As of June 2026, a standard apartment in Marrakech usually costs between 850,000 and 1.7 million MAD, which is roughly $92,000 to $184,000 or €79,000 to €159,000, with the biggest price differences coming from the neighborhood, the building quality and whether the apartment is easy to rent.
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We constantly update this blog post so that the apartment prices in Marrakech stay useful for buyers who are looking at the market in June 2026.
Marrakech apartment prices are not simple because Guéliz, Hivernage, Agdal, Samlalia, Targa, Issil and Daoudiat can feel like different markets inside the same city.
This guide focuses only on residential apartments in Marrakech, with simple numbers for foreign buyers who want to understand the real budget before visiting properties.
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
- A normal apartment in Marrakech in 2026 is around 1.25 million MAD, but the median is closer to 1.05 million MAD because premium areas pull the average upward.
- The safest first purchase in Marrakech is often not the cheapest apartment, but a titled 70-95 m² unit in Ouasis, Samlalia, Izdihar, Targa or the edge of Guéliz.
- Hivernage and Agdal look attractive for lifestyle buyers, but the higher purchase price can make the rental yield more fragile unless the apartment is very well managed.
- Budget neighborhoods like Issil, Daoudiat and Mhamid can offer low entry prices, but foreign buyers should be more careful about resale liquidity and building maintenance.
- For a foreign cash buyer, a simple rule in Marrakech is to add about 7.5% to the purchase price for closing costs before thinking about furniture or renovation.
- For a non-resident foreign buyer using a mortgage, a 40% to 50% down payment is a safer planning assumption than the lower down payments often shown in local examples.
- New-build apartments in Marrakech usually cost 15% to 25% more than comparable resale units, and the gap can be higher in serviced residences with pools and security.
- Tourism matters more in Marrakech than in many Moroccan cities, so furnished apartments near Guéliz, Hivernage, Agdal and Majorelle can behave differently from local family apartments.
- HOA fees in Marrakech can look small in older buildings, but residences with pools, gardens, elevators and security can easily add 1,000 to 2,500 MAD per month.
- The most important due diligence point in Marrakech is not only the price per m², but also title quality, syndic health, elevator condition, parking and rental rules.
How much do apartments really cost in Marrakech in 2026?
What's the average and median apartment price in Marrakech in 2026?
As of June 2026, the estimated average apartment price in Marrakech is about 1.25 million MAD, or about $135,000 and €117,000, while the median apartment price in Marrakech is closer to 1.05 million MAD, or about $113,000 and €98,000.
That means the average apartment price per square meter in Marrakech in 2026 is about 13,300 MAD/m², or about $1,440 and €1,240, while the median is closer to 12,200 MAD/m², or about $1,320 and €1,140, which is roughly 1,135 MAD per sq ft, or about $123 and €106.
For most standard apartments in Marrakech in 2026, a realistic price range is 850,000 to 1.7 million MAD, or about $92,000 to $184,000 and €79,000 to €159,000, before buyer costs.
Sources and methodology: we anchored the market direction with Bank Al-Maghrib, ANCFCC and Agenz.
We used official transaction-index data for trend, then used neighborhood asking-price data where official district prices are not published.
We also checked portal listings and our own Marrakech pricing files, then rounded the final numbers for readability.
How much is a studio apartment in Marrakech in 2026?
As of June 2026, a normal studio apartment in Marrakech usually costs about 550,000 MAD, or about $59,000 and €51,000.
For a studio apartment in Marrakech, the realistic entry-to-mid range is 430,000 to 750,000 MAD, or about $46,000 to $81,000 and €40,000 to €70,000, while a high-end studio in Hivernage, Agdal or a strong Guéliz residence can reach 900,000 to 1.1 million MAD, or about $97,000 to $119,000 and €84,000 to €103,000.
Most studio apartments in Marrakech are 35 to 50 m², with smaller and cheaper units more common in Daoudiat, Issil and Mhamid, and larger furnished studios more common in Guéliz, Majorelle, Agdal and Hivernage.
Sources and methodology: we compared Agenz, Mubawab and Bank Al-Maghrib.
We treated studio prices as more sensitive to furnishing, parking and rental permission than larger family apartments.
We used our own listing checks to separate basic studios from tourist-facing furnished units.
How much is a one-bedroom apartment in Marrakech in 2026?
As of June 2026, a typical one-bedroom apartment in Marrakech costs about 760,000 MAD, or about $82,000 and €71,000.
For a one-bedroom apartment in Marrakech, the entry-to-mid range is usually 650,000 to 1.05 million MAD, or about $70,000 to $113,000 and €61,000 to €98,000, while a high-end one-bedroom in Hivernage, Prestigia, Agdal or a strong central residence can cost 1.1 to 1.5 million MAD, or about $119,000 to $162,000 and €103,000 to €140,000.
Most one-bedroom apartments in Marrakech are 50 to 70 m², although premium furnished one-bedroom apartments can be larger when the residence includes terraces, parking, a pool or hotel-style services.
Sources and methodology: we used Agenz, Mubawab and ReaConsult.
We checked whether listed one-bedroom apartments were ordinary homes or furnished investor units.
We then adjusted the results with our own Marrakech neighborhood model and rounded the estimates.
How much is a two-bedroom apartment in Marrakech in 2026?
As of June 2026, a typical two-bedroom apartment in Marrakech costs about 1.25 million MAD, or about $135,000 and €117,000.
For a two-bedroom apartment in Marrakech, the entry-to-mid range is usually 950,000 to 1.6 million MAD, or about $103,000 to $173,000 and €89,000 to €149,000, while a high-end two-bedroom in Hivernage, Agdal, Prestigia, Majorelle or a premium Guéliz residence can cost 1.8 to 2.4 million MAD, or about $194,000 to $259,000 and €168,000 to €224,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Marrakech.
Sources and methodology: we used Bank Al-Maghrib, Agenz and Mubawab.
We gave more weight to two-bedroom apartments because they are the main investment product for foreign buyers in Marrakech.
We cross-checked asking prices with our own buyer-budget work to avoid using only optimistic listing prices.
How much is a three-bedroom apartment in Marrakech in 2026?
As of June 2026, a typical three-bedroom apartment in Marrakech costs about 1.65 million MAD, or about $178,000 and €154,000.
For a three-bedroom apartment in Marrakech, the entry-to-mid range is usually 1.35 to 2.4 million MAD, or about $146,000 to $259,000 and €126,000 to €224,000, while a luxury three-bedroom in Hivernage, Prestigia, Agdal or Palmeraie can reach 2.8 to 4 million MAD or more, or about $302,000 to $432,000 and €261,000 to €373,000.
Most three-bedroom apartments in Marrakech are 100 to 150 m², but premium family apartments and resort-style units can be larger when they include terraces, staff space, underground parking or private residence amenities.
Sources and methodology: we used Agenz, ReaConsult and Mubawab.
We separated ordinary three-bedroom family apartments from premium lifestyle residences.
We also checked our own examples because large apartments in Marrakech vary a lot by building condition.
What's the price gap between new and resale apartments in Marrakech in 2026?
As of June 2026, new-build apartments in Marrakech usually cost 15% to 25% more than comparable resale apartments, and the premium can reach about 30% in residences with pools, parking, security and strong rental appeal.
The estimated average price for new-build apartments in Marrakech is about 15,500 MAD/m², or about $1,675 and €1,445, although new central or resort-style apartments can be well above 20,000 MAD/m².
The estimated average price for resale apartments in Marrakech is about 12,500 MAD/m², or about $1,350 and €1,166, but resale value falls quickly when the building has no elevator, weak parking, poor common areas or a tired syndic.
Sources and methodology: we used Bank Al-Maghrib, Agenz and Mubawab market reports.
We compared asking prices for new and resale units in similar Marrakech areas.
We used our own quality filters because the new-build premium depends heavily on amenities and management.
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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 June 2026, the typical all-in budget to buy a standard apartment in Marrakech is about 1.34 million MAD, or about $145,000 and €125,000, if the apartment price is 1.25 million MAD and the buyer budgets around 7.5% for closing costs.
This all-in budget in Marrakech usually includes the purchase price, registration duty, land-registry fees, notary fees, small file costs and sometimes mortgage-related costs or agency fees, depending on how the deal is structured.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Marrakech property pack.
Sources and methodology: we used DGI, CGI 2026 and Bank Al-Maghrib lending rates.
We applied a simple 7.5% buyer-cost rule to keep the budget easy to understand.
We then checked the result against our own Marrakech buyer-cost examples.
What down payment is typical to buy in Marrakech in 2026?
As of June 2026, a non-resident foreign buyer should plan for a 40% to 50% down payment in Marrakech, which means about 500,000 to 625,000 MAD, or about $54,000 to $67,000 and €47,000 to €58,000, on a 1.25 million MAD apartment.
The minimum down payment in Marrakech can be lower for Moroccan residents or foreign residents with strong local income, but many foreign non-resident buyers should not assume that a Moroccan bank will finance more than 50% to 60% of the price.
The recommended down payment for better mortgage terms in Marrakech is closer to 50%, because it gives the bank a safer file and leaves the buyer less exposed to currency, insurance and monthly-payment pressure.
Sources and methodology: we used Bank Al-Maghrib, the Q1 2026 lending-rate survey and foreign-buyer mortgage guidance.
We used the 5.13% real estate lending rate as a public benchmark, not as a guaranteed offer.
We adjusted the down-payment estimate for non-resident buyers because bank risk rules can be stricter.
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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 June 2026, apartment prices in Marrakech range from about 7,000 MAD/m² to 22,000 MAD/m², or about $755 to $2,375 and €653 to €2,052, depending on the neighborhood, building quality, parking and rental appeal.
The most affordable apartment neighborhoods in Marrakech are usually Mhamid, Issil, Amerchich and Daoudiat, where typical prices are about 7,000 to 11,500 MAD/m², or about $755 to $1,240 and €653 to €1,073.
The most expensive apartment neighborhoods in Marrakech are Hivernage, Agdal or Prestigia, the best parts of Guéliz, Majorelle and selected Palmeraie residences, where prices often run from about 15,000 to 22,000 MAD/m², or about $1,620 to $2,375 and €1,399 to €2,052.
Sources and methodology: we used Agenz neighborhood data, ReaConsult district analysis and Bank Al-Maghrib.
We used official data for direction and private datasets for neighborhood granularity.
We also used our own filters for elevator, parking, syndic and resale liquidity.
What neighborhoods are best for first-time buyers on a budget in Marrakech in 2026?
As of June 2026, the top three budget-friendly neighborhoods for first-time apartment buyers in Marrakech are Ouasis, Samlalia and Issil, with Daoudiat, Izdihar and parts of Targa also worth checking.
In these budget-friendly Marrakech neighborhoods, a practical apartment budget is usually 650,000 to 1.35 million MAD, or about $70,000 to $146,000 and €61,000 to €126,000, depending on size and building quality.
Ouasis offers better yield potential, Samlalia gives practical access to central Marrakech, and Issil gives a lower entry price with local rental demand.
The trade-off is that these areas usually have less tourist prestige than Hivernage, Agdal or prime Guéliz, so resale can depend more on the individual building than on the neighborhood name.
Sources and methodology: we used Agenz, Mubawab listings and HCP RGPH 2024.
We compared price levels with daily-use demand, transport access and rental depth.
We then favored areas where a first-time foreign buyer can still find liquid, titled apartments.
Which neighborhoods have the fastest-rising apartment prices in Marrakech in 2026?
As of June 2026, the fastest-rising apartment areas in Marrakech appear to be Ouasis, Izdihar and Route Casablanca, with Samlalia and selected Agdal or Prestigia stock also showing strong momentum.
The estimated year-on-year asking-price pressure is about 6% to 10% in Ouasis, 5% to 9% in Izdihar and 5% to 8% along Route Casablanca, although actual sale prices can be lower than asking prices.
The main growth driver is that buyers who are priced out of prime Guéliz, Hivernage and Majorelle are moving toward newer, more practical areas with better access, parking and family-sized layouts.
Sources and methodology: we used Agenz, Mubawab 2025 market data and Observatoire du Tourisme.
We treated these numbers as asking-price momentum, not guaranteed capital growth.
We also checked our own Marrakech deal examples to avoid overrating weak buildings in rising areas.
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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 1.25 million MAD apartment in Marrakech, buyer closing costs are usually around 94,000 MAD, or about $10,000 and €8,800, if the purchase has no full buyer-side agency fee.
The main closing costs in Marrakech are registration duty, land-registry or conservation foncière fees, notary fees, stamps, file costs and extra mortgage costs if the buyer uses financing.
The largest closing cost is usually the registration duty, because standard residential property purchases in Morocco are generally planned around a 4% registration-duty cost.
Some closing costs can vary in Marrakech, especially agency fees, notary minimums, mortgage file charges and small administrative costs, so buyers should ask for a written cost breakdown before signing.
Sources and methodology: we used DGI, CGI 2026 and ANCFCC.
We used official tax material for the core taxes and market practice for notary and file costs.
We kept agency fees separate because they are not handled the same way in every Marrakech transaction.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Marrakech?
For a normal apartment purchase in Marrakech, buyers should budget about 7.5% of the purchase price for closing costs when there is no full buyer-side agency fee.
The realistic low-to-high range is about 6.8% to 7.8% for a clean cash purchase, 7.8% to 9% for a mortgage purchase, and 9% to 10.5% if the buyer also pays a full agency fee.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Marrakech.
Sources and methodology: we used DGI registration-duty guidance, CGI 2026 and ReaConsult tax analysis.
We translated the legal costs into a simple percentage budget for amateur buyers.
We also used our own Marrakech closing-cost examples to keep the estimate practical.
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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, usually called syndic fees in Marrakech, are common in apartment buildings, and a normal investment apartment usually costs about 600 to 1,000 MAD per month, or about $65 to $108 and €56 to €93.
The realistic HOA fee range in Marrakech is about 100 to 250 MAD per month for an older basic building, or about $11 to $27 and €9 to €23, and about 1,500 to 3,500 MAD per month for premium residences with pools, gardens, security and elevators, or about $162 to $378 and €140 to €326.
Sources and methodology: we used Mubawab listings, Agenz and ReaConsult.
We checked listed residence charges and separated simple buildings from serviced residences.
We also used our own Marrakech ownership-cost model because syndic fees are very building-specific.
What utilities should I budget monthly in Marrakech right now?
For a typical 80-100 m² apartment in Marrakech, a normal monthly utility budget is about 900 MAD, or about $97 and €84.
The realistic monthly utility range in Marrakech is about 620 to 1,380 MAD, or about $67 to $149 and €58 to €129, and it can rise to about 1,200 to 2,200 MAD, or about $130 to $238 and €112 to €205, during hot months with heavy air-conditioning.
This monthly utility budget in Marrakech usually includes electricity, water, sanitation, internet and gas bottles for cooking.
Electricity is usually the most expensive utility for apartment owners in Marrakech because summer cooling can change the bill much more than water or internet.
Sources and methodology: we used ONEE, RADEEMA and Mubawab listings.
We used official utility structures where possible and adjusted the budget for Marrakech heat.
We also used our own consumption assumptions for furnished and unfurnished apartments.
How much is property tax on apartments in Marrakech?
A normal apartment in Marrakech often has practical annual local property taxes around 2,000 MAD, or about $216 and €187, although the exact bill depends on the tax authority’s assessed rental value.
Property tax in Marrakech is not calculated like a simple fixed percentage of market value, because the taxe d’habitation and taxe de services communaux are based on assessed rental value and local tax rules.
For most standard apartments in Marrakech, a realistic annual tax range is about 700 to 6,000 MAD, or about $75 to $648 and €65 to €560, depending on the property value, use and assessment.
Sources and methodology: we used DGI taxe d’habitation, DGI taxe de services communaux and CGI 2026.
We converted tax rules into practical owner budgets because the assessed rental value is not always intuitive.
We recommend checking the actual tax notice before completion because the final amount is property-specific.
What's the yearly building maintenance cost in Marrakech?
A typical yearly maintenance reserve for an apartment in Marrakech is about 10,000 MAD, or about $1,080 and €933, for a normal furnished two-bedroom apartment.
The realistic yearly maintenance range in Marrakech is about 4,000 to 8,000 MAD for a simple local apartment, or about $430 to $865 and €373 to €746, and about 20,000 to 40,000 MAD for premium or tourist-facing units, or about $2,160 to $4,320 and €1,866 to €3,731.
Building maintenance in Marrakech usually includes small repairs, repainting, appliance replacement, AC servicing, plumbing, common-area repairs and occasional special calls from the syndic.
These maintenance costs are separate from HOA fees in Marrakech, because the monthly syndic fee covers shared services while the owner still needs a reserve for repairs inside the apartment and unexpected building work.
Sources and methodology: we used Mubawab, Agenz and ReaConsult.
We looked at building type, furnishing level and whether the unit is rental-facing.
We added a Marrakech-specific allowance for dust, heat, air-conditioning wear and tenant turnover.
How much does home insurance cost in Marrakech?
A typical annual home insurance cost for an apartment in Marrakech is about 2,000 MAD, or about $216 and €187, for a normal furnished apartment.
The realistic annual insurance range in Marrakech is about 800 to 1,500 MAD for basic owner cover, or about $86 to $162 and €75 to €140, and about 1,500 to 5,000 MAD for broader furnished or rental cover, or about $162 to $540 and €140 to €466.
Home insurance is usually optional for cash apartment owners in Marrakech, but it is often required or strongly expected when the buyer uses a mortgage and is sensible for furnished rental units.
Sources and methodology: we used Bank Al-Maghrib, Moroccan bank mortgage practice and local insurance quotes from our own Marrakech ownership-cost checks.
We separated basic owner cover from furnished rental cover because the risk is not the same.
We rounded the estimates because insurance pricing depends on contents, coverage level and insurer.
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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 we trust it | How we used it |
|---|---|---|
| Bank Al-Maghrib / ANCFCC Real Estate Price Index | It is Morocco’s official real estate price index. | We used it to anchor the Marrakech market trend in official transaction data. We did not use it as a neighborhood asking-price table. |
| ANCFCC IPAI publications | ANCFCC is Morocco’s land registry and cadastre agency. | We used it to cross-check the official IPAI publications. We treated it as transaction-market evidence, not portal-price evidence. |
| Bank Al-Maghrib IPAI methodology note | It explains how the official property index is built. | We used it to understand what the index includes and excludes. We separated official transaction trends from private asking-price estimates. |
| Bank Al-Maghrib lending rates | It is the central bank’s official lending-rate survey. | We used it for mortgage affordability in Marrakech in June 2026. We used the Q1 2026 real estate lending rate as a benchmark. |
| Bank Al-Maghrib Q1 2026 lending-rate survey | It gives the latest public mortgage-rate anchor before June 2026. | We used the 5.13% real estate-loan rate as a mortgage planning input. We did not present it as a guaranteed bank offer. |
| Direction Générale des Impôts | DGI is Morocco’s official tax authority. | We used it for buyer taxes, registration duty and local tax terminology. We avoided relying only on agency blogs for core tax rules. |
| DGI Code Général des Impôts 2026 | It is the official 2026 tax code. | We used it to verify the legal tax framework. We converted the rules into simple buyer-budget estimates. |
| DGI droits d’enregistrement | It explains registration duties from the tax authority. | We used it to estimate the main buyer transfer tax. We cross-checked it against all-in acquisition-cost assumptions. |
| DGI taxe d’habitation | It is the official page for Morocco’s housing tax. | We used it to estimate yearly owner taxes. We translated assessed rental-value taxes into practical annual budgets. |
| DGI taxe de services communaux | It is the official municipal service tax source. | We used it to estimate recurring local taxes. We separated this tax from HOA fees because buyers often confuse them. |
| HCP RGPH 2024 platform | HCP is Morocco’s official statistics agency. | We used it to frame local demand in Marrakech. We treated demographics as demand context, not direct price data. |
| Observatoire du Tourisme | It is Morocco’s official tourism statistics observatory. | We used it because Marrakech apartment demand is linked to tourism. We used tourism growth as rental-demand context, not as sale-price proof. |
| Agenz Marrakech apartment guide | It gives neighborhood-level property data for Marrakech. | We used it for district-level price-per-m² estimates. We cross-checked its asking-price data against official market direction. |
| Mubawab 2025 market report | Mubawab is a large Moroccan property portal. | We used it to understand supply and demand pressure. We treated it as listing-market evidence, not notarized sale evidence. |
| Mubawab Marrakech listings | It shows active asking prices and rental examples. | We used it to test whether price ranges looked realistic in live listings. We discounted listing prices where needed. |
| ReaConsult Marrakech district analysis | It gives a district-by-district market reading. | We used it as a professional cross-check for neighborhood differences. We did not use it as a single source of truth. |
| ReaConsult Morocco property taxation 2026 | It summarizes Moroccan real estate taxes for buyers. | We used it to cross-check practical closing-cost ranges. We still kept DGI as the main authority for tax rules. |
| ONEE electricity tariffs | ONEE is Morocco’s public electricity operator. | We used it to estimate residential utility costs. We adjusted the estimate for Marrakech summer air-conditioning use. |
| RADEEMA client portal | RADEEMA is the Marrakech water and electricity operator. | We used it to identify the local utility provider. We combined it with consumption assumptions for typical apartment owners. |
| USD to MAD exchange-rate reference | It gives recent USD to Moroccan dirham conversions. | We used it to translate Marrakech prices into USD. We rounded the conversions because exchange rates move daily. |
| EUR to MAD exchange-rate reference | It gives recent EUR to Moroccan dirham conversions. | We used it to translate Marrakech prices into EUR. We used rounded June 2026 rates for easy reading. |
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