a 10% to 20% premium over resale units, mostly because of modern amenities like elevators, parking, and better insulation.
- Monthly HOA fees in Marrakech range from 800 to 2,000 MAD for a typical 80-square-meter apartment, depending on whether your building has basic services or luxury amenities like pools and 24/7 security.
- Annual property taxes in Marrakech are based on an assessed rental value rather than purchase price, which often results in combined housing tax and municipal services tax bills between 2,000 and 8,000 MAD per year.
- Electricity is the biggest utility expense for Marrakech apartment owners, with summer air conditioning pushing monthly bills anywhere from 250 to 700 MAD depending on usage.
How much do apartments really cost in Marrakech in 2026?
What's the average and median apartment price in Marrakech in 2026?
As of January 2026, the median apartment price in Marrakech is around 11,500 MAD per square meter (approximately 1,070 EUR or 1,115 USD per square meter), while the average sits higher at roughly 14,500 MAD per square meter (about 1,350 EUR or 1,410 USD) because luxury properties and prime tourist zones pull that number up.
For price per square foot, that translates to roughly 1,070 MAD (100 EUR or 104 USD) at the median and about 1,350 MAD (125 EUR or 131 USD) at the average, which gives you a useful benchmark when comparing Marrakech apartments to properties priced in imperial measurements.
Most standard apartments in Marrakech fall within a price range of 9,000 to 17,000 MAD per square meter (840 to 1,580 EUR or 875 to 1,650 USD per square meter), so if you're shopping for something that isn't ultra-budget or ultra-luxury, that's the band where you'll find most of your options.
How much is a studio apartment in Marrakech in 2026?
As of January 2026, a typical studio apartment in Marrakech costs around 460,000 MAD (approximately 42,750 EUR or 44,660 USD), which represents a middle-ground option in terms of location and finishes.
Entry-level to mid-range studio apartments in Marrakech generally fall between 315,000 and 500,000 MAD (29,300 to 46,500 EUR or 30,600 to 48,500 USD), while high-end or luxury studios in prime areas like Guéliz or Hivernage can reach 640,000 MAD or more (59,500 EUR or 62,100 USD).
Studios in Marrakech typically range from 35 to 45 square meters, with most standard units sitting around 40 square meters, which is fairly consistent with what you'll find across Morocco's urban apartment markets.
How much is a one-bedroom apartment in Marrakech in 2026?
As of January 2026, a typical one-bedroom apartment in Marrakech costs around 690,000 MAD (approximately 64,100 EUR or 67,000 USD), representing a solid mid-market option for foreign buyers or investors.
Budget-conscious buyers can find one-bedroom apartments in Marrakech starting around 520,000 MAD (48,300 EUR or 50,500 USD) in less central neighborhoods, while premium one-bedroom units in sought-after areas like Majorelle or central Guéliz can reach 990,000 MAD (92,000 EUR or 96,100 USD) or higher.
One-bedroom apartments in Marrakech typically measure between 50 and 65 square meters, with most standard units averaging around 55 to 60 square meters, giving you enough space for comfortable living without excessive maintenance costs.
How much is a two-bedroom apartment in Marrakech in 2026?
As of January 2026, a typical two-bedroom apartment in Marrakech costs around 980,000 MAD (approximately 91,100 EUR or 95,150 USD), which is the most common target for foreign buyers looking for a primary residence or a rental investment property.
Entry-level two-bedroom apartments in Marrakech start around 765,000 MAD (71,100 EUR or 74,300 USD) in neighborhoods like Daoudiat or Issil, while luxury two-bedroom units in premium zones like Guéliz or near Majorelle Gardens can reach 1,530,000 MAD (142,200 EUR or 148,500 USD) or more.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Marrakech.
How much is a three-bedroom apartment in Marrakech in 2026?
As of January 2026, a typical three-bedroom apartment in Marrakech costs around 1,380,000 MAD (approximately 128,250 EUR or 134,000 USD), making it the go-to option for families or buyers who want extra space for guests or a home office.
Budget-friendly three-bedroom apartments in Marrakech can be found starting around 990,000 MAD (92,000 EUR or 96,100 USD) in more affordable neighborhoods, while high-end three-bedroom units in prime areas can reach 2,250,000 MAD (209,100 EUR or 218,450 USD) or beyond.
Three-bedroom apartments in Marrakech typically range from 105 to 130 square meters, with most standard units measuring around 110 to 120 square meters, which provides ample living space while keeping HOA fees and utilities manageable.
What's the price gap between new and resale apartments in Marrakech in 2026?
As of January 2026, new-build apartments in Marrakech typically cost 10% to 20% more than comparable resale units, with the premium driven by modern amenities like elevators, parking, better insulation, and contemporary finishes.
New-build apartments in Marrakech average around 12,650 to 13,800 MAD per square meter (1,175 to 1,280 EUR or 1,230 to 1,340 USD per square meter), depending on the neighborhood and developer quality.
Resale apartments in Marrakech, by comparison, average around 10,500 to 11,500 MAD per square meter (975 to 1,070 EUR or 1,020 to 1,115 USD per square meter), offering better value for buyers willing to handle minor renovations or accept older building systems.
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Can I afford to buy in Marrakech in 2026?
What's the typical total budget (all-in) to buy an apartment in Marrakech in 2026?
As of January 2026, the typical all-in budget to buy a standard two-bedroom apartment in Marrakech is around 1,050,000 to 1,080,000 MAD (approximately 97,600 to 100,400 EUR or 102,000 to 104,850 USD), which includes both the purchase price and unavoidable closing costs.
Beyond the purchase price, your all-in budget in Marrakech needs to cover registration duty (about 4%), land registry fees at the ANCFCC, notary fees plus VAT, and various administrative disbursements that together add roughly 7% to 10% to your transaction cost.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Marrakech property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Marrakech.
What down payment is typical to buy in Marrakech in 2026?
As of January 2026, many foreign buyers purchase Marrakech apartments entirely in cash, but if you plan to use a Moroccan mortgage, expect a typical down payment of 30% to 40%, which for a 980,000 MAD apartment means roughly 294,000 to 392,000 MAD (27,300 to 36,400 EUR or 28,550 to 38,050 USD).
Most Moroccan banks require a minimum down payment of at least 20% for residents, but for non-residents or foreigners with income documented outside Morocco, lenders typically ask for 30% or more as a risk buffer.
To secure the best mortgage terms in Marrakech, a down payment of 35% to 40% is recommended, as this signals lower risk to the bank and may help you negotiate better interest rates or loan conditions.
You can also read our latest update about mortgage and interest rates in Morocco.
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.
Which neighborhoods are cheapest or priciest in Marrakech in 2026?
How much does the price per m² for apartments vary by neighborhood in Marrakech in 2026?
As of January 2026, apartment prices per square meter in Marrakech vary significantly by neighborhood, ranging from around 9,000 MAD (840 EUR or 875 USD) in more affordable areas to over 13,000 MAD (1,210 EUR or 1,260 USD) in premium locations, with luxury micro-zones pushing even higher.
The most affordable neighborhoods for apartments in Marrakech include Daoudiat at around 9,175 MAD per square meter (855 EUR or 890 USD) and Issil at roughly 9,590 MAD per square meter (890 EUR or 930 USD), both offering decent residential options without the tourist-zone markup.
The most expensive neighborhoods in Marrakech include Masmoudi at around 13,135 MAD per square meter (1,220 EUR or 1,275 USD), Majorelle at roughly 12,600 MAD per square meter (1,170 EUR or 1,225 USD), and Camp Al Ghoul at about 11,980 MAD per square meter (1,115 EUR or 1,165 USD).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Marrakech.
What neighborhoods are best for first-time buyers on a budget in Marrakech in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Marrakech are Daoudiat, Issil, and Amerchich, all of which offer more affordable per-square-meter prices while still providing reasonable access to city amenities.
In these budget-friendly Marrakech neighborhoods, you can typically find apartments ranging from 450,000 to 850,000 MAD (41,800 to 79,000 EUR or 43,700 to 82,500 USD), which is significantly below what you'd pay in central tourist-oriented zones like Guéliz or Hivernage.
These neighborhoods offer practical amenities including local markets, schools, public transport links, and everyday shops, making them functional for residents who want to live in Marrakech rather than just visit.
The main trade-off of buying in these budget-friendly Marrakech neighborhoods is that you'll be further from the tourist attractions and expat hotspots, which can mean less rental income potential if you're planning to do short-term holiday rentals.
Which neighborhoods have the fastest-rising apartment prices in Marrakech in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Marrakech are Guéliz, Majorelle, and Camp Al Ghoul, all of which attract strong international demand and have limited new supply relative to buyer interest.
Year-over-year price increases in these fast-appreciating Marrakech neighborhoods have been running in the 5% to 10% range, outpacing the broader Moroccan real estate market and reflecting sustained foreign buyer and investor appetite.
The main driver behind rapid price growth in these Marrakech neighborhoods is the combination of international second-home demand, constrained supply of quality inventory, and the presence of newer, amenity-rich developments that command premium pricing.
You can also read our latest update about property price forecasts in Marrakech.
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What extra costs will I pay on top of the apartment price in Marrakech in 2026?
What are all the buyer closing costs when you buy an apartment in Marrakech?
For a typical 980,000 MAD apartment purchase in Marrakech, total buyer closing costs run approximately 70,000 to 100,000 MAD (6,500 to 9,300 EUR or 6,800 to 9,700 USD), representing the unavoidable fees and taxes you'll pay on top of the negotiated price.
The main categories of closing costs for Marrakech apartment buyers include registration duty (droits d'enregistrement), land registry fees at the ANCFCC (conservation foncière), notary fees plus VAT, and various administrative disbursements for document processing.
Registration duty is typically the largest single expense, representing about 4% of the purchase price for built property in Morocco, which on a 980,000 MAD apartment means roughly 39,200 MAD before you even get to notary and registry costs.
Notary fees in Marrakech operate within a regulated framework, but there's still some variation in what you'll pay for administrative services and disbursements, so it's worth getting a detailed fee breakdown before signing.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Marrakech?
Buyers should budget approximately 7% to 10% of the purchase price for closing costs when buying an apartment in Marrakech, with the exact percentage depending on the specific notary fees, property registration details, and whether you're financing with a mortgage.
The realistic range for most standard Marrakech apartment transactions falls between 7% on the low end (cash purchase, straightforward paperwork) and 10% on the higher end (mortgage registration, complex title situation, or premium notary services).
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Marrakech in 2026?
What are typical HOA fees in Marrakech right now?
HOA fees (called "syndic" charges in Morocco) are common in Marrakech apartment buildings and typically run between 10 and 25 MAD per square meter per month, which means an 80-square-meter apartment costs roughly 800 to 2,000 MAD per month (75 to 185 EUR or 78 to 195 USD).
Basic buildings in Marrakech with minimal services charge toward the lower end around 800 to 1,200 MAD per month, while luxury residences with 24/7 security, swimming pools, gyms, and landscaped gardens can charge 2,500 MAD or more per month for a standard apartment.
What utilities should I budget monthly in Marrakech right now?
Total monthly utility costs for a typical apartment in Marrakech run between 600 and 1,200 MAD (55 to 110 EUR or 58 to 115 USD), covering electricity, water, and basic municipal services.
The realistic range depends heavily on apartment size and usage patterns: a small studio with minimal air conditioning might pay 400 MAD per month, while a larger family apartment running A/C in summer can easily exceed 1,000 MAD per month.
Utilities in Marrakech typically include electricity (billed by ONEE), water and sanitation (billed by RADEEMA for the Marrakech region), and sometimes gas if your building uses it for cooking or heating.
Electricity is by far the most expensive utility for Marrakech apartment owners, especially during summer months when air conditioning use spikes and bills can climb to 500 to 700 MAD or more depending on your tariff band and cooling habits.
How much is property tax on apartments in Marrakech?
Annual property taxes on apartments in Marrakech typically range from 2,000 to 8,000 MAD per year (185 to 745 EUR or 195 to 775 USD), depending on the apartment's size, location, and assessed rental value.
Property tax in Marrakech is calculated based on an administratively assessed rental value (not your purchase price), with two main components: the taxe d'habitation (housing tax) and the taxe de services communaux (municipal services tax), which is 10.5% of the rental value in urban areas like central Marrakech.
For a typical mid-range apartment, the combined annual property tax bill falls in the 3,000 to 5,000 MAD range, while larger or better-located apartments with higher assessed rental values can push toward 6,000 to 8,000 MAD or more.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Marrakech.
What's the yearly building maintenance cost in Marrakech?
Yearly building maintenance costs for Marrakech apartment owners typically run 0.5% to 1.0% of the apartment's value, which for a 980,000 MAD apartment means roughly 5,000 to 10,000 MAD per year (465 to 930 EUR or 485 to 970 USD) set aside for upkeep.
The realistic range depends heavily on building age and type: newer residences with modern systems may need only minor touch-ups, while older buildings can require more frequent repairs to plumbing, electrical, or structural elements.
Building maintenance expenses in Marrakech typically include interior painting, minor plumbing and electrical repairs, A/C servicing, appliance maintenance, and occasional fixture replacements that naturally arise over time.
In most Marrakech apartment buildings, HOA/syndic fees cover common area maintenance (hallways, elevators, gardens, pools), while you're personally responsible for everything inside your unit, so these two cost categories are separate.
How much does home insurance cost in Marrakech?
Annual home insurance for an apartment in Marrakech typically costs between 1,200 and 3,500 MAD per year (110 to 325 EUR or 115 to 340 USD), covering basic contents and liability at minimum.
The realistic range depends on your coverage level and property value: basic policies protecting against fire, theft, and water damage start around 1,200 MAD, while comprehensive coverage with higher contents limits and additional risks can push toward 3,000 to 3,500 MAD or more.
Home insurance is not strictly mandatory for Marrakech apartment owners (unlike auto insurance), but it's strongly recommended, and many banks require it if you're financing with a mortgage.
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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 |
|---|---|---|
| Direction Générale des Impôts (DGI) - Taxe de services communaux | Morocco's official tax authority explaining local tax rules. | We used it to get the official TSC rates (10.5% urban) and tax base definitions. We then translated that into practical annual cost estimates using Marrakech rent equivalents. |
| Code Général des Impôts (CGI) 2025 | Morocco's consolidated tax code used by institutions and professionals. | We used it to confirm the 4% registration duty for built property purchases. We then built the all-in closing cost budget from that starting point. |
| ANCFCC - Conservation foncière tariff | Morocco's official land registry agency publishes the reference fee schedule. | We used it to estimate land registry fees you pay at purchase. We then combined those with taxes and notary costs into a realistic closing cost range. |
| Conseil de la Concurrence - Notary fee framework | Official Moroccan regulator publishing formal opinions on notary fee caps. | We used it to confirm that notary fees are regulated and capped. We then used market practice ranges to estimate what buyers actually pay in Marrakech. |
| Bank Al-Maghrib - Reference FX rates | Morocco's central bank is the official source for exchange rates. | We used it to convert MAD into EUR at early January 2026 levels. We then kept all cost math anchored in MAD since that's what you pay locally. |
| Bank Al-Maghrib + ANCFCC - IPAI real estate price index | The flagship official price index built from land registry transaction data. | We used it to describe the national market direction around early 2026. We then triangulated specific Marrakech prices using listing-based benchmarks. |
| Properstar - Marrakech price indicators | Large international portal publishing methodology and refresh dates. | We used it to anchor Marrakech apartment prices per square meter as of December 2025. We then cross-checked neighborhood dispersion with Agenz data. |
| Agenz - Marrakech neighborhood benchmark | Publishes neighborhood prices using public data, listings, and partner transactions. | We used it to name real neighborhoods and give price-per-square-meter by area. We then built budget versus premium neighborhood shortlists from those levels. |
| Agenz - Guéliz neighborhood page | One of the clearest public pages showing Marrakech neighborhood price spreads. | We used it to extract specific neighborhood prices like Majorelle, Camp Al Ghoul, and Daoudiat. We then turned that into practical guidance for foreign buyers. |
| ONEE - Low-voltage electricity tariff | Morocco's national electricity utility publishes official tariff documents. | We used it to ground monthly electricity budgeting in real tariff bands. We then converted that into typical apartment bill scenarios. |
| DGI - Taxe d'habitation | Official tax authority describing how housing tax is assessed. | We used it to confirm that housing tax is based on assessed rental value, not purchase price. We then estimated typical annual bills using Marrakech rent equivalents. |
| Numbeo - Marrakech utilities and rent data | Transparent contributor data useful for triangulation and sanity checks. | We used it only as a sanity check for utilities and rents, not as a primary source. We then anchored all key legal and tax points in official DGI and CGI sources. |
| CMI - RADEEMA payment guide | Mainstream Moroccan payments operator documenting Marrakech utility billing. | We used it to confirm RADEEMA bills are a recurring cost for Marrakech residents. We then estimated monthly utilities using official tariffs plus consumption ranges. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Morocco. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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