Get all the data you need about the real estate market in Marrakech
This article is updated regularly so you always get the latest data on Marrakech house prices.
In 2026, buying a house in Marrakech means navigating a wide range of neighborhoods, from ultra-luxury golf estates to affordable new towns on the city's edge.
Prices vary enormously depending on where you look, and the gap between the most expensive and the most affordable areas is bigger than most buyers expect.
And if you're planning to buy a property in Marrakech, you may want to download our real estate pack about Marrakech.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Marrakech neighborhood for houses | Hivernage |
| Most affordable Marrakech neighborhood for houses | Tamansourt |
| Average Marrakech house price per square meter (all neighborhoods) | 14,200 MAD |
| Median house price across Marrakech | 2,100,000 MAD |
| Lowest realistic starting budget to buy a house in Marrakech | 750,000 MAD |
| Most expensive Marrakech house type by bedroom count | Four-bedroom houses |
| Most affordable Marrakech house type by bedroom count | Two-bedroom houses |
| Average price for a two-bedroom house in Marrakech | 2,000,000 MAD |
| Average price for a three-bedroom house in Marrakech | 2,700,000 MAD |
| Average price for a four-bedroom house in Marrakech | 4,100,000 MAD |
| Price gap between the most and least expensive Marrakech neighborhoods | More than 3x in price per square meter |
| Price spread across all Marrakech neighborhoods | From 7,500 MAD/m² to 24,000 MAD/m² |
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Marrakech neighborhoods in 2026 ranked by house purchase price
This table ranks the main neighborhoods in the Marrakech residential market by house purchase price, from the most expensive to the most affordable.
For each Marrakech neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Marrakech.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Hivernage | 24,000 MAD | 5,200,000 MAD | 3,500,000 MAD | 3,800,000 MAD | 5,200,000 MAD | 7,500,000 MAD | Wealthy buyers looking for a second home and buyers seeking a prestigious central address | Marrakech's most central luxury district, close to top hotels and restaurants, strong rental appeal, and a genuinely prestigious location | Very few houses available, prices are high, and the neighborhood can feel crowded and tourist-heavy day to day | Luxury |
| 2 | Amelkis | 22,500 MAD | 4,800,000 MAD | 3,200,000 MAD | 3,500,000 MAD | 4,800,000 MAD | 7,000,000 MAD | Buyers looking for a golf lifestyle in a gated and secure environment | Quiet gated community with golf course access, large plots, strong security, and good resale appeal | You need a car for everything, local shops are limited, and running costs for properties here are high | Luxury |
| 3 | Route de l'Ourika | 20,500 MAD | 4,200,000 MAD | 2,800,000 MAD | 3,200,000 MAD | 4,200,000 MAD | 6,500,000 MAD | International buyers looking for space, views, and a quieter Marrakech lifestyle | Spacious houses, Atlas Mountain views, a calm setting, and strong demand from second-home buyers | The city center is not close, you need your own transport, and infrastructure quality varies depending on the exact location | Luxury |
| 4 | Palmeraie | 19,500 MAD | 4,000,000 MAD | 2,700,000 MAD | 3,000,000 MAD | 4,000,000 MAD | 6,200,000 MAD | Luxury lifestyle buyers who want privacy and large land plots in an iconic Marrakech setting | Famous palm grove location, strong sense of privacy, large plots, and a well-established premium reputation | Some housing stock is aging, upkeep costs are high, and daily amenities are not within easy reach | Luxury |
| 5 | Targa | 14,500 MAD | 2,600,000 MAD | 1,800,000 MAD | 2,000,000 MAD | 2,600,000 MAD | 3,800,000 MAD | Families looking to upgrade to a larger Marrakech house with good access to schools and the city | Popular residential area with schools nearby, sensible pricing for what you get, and good access to the city center | The neighborhood is getting denser, traffic builds up during peak hours, and luxury amenities are limited | Premium |
| 6 | Hay Riad | 13,800 MAD | 2,400,000 MAD | 1,700,000 MAD | 1,900,000 MAD | 2,400,000 MAD | 3,600,000 MAD | Local professionals looking for a quiet residential street with stable value | Calm residential streets, consistent buyer demand, and good value compared to premium Marrakech zones | Entertainment options are limited and the area has less appeal for international buyers than the top neighborhoods | Premium |
| 7 | Route de Casablanca | 12,500 MAD | 2,200,000 MAD | 1,500,000 MAD | 1,800,000 MAD | 2,200,000 MAD | 3,200,000 MAD | Households commuting regularly and buyers looking for newer developments at a reasonable price | Strong road connections, a mix of new builds, and solid long-term growth potential | Urban sprawl is visible, project quality varies, and traffic congestion is increasing | Mid-Market |
| 8 | Massira | 11,500 MAD | 1,900,000 MAD | 1,300,000 MAD | 1,500,000 MAD | 1,900,000 MAD | 2,800,000 MAD | Middle-income Marrakech families buying their main home | Established neighborhood with good local amenities, affordable houses by Marrakech standards, and steady demand | Infrastructure is older, green space is limited, and plot sizes tend to be on the smaller side | Mid-Market |
| 9 | Daoudiate | 10,800 MAD | 1,700,000 MAD | 1,200,000 MAD | 1,400,000 MAD | 1,700,000 MAD | 2,500,000 MAD | Local owner-occupiers looking for a central Marrakech location at a mid-market price | Central location, strong local community feel, and a consistent resale market | The layout is dense, parking can be difficult, and older homes often need renovation work | Mid-Market |
| 10 | Sidi Ghanem (residential pockets) | 9,500 MAD | 1,500,000 MAD | 1,000,000 MAD | 1,200,000 MAD | 1,500,000 MAD | 2,200,000 MAD | Value-focused buyers open to an emerging area with creative energy | Prices are still low for Marrakech, the area is improving, and creative businesses are bringing new activity | Industrial surroundings are still visible in places, residential quality is uneven, and the area's reputation is still developing | Affordable |
| 11 | Al Azouzia | 8,800 MAD | 1,300,000 MAD | 900,000 MAD | 1,100,000 MAD | 1,300,000 MAD | 1,900,000 MAD | First-time buyers in Marrakech looking for an accessible entry point | Affordable prices, growing residential demand, and improving transport connections | It is far from the Marrakech city center, services are limited, and price growth has historically been slower here | Affordable |
| 12 | Tamansourt | 7,500 MAD | 1,100,000 MAD | 750,000 MAD | 900,000 MAD | 1,100,000 MAD | 1,600,000 MAD | Budget buyers and buyers willing to trade location for lower prices and long-term upside | The lowest house entry point near Marrakech, a planned town layout, and potential for long-term growth | The commute into Marrakech is long, amenities are still limited, and resale is slower than in more central areas | Budget |
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Key insights about house purchase prices in Marrakech
Insights
- The price per square meter for houses in Marrakech ranges from 7,500 MAD in Tamansourt to 24,000 MAD in Hivernage, meaning the most expensive neighborhood costs more than three times the cheapest one.
- Targa is the most balanced neighborhood in Marrakech for families: it combines reasonable house prices around 2,600,000 MAD median, good school access, and solid connectivity to the city center.
- In Marrakech luxury areas, what buyers are really paying for is land, not just walls. Large plot sizes in Amelkis and Palmeraie are a core part of the price, not a bonus.
- Moving from a three-bedroom to a four-bedroom house in Marrakech typically adds between 1,200,000 and 2,500,000 MAD to the price depending on the neighborhood, so bedroom count is a major cost driver here.
- Route de l'Ourika attracts strong international buyer demand not because of central location but because of space and Atlas Mountain views, a relatively unusual demand driver in the Marrakech residential market.
- Sidi Ghanem shows early signs of gentrification in Marrakech: creative businesses are arriving, infrastructure is improving, and prices are still below 10,000 MAD per square meter, making it one to watch.
- The mid-market in Marrakech is essentially clustered between 1,700,000 and 2,200,000 MAD for median house prices, with Massira, Daoudiate, and Route de Casablanca all sitting in that band.
- Affordable Marrakech neighborhoods like Al Azouzia and Tamansourt trade lower prices for slower price appreciation historically, so buyers need to think carefully about their time horizon before committing.
- Hivernage has the highest price per square meter in Marrakech at 24,000 MAD but also one of the thinnest house supply levels in the city, which keeps prices elevated and limits choice significantly.
- The entry budget for houses in Marrakech starts at 750,000 MAD in Tamansourt, but buyers looking for a realistic purchase in an established neighborhood should plan for at least 1,200,000 MAD.
- International and second-home buyers dominate the top four Marrakech neighborhoods (Hivernage, Amelkis, Route de l'Ourika, Palmeraie), which means pricing in these areas is partly driven by foreign demand rather than local purchasing power.
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About our methodology
Understanding house purchase prices in Marrakech is not straightforward. Prices vary significantly between neighborhoods, house types, and market segments, and reliable public data is not always easy to find.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Marrakech.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data about Marrakech house prices, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Marrakech neighborhood, we aggregated the freshest house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for houses in each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that Marrakech neighborhood. This is not the cheapest possible listing found online, but a real, achievable floor for a standard house purchase.
For each house category, we estimated an average purchase price based on local market conventions in Marrakech. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the entire city. They were adjusted by neighborhood and house type to better reflect local ownership conditions and Marrakech price levels.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Marrakech, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we've listed the authoritative sources we used for Marrakech house prices, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Bank Al-Maghrib | Morocco's central bank publishes official housing price indices, making it the most authoritative source for tracking national real estate trends. | We used it to understand national house price trends and identify where Marrakech sits relative to the rest of Morocco. We then adjusted our neighborhood-level estimates based on the spread indicated by the index. |
| HCP (High Commission for Planning) | The HCP is Morocco's official statistics authority and provides structured demographic and household income data across cities including Marrakech. | We used it to understand demographic growth and household income distribution in Marrakech. We then translated that data into demand patterns by neighborhood and buyer segment. |
| Mubawab | Mubawab is the leading Moroccan property portal with a large volume of structured listings, making it a strong source for current asking prices across Marrakech. | We extracted listing-based price ranges for houses across Marrakech neighborhoods. We then normalized prices per square meter and filtered out non-house formats such as apartments and mixed-use properties. |
| Sarouty Morocco | Sarouty is a major Moroccan real estate platform with transaction-level insights that go beyond simple listing prices. | We used it to validate pricing tiers and buyer profiles by Marrakech neighborhood. We cross-checked its data against Mubawab to confirm consistency across price ranges. |
| JLL Morocco | JLL is a global real estate consultancy that applies standardized methodology across markets, including Morocco, making their reports a reliable benchmark. | We used JLL's Morocco overview to position Marrakech within the wider national market. We also used it to sharpen the boundary between luxury and mid-market house segments in the city. |
| Knight Frank Africa Report | Knight Frank is an international real estate firm with dedicated coverage of high-end African markets, including Marrakech's prime residential zones. | We used it to validate luxury house price levels in top Marrakech neighborhoods such as Hivernage, Amelkis, and Palmeraie. We also used it to triangulate which buyer types dominate the premium end of the market. |
| Global Property Guide | Global Property Guide provides structured international property comparisons with a consistent methodology that allows for cross-market benchmarking. | We used it to benchmark Marrakech house prices against comparable North African and Mediterranean markets. We adjusted our estimates where local house-specific data from Moroccan sources pointed to different figures. |
| Local Marrakech agency aggregation (offline) | Local real estate agencies in Marrakech have access to real transaction data that rarely appears in public listings, giving them unique visibility on actual sale prices. | We gathered consistent pricing ranges from multiple Marrakech agencies active in different neighborhoods. We then averaged these figures and filtered them to include only house transactions, excluding apartments and mixed formats. |
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