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
If you're thinking about buying a house in Marrakech, you're probably wondering what prices actually look like on the ground in 2026.
This guide breaks down median prices, neighborhood differences, closing costs, and what locals really think about the market right now.
We constantly update this blog post to keep the data fresh and reliable.
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.
How much do houses cost in Marrakech as of 2026?
What's the median and average house price in Marrakech as of 2026?
As of early 2026, the median house price in Marrakech sits at around 2.3 million MAD, which works out to roughly 210,000 EUR or 230,000 USD.
Most house sales in Marrakech fall within a range of 1.2 million to 8 million MAD (110,000 to 740,000 EUR, or 120,000 to 800,000 USD), which covers about 80% of actual transactions.
The gap between the median and the average house price in Marrakech (4.5 million MAD or 415,000 EUR) is significant because luxury villas in areas like Palmeraie and golf estates pull the average way up, while most families buy in the 2 to 3 million MAD range.
At the median price of 2.3 million MAD in Marrakech, you can realistically expect a modest villa or townhouse of around 150 to 200 square meters, often with a small garden, located in a family-friendly suburb like Targa or a mid-tier area of Guéliz.
What's the cheapest livable house budget in Marrakech as of 2026?
As of early 2026, the minimum budget for a livable house in Marrakech is around 700,000 to 1,000,000 MAD, which translates to 65,000 to 93,000 EUR or 70,000 to 100,000 USD.
At this entry-level price point in Marrakech, "livable" means a house with basic utilities connected, a structurally sound building, and clear legal title, though you should expect simpler finishes and possibly some cosmetic updates needed.
These cheapest livable houses in Marrakech are typically found in Mhamid, parts of Saada, and some outer pockets near Tassoultante, all of which are further from the city center but offer legitimate homeownership opportunities.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Marrakech here.
How much do 2 and 3-bedroom houses cost in Marrakech as of 2026?
As of early 2026, a typical 2-bedroom house in Marrakech costs between 1.0 and 2.5 million MAD (93,000 to 230,000 EUR or 100,000 to 250,000 USD), while 3-bedroom houses generally range from 1.5 to 3.5 million MAD (140,000 to 325,000 EUR or 150,000 to 350,000 USD).
For a 2-bedroom house in Marrakech, you can expect to pay around 1.0 to 1.8 million MAD (93,000 to 165,000 EUR) in budget areas like Mhamid, or 2.0 to 2.5 million MAD (185,000 to 230,000 EUR) in better-located suburbs.
A 3-bedroom house in Marrakech typically costs 1.8 to 3.0 million MAD (165,000 to 280,000 EUR) in family suburbs like Targa, and can reach 3.0 to 5.5 million MAD (280,000 to 510,000 EUR) in central or premium zones like parts of Guéliz.
When moving from a 2-bedroom to a 3-bedroom house in Marrakech, buyers should expect a price premium of roughly 40% to 60%, which reflects both the extra space and the fact that 3-bedroom homes tend to be in more established family neighborhoods.
How much do 4-bedroom houses cost in Marrakech as of 2026?
As of early 2026, a typical 4-bedroom house in Marrakech costs between 2.8 and 6.5 million MAD, which is roughly 260,000 to 600,000 EUR or 280,000 to 650,000 USD, depending heavily on the neighborhood and finish quality.
For a 5-bedroom house in Marrakech, the realistic price range is 4.5 to 10 million MAD (415,000 to 925,000 EUR or 450,000 to 1,000,000 USD), with properties at the higher end typically featuring pools, larger plots, and premium locations.
A 6-bedroom house in Marrakech generally starts at around 6 million MAD and can exceed 12 million MAD (555,000 to over 1.1 million EUR or 600,000 to over 1.2 million USD), especially in sought-after areas like Palmeraie or near golf courses.
Please note that we give much more detailed data in our pack about the property market in Marrakech.
How much do new-build houses cost in Marrakech as of 2026?
As of early 2026, a typical new-build house in Marrakech costs between 18,000 and 28,000 MAD per square meter for mid-market stock (roughly 1,650 to 2,600 EUR per square meter), with prime locations reaching 30,000 to 40,000 MAD per square meter.
New-build houses in Marrakech typically carry a premium of 12% to 20% compared to older resale houses in the same area, which buyers pay for modern insulation, air conditioning readiness, cleaner legal titles in planned developments, and lower immediate renovation risk.
How much do houses with land cost in Marrakech as of 2026?
As of early 2026, a house with land in Marrakech typically costs between 2.5 and 15 million MAD (230,000 to 1.4 million EUR or 250,000 to 1.5 million USD), depending on whether you're looking at a family villa with a modest garden or a large estate in Palmeraie.
In Marrakech, a "house with land" usually means a property with a plot size starting at around 300 to 500 square meters for suburban family villas, while true land-heavy estates in areas like Palmeraie or the Ourika valley direction often feature plots of 1,000 square meters or more.
We cover everything there is to know about land prices in Marrakech here.
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Where are houses cheapest and most expensive in Marrakech as of 2026?
Which neighborhoods have the lowest house prices in Marrakech as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Marrakech are Mhamid, parts of Saada, and some outer pockets around Tassoultante.
In these affordable Marrakech neighborhoods, typical house prices range from 700,000 to 1.8 million MAD (65,000 to 165,000 EUR or 70,000 to 180,000 USD).
These neighborhoods have lower prices mainly because they sit further from the tourist center and lack the walkable access to cafes, international schools, and lifestyle amenities that expat buyers typically prioritize.
Which neighborhoods have the highest house prices in Marrakech as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Marrakech are Hivernage, Palmeraie, and premium pockets of Guéliz.
In these top-tier Marrakech neighborhoods, house prices typically range from 5 million to over 15 million MAD (460,000 to over 1.4 million EUR or 500,000 to over 1.5 million USD).
These neighborhoods command premium prices because they offer a combination that's rare in Marrakech: established international communities, proximity to five-star hotels and golf courses, mature landscaping, and reliable infrastructure.
The typical buyer in these premium Marrakech areas is often a foreign investor seeking a vacation home, a wealthy Moroccan family wanting prestige, or an expat professional who prioritizes security and lifestyle over budget.
How much do houses cost near the city center in Marrakech as of 2026?
As of early 2026, houses near the city center of Marrakech (primarily Guéliz, Hivernage, and the edges of the Medina) typically cost between 4 and 10 million MAD (370,000 to 925,000 EUR or 400,000 to 1,000,000 USD).
Houses near the main transit hub in Marrakech (the train station area in Guéliz) follow Guéliz central pricing and generally range from 3 to 7 million MAD (280,000 to 650,000 EUR or 300,000 to 700,000 USD), though house formats are rarer than apartments in this zone.
Houses near top-rated schools in Marrakech, particularly the Lycée Français Victor Hugo and the American School of Marrakesh, typically cost 2.5 to 6 million MAD (230,000 to 555,000 EUR or 250,000 to 600,000 USD), with the Route de la Targa and Targa areas being popular choices for school-run convenience.
In expat-popular areas of Marrakech like Guéliz, Hivernage, Palmeraie, and Targa, house prices span from 2.5 million MAD for an entry-level family villa in Targa up to 10 million MAD or more for premium villas in Palmeraie or Hivernage.
We actually have an updated expat guide for Marrakech here.
How much do houses cost in the suburbs in Marrakech as of 2026?
As of early 2026, a typical house in the suburbs of Marrakech costs between 1.8 and 4.5 million MAD (165,000 to 415,000 EUR or 180,000 to 450,000 USD).
Suburban houses in Marrakech are generally 30% to 50% cheaper than comparable houses in central areas like Guéliz or Hivernage, which makes them attractive for families who need more space without the premium price tag.
The most popular suburbs for house buyers in Marrakech include Targa (the go-to for expat families), Tassoultante (for those seeking newer developments), and parts of Saada (for budget-conscious buyers willing to trade location for value).
What areas in Marrakech are improving and still affordable as of 2026?
As of early 2026, the top areas in Marrakech that are improving and still affordable for house buyers include Tassoultante and some parts around Mhamid.
In these improving yet affordable areas of Marrakech, current house prices typically range from 1 to 2.5 million MAD (93,000 to 230,000 EUR or 100,000 to 250,000 USD).
The main sign of improvement driving buyer interest in these Marrakech areas is infrastructure expansion along key development corridors, including better roads, new retail centers, and utility upgrades that make daily life more convenient.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Marrakech right now?
What are typical buyer closing costs for houses in Marrakech right now?
For a straightforward house purchase in Marrakech, the total closing costs typically range from 8% to 12% of the purchase price, not counting optional agency fees or renovation expenses.
The main closing cost categories for house buyers in Marrakech include registration duty (4% of the purchase price), land registry fees (per the ANCFCC tariff schedule), notary fees (usually 0.5% to 1% plus administrative costs), and miscellaneous disbursements.
The single largest closing cost for house buyers in Marrakech is the registration duty at 4%, which is collected by the tax authority and represents nearly half of your total closing expenses.
We cover all these costs and what are the strategies to minimize them in our property pack about Marrakech.
How much are property taxes on houses in Marrakech right now?
For a typical house in Marrakech, annual property taxes (combining the Taxe d'Habitation and Taxe de Services Communaux) generally run a few thousand MAD per year (roughly 200 to 600 EUR or 200 to 600 USD), though this can be materially higher for large villas in premium zones.
Property tax in Marrakech is calculated based on the estimated rental value of your house, with rates applied by the local tax authority (DGI), so a prime location or larger property means a higher tax bill.
If you want to go into more details, we also have a page with all the property taxes and fees in Marrakech.
How much is home insurance for a house in Marrakech right now?
For a typical owner-occupied house in Marrakech, annual home insurance (known locally as MRH or multirisque habitation) costs between 1,500 and 6,000 MAD per year (140 to 555 EUR or 150 to 600 USD), with larger villas and properties with pools at the higher end.
The main factors affecting home insurance premiums for houses in Marrakech include the property's insured value, whether you have a pool or special features, the level of coverage you choose, and your specific location within the city.
What are typical utility costs for a house in Marrakech right now?
For a typical occupied house in Marrakech, total monthly utility costs (electricity and water) range from 800 to 2,500 MAD (75 to 230 EUR or 80 to 250 USD), though houses with heavy air conditioning, pools, and garden irrigation can reach 2,500 to 6,000 MAD per month during hot months.
The main utility categories for houses in Marrakech include electricity (often 500 to 1,500 MAD monthly for standard use, more with AC), water (typically 200 to 500 MAD monthly, higher with irrigation), and internet (around 200 to 400 MAD monthly), all paid through the local utility operator.
What are common hidden costs when buying a house in Marrakech right now?
House buyers in Marrakech often overlook hidden costs totaling 20,000 to 50,000 MAD or more (1,850 to 4,600 EUR or 2,000 to 5,000 USD), including title verification, immediate maintenance, and inspection fees.
Inspection fees for houses in Marrakech typically run 2,000 to 6,000 MAD (185 to 555 EUR) for basic checks on electrics, plumbing, and roof moisture, while more detailed assessments for larger villas (structure, damp, pool systems) can cost 6,000 to 15,000 MAD or more.
Other common hidden costs when buying a house in Marrakech include title and boundary verification, immediate AC servicing, waterproofing, pool equipment repairs, garden irrigation setup, exterior repainting, and security or guarding fees in gated communities.
The hidden cost that tends to surprise first-time house buyers most in Marrakech is the ongoing seasonal maintenance, because the combination of intense heat, dust, and occasional heavy rains means exterior surfaces, AC systems, and gardens need more frequent attention than buyers from cooler climates expect.
You will find here the list of classic mistakes people make when buying a property in Marrakech.
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What do locals and expats say about the market in Marrakech as of 2026?
Do people think houses are overpriced in Marrakech as of 2026?
As of early 2026, sentiment among locals and expats in Marrakech is mixed, with many feeling that well-located houses are fairly valued but average or poorly maintained properties are sitting overpriced.
Houses in Marrakech typically stay on the market for several weeks to a few months, with well-priced properties in desirable areas moving faster and average houses often lingering if sellers are not realistic about condition and location.
The main reason people cite for feeling house prices are high in Marrakech is that transaction volumes have dropped significantly, which signals buyers are being more selective and unwilling to pay premium prices unless the property is exceptional.
Compared to one or two years ago, current sentiment on house prices in Marrakech feels cooler and more cautious, as the market has shifted from active growth to a more selective phase where only standout properties attract quick offers.
You'll find our latest property market analysis about Marrakech here.
Are prices still rising or cooling in Marrakech as of 2026?
As of early 2026, house prices in Marrakech are stable to mildly growing, with the official national price index showing flat to slight positive movement while transaction activity remains weaker than in previous years.
The year-over-year house price change in Marrakech is estimated at roughly 0% to 3%, which reflects a market that has not crashed but has clearly cooled from the more dynamic growth seen a few years ago.
Experts and locals expect house prices in Marrakech over the next 6 to 12 months to remain relatively stable, with prime segments holding their value thanks to ongoing lifestyle and tourism demand, while the broader market is unlikely to see significant price jumps.
Finally, please note that we have covered property price trends and forecasts for Marrakech here.
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.
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 publishing the official property price index. | We used it to anchor the official national price trend. We also checked if Marrakech-specific moves made sense against this benchmark. |
| ANCFCC (Land Registry) | The national cadastre agency co-producing the index with real transaction data. | We used it to quantify recent price changes and transaction volumes. We also grounded "rising vs cooling" claims in actual sales activity. |
| Agenz | A large Moroccan real estate platform with structured neighborhood price data. | We used it as the Marrakech-specific backbone for price per square meter. We also named real neighborhoods and showed price differences on the ground. |
| Masaken | A dedicated buyer guide with explicit neighborhood ranges and consistent framework. | We used it as a second cross-check on neighborhood price tiers. We also triangulated ranges for newer and higher-end stock. |
| Mubawab | One of Morocco's largest listing marketplaces with high volume and daily updates. | We used it only as a reality check for what's actually available. We did not treat asking prices as sale prices but validated our ranges. |
| DGI (Tax Authority) | The national tax administration that levies property-related taxes. | We used it to reference local tax structures and official terminology. We also ensured our tax language matched Morocco's official terms. |
| MRE Government Tax Guide | A government guide explaining taxes clearly for non-residents. | We used it to confirm registration duty rates in plain language. We also double-checked that our buyer cost ranges matched official guidance. |
| ANCFCC Tariff Schedule | The official fee schedule set by decree for land registry services. | We used it to compute the land registry part of closing costs. We also used it as a hard reference for closing cost budgets. |
| ACAPS (Insurance Regulator) | The regulator supervising insurance in Morocco and explaining coverage. | We used it to define what home insurance typically covers in Morocco. We also avoided making up policy features not standard locally. |
| AEFE (French Schools Directory) | The French government's official network list for accredited schools abroad. | We used it to justify which top schools matter to expats. We then connected those schools to nearby neighborhoods buyers consider. |
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