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This article explains the current housing prices in Marrakech in 2026, using the latest market data we have collected and checked.
We update this Marrakech property price guide regularly, because prices can move quickly between Guéliz, Hivernage, the Medina, Palmeraie, and the newer villa areas.
You will find simple price ranges for apartments, riads, villas, neighborhoods, renovation costs, taxes, and different buyer budgets in Marrakech.
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
- Marrakech housing prices in 2026 are stronger than the national Moroccan average, with official 2025 data showing city prices up 1.0% and transactions up 24.1%.
- The median home price in Marrakech in 2026 is around 950,000 MAD, but the average is higher because villas and renovated riads pull the market upward.
- A normal buyer in Marrakech can still find entry apartments below 700,000 MAD, especially in Issil, Daoudiat, Mhamid, and lower-priced parts of Targa.
- Prime Marrakech property is a different market, with luxury villas and renovated riads often ranging from 5.5 million to 18 million MAD or more.
- Listing prices in Marrakech are usually above final sale prices, with a typical negotiation gap of around 8% for normal residential properties.
- Guéliz, Hivernage, Majorelle, Palmeraie, Amelkis, and prime Medina riads are the strongest areas for foreign buyers and rental demand.
- New-build homes in Marrakech usually cost 12% to 18% more than older comparable homes, mainly because buyers value parking, security, elevators, and turnkey condition.
- For a ready-to-use home in Marrakech, buyers should usually add 8% to 11% to the purchase price for taxes, notary costs, land registry fees, and agency fees.
- A $200,000 budget in Marrakech, about 1.85 million MAD, can buy a strong apartment in Guéliz or Majorelle, or a small Medina property with compromises.
What is the average housing price in Marrakech in 2026?
The median housing price in Marrakech in 2026 is more useful than the average price because the city has many normal apartments, while a smaller number of expensive villas and renovated riads push the average upward.
We are writing this as of 2026, using the latest data collected from official sources, real estate platforms, and local market guides that we manually double checked.
The estimated median housing price in Marrakech in 2026 is about 950,000 MAD, which is about $103,000 or €89,000. The estimated average housing price in the Marrakech market in 2026 is about 1,650,000 MAD, which is about $178,000 or €155,000.
For around 80% of normal residential properties in Marrakech in 2026, the realistic price range is about 520,000 to 3,800,000 MAD, which is about $56,000 to $411,000 or €49,000 to €356,000.
A realistic entry range in Marrakech in 2026 is about 420,000 to 650,000 MAD, which is about $45,000 to $70,000 or €39,000 to €61,000, and this usually means a 45 to 60 sqm existing apartment in Daoudiat, Issil, Mhamid, or a lower-priced part of Targa.
A realistic luxury property range in Marrakech in 2026 is about 5,500,000 to 18,000,000 MAD, which is about $594,000 to $1,945,000 or €516,000 to €1,688,000, and this usually means a villa in Palmeraie, Amelkis, Route d’Amizmiz, Royal Palm, or a renovated high-end riad in the Medina.
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, listed property prices are usually around 6% to 10% above final sale prices, with a practical working estimate of about 8%.
This happens because many Marrakech sellers leave room for negotiation, especially for older apartments and homes that need work. The gap is smaller for high-quality homes in Hivernage, Majorelle, Palmeraie, Amelkis, Royal Palm, and the best renovated Medina riads, because good turnkey supply is limited.
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What is the price per sq m or per sq ft for properties in Marrakech in 2026?
As of 2026, the median residential price in Marrakech is about 10,500 MAD per sqm, or about $1,135 and €985 per sqm, which is about 975 MAD per sqft, or about $105 and €91 per sqft. The average residential price in Marrakech is about 12,200 MAD per sqm, or about $1,318 and €1,144 per sqm, which is about 1,135 MAD per sqft, or about $123 and €106 per sqft.
The highest price per sqm in Marrakech in 2026 is usually found in renovated riads, Hivernage and Majorelle apartments, and villas in Palmeraie, Amelkis, and Royal Palm, while the lowest price per sqm is usually found in older apartments in Mhamid, Daoudiat, Issil, and some peripheral parts of Targa.
The highest neighborhood ranges in Marrakech in 2026 are usually Hivernage, Majorelle, Palmeraie, Amelkis, Royal Palm, and prime Medina riads, often around 18,000 to 40,000 MAD per sqm. The lowest neighborhood ranges are usually Mhamid, Issil, Daoudiat, and lower-priced parts of Targa or Ouasis, often around 8,000 to 11,000 MAD per sqm.
How have property prices evolved in Marrakech?
Compared with one year ago, Marrakech housing prices in 2026 are roughly 3% higher in nominal terms. The main reason is that Marrakech had stronger official momentum than Morocco overall, helped by tourism, foreign buyers, diaspora buyers, and limited turnkey supply.
Compared with two years ago, Marrakech property prices in 2026 are roughly 6% to 8% higher for the overall residential market. The increase is larger in prime villas and renovated riads, because these properties are scarce and attract buyers who compare Marrakech with European lifestyle markets.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Morocco.
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.
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How do prices vary by housing type in Marrakech in 2026?
In Marrakech in 2026, apartments represent about 65% of residential transactions, small houses about 12%, riads about 8%, villas about 10%, and new-build or off-plan residences about 5%, because apartments dominate local demand while villas and riads are fewer but more expensive.
An average apartment in Marrakech costs about 900,000 MAD, or about $97,000 and €84,000, while a small house or maison is closer to 1,250,000 MAD, or about $135,000 and €117,000. A riad needing work is often around 1,600,000 MAD, or about $173,000 and €150,000, while a renovated riad is closer to 3,800,000 MAD, or about $411,000 and €356,000. A standard villa is often around 4,500,000 MAD, or about $486,000 and €422,000, while a prime luxury villa is closer to 10,500,000 MAD, or about $1,135,000 and €985,000.
If you want to know more, you should read our dedicated analyses:
- 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, a new or recently delivered home usually costs about 12% to 18% more than a comparable older home, with a central estimate of about 15%.
This premium exists because buyers in Marrakech pay more for modern layouts, parking, elevators, security, pools, cleaner common areas, and homes that can be used or rented quickly.
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How do property prices vary by neighborhood in Marrakech in 2026?
Hivernage is one of the most expensive apartment areas in Marrakech in 2026, with premium apartments and serviced residences often ranging from 1.8 million to 3.5 million MAD, or about $195,000 to $378,000 and €169,000 to €328,000. Buyers pay more in Hivernage because the area is central, calm, polished, and close to hotels, restaurants, and the Medina.
Guéliz is a practical central district where buyers find older city apartments, renovated flats, and rental-friendly units, often from 900,000 to 1.8 million MAD, or about $97,000 to $195,000 and €84,000 to €169,000. Guéliz is popular because daily life is easy there, with shops, cafés, transport, and good resale liquidity.
Palmeraie and Annakhil are mainly villa and luxury second-home markets, where many properties range from 5 million to 15 million MAD, or about $540,000 to $1.62 million and €469,000 to €1.41 million. These areas cost more because buyers are paying for privacy, gardens, pools, larger plots, and a resort-style lifestyle.
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:
| Area in Marrakech | Market profile | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Hivernage | Luxury, expat, lock-up-and-leave | 1.5M to 4.0M MAD $162k to $432k |
18k to 26k MAD $1,945 to $2,809 |
1,672 to 2,416 MAD $181 to $261 |
| Majorelle | Prestige, culture, expat | 1.2M to 3.2M MAD $130k to $346k |
12.5k to 20k MAD $1,351 to $2,161 |
1,161 to 1,858 MAD $125 to $201 |
| Guéliz | Central, rental, daily life | 850k to 2.2M MAD $92k to $238k |
14k to 22k MAD $1,513 to $2,377 |
1,301 to 2,044 MAD $141 to $221 |
| Agdal | Family, premium residential | 900k to 2.2M MAD $97k to $238k |
11k to 17k MAD $1,189 to $1,837 |
1,022 to 1,579 MAD $110 to $171 |
| Palmeraie / Annakhil | Luxury villas, privacy | 4.5M to 15M MAD $486k to $1.62M |
22k to 38k MAD $2,377 to $4,106 |
2,044 to 3,531 MAD $221 to $382 |
| Amelkis / golf areas | Golf, villas, premium homes | 5M to 18M MAD $540k to $1.95M |
20k to 35k MAD $2,161 to $3,782 |
1,858 to 3,252 MAD $201 to $351 |
| Medina prime | Riads, tourism, heritage | 1.8M to 8M MAD $195k to $864k |
25k to 40k MAD $2,701 to $4,322 |
2,323 to 3,716 MAD $251 to $402 |
| Medina secondary | Renovation, value, riads | 900k to 2.5M MAD $97k to $270k |
8k to 14k MAD $864 to $1,513 |
743 to 1,301 MAD $80 to $141 |
| Targa | Family, value, mixed homes | 650k to 2.8M MAD $70k to $303k |
10k to 12.5k MAD $1,081 to $1,351 |
929 to 1,161 MAD $100 to $125 |
| Ouasis | Value, rental yield | 600k to 1.3M MAD $65k to $141k |
10k to 11.5k MAD $1,081 to $1,243 |
929 to 1,068 MAD $100 to $115 |
| Issil | Entry, first-time buyers | 450k to 950k MAD $49k to $103k |
9k to 10.5k MAD $972 to $1,135 |
836 to 975 MAD $90 to $105 |
| Daoudiat / Mhamid | Budget, local market | 400k to 850k MAD $43k to $92k |
8k to 11k MAD $864 to $1,189 |
743 to 1,022 MAD $80 to $110 |
How much more do you pay for properties in Marrakech when you include renovation work, taxes, and fees?
In Marrakech in 2026, a ready-to-use residential property usually costs about 8% to 11% more than the agreed purchase price once taxes, notary costs, land registry fees, and agency fees are included.
If you buy a Marrakech property for around $200,000, that is about 1,851,000 MAD, and you should usually budget about 150,000 to 205,000 MAD extra for normal buying costs. This means the full budget is often around 2.0 million to 2.06 million MAD before any meaningful renovation.
If you buy a Marrakech property for around $500,000, that is about 4,627,000 MAD, and normal buying costs can add about 370,000 to 510,000 MAD. With light work or furnishing, the total budget can easily move toward 5.1 million to 5.4 million MAD.
If you buy a Marrakech property for around $1,000,000, that is about 9,254,500 MAD, and normal buying costs can add about 740,000 to 1,020,000 MAD. For a villa or riad needing upgrades, the final cash need can move well above 10.5 million MAD.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Morocco.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Marrakech
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Registration duty | Tax | Usually about 4% of the purchase price. On a 1,000,000 MAD property, this is about 40,000 MAD, or about $4,300. This is one of the main mandatory costs for buyers in Marrakech. |
| Land registry fee | Fee | Usually about 1.5% of the purchase price. On a 1,000,000 MAD property, this is about 15,000 MAD, or about $1,600. This is paid to register the buyer properly. |
| Notary fee and formalities | Legal fee | Usually about 0.5% to 1.5% of the purchase price. On a 1,000,000 MAD property, this means about 5,000 to 15,000 MAD, or about $540 to $1,600. The amount depends on the work needed. |
| Agency commission | Agency fee | Often about 2% to 3% of the purchase price, with VAT sometimes added. On a 1,000,000 MAD property, this can mean about 20,000 to 30,000 MAD before VAT, or about $2,200 to $3,200. This should be agreed in writing before making an offer. |
| Light refresh | Renovation | About 1,000 to 2,500 MAD per sqm, or about $108 to $270 per sqm. This can cover paint, small repairs, simple bathroom updates, and basic improvements. It is common for older apartments in Guéliz, Targa, or Issil. |
| Standard renovation | Renovation | About 3,000 to 6,000 MAD per sqm, or about $324 to $648 per sqm. This can include kitchens, bathrooms, flooring, windows, and stronger technical upgrades. It matters a lot when comparing older and newer Marrakech homes. |
| Heavy renovation or riad works | Renovation | About 6,000 to 18,000 MAD per sqm, or about $648 to $1,945 per sqm. Riads can cost more because structure, waterproofing, heritage work, and guesthouse standards can be expensive. A cheap riad can become costly after inspection. |
| Furnishing | Setup | Often about 60,000 to 250,000 MAD, or about $6,500 to $27,000. The lower end can work for a simple apartment. A villa, premium apartment, or short-term rental setup can cost much more. |
| Due diligence, translation, and admin | Legal and admin | Often about 5,000 to 25,000 MAD, or about $540 to $2,700. This can include translations, document checks, extra legal support, and administrative help. Foreign buyers should not skip this step. |
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 in Marrakech in 2026, about 925,000 MAD, you can look for an existing 75 to 85 sqm apartment in Daoudiat or Issil, an existing 60 to 70 sqm apartment in Targa or a lower-priced part of Guéliz, or a small older Medina property needing work.
With $200,000 in Marrakech in 2026, about 1,851,000 MAD, you can look for an existing 90 to 110 sqm apartment in Guéliz, a newer 100 to 130 sqm apartment in Targa or Agdal, or a small riad or maison in the Medina with layout or renovation compromises.
With $300,000 in Marrakech in 2026, about 2,776,000 MAD, you can look for a large 120 to 150 sqm apartment in Guéliz or Majorelle, a high-quality 90 to 110 sqm apartment in Hivernage, or a renovated small riad in a secondary Medina location.
With $500,000 in Marrakech in 2026, about 4,627,000 MAD, you can look for a good renovated riad in the Medina, a smaller villa in Targa or Route de Casablanca, or a large premium apartment in Guéliz, Majorelle, or Hivernage.
With $1,000,000 in Marrakech in 2026, about 9,254,500 MAD, you can look for a high-end villa in Palmeraie or Amelkis, a strong renovated riad in a prime Medina pocket, or a large premium residence in Hivernage.
With $2,000,000 in Marrakech in 2026, about 18,509,000 MAD, there is a real luxury market, and you can look for a prime villa in Palmeraie, Amelkis, Royal Palm, or Route d’Amizmiz, an exceptional renovated riad, or a large trophy villa with a pool and landscaped garden.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Morocco.
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 used | Why this source matters | How we used it |
|---|---|---|
| Bank Al-Maghrib / ANCFCC Real Estate Price Index, Q4 2025 | This is Morocco’s official real estate price index, produced with the land registry authority. | We used it to anchor the official Marrakech market direction. We relied on the Marrakech price and transaction changes instead of using listing data alone. |
| Bank Al-Maghrib real estate price index publications page | This is the central bank page for Morocco’s official real estate price index releases. | We used it to verify the latest official publication series. We treated it as the main official source for trend direction. |
| Bank Al-Maghrib exchange rates | This is the Moroccan central bank’s official exchange-rate source. | We used the 8 June 2026 reference rates for all conversions. We used 1 USD = 9.2545 MAD and 1 EUR = 10.6624 MAD. |
| Haut-Commissariat au Plan consumer price index | HCP is Morocco’s official statistics agency. | We used it to understand inflation context. We used it because nominal property gains can look stronger than real purchasing-power gains. |
| Agenz Marrakech price repository | Agenz is a data-led Moroccan real estate platform with Marrakech price data. | We used it for average price per sqm by property type and area. We cross-checked the figures before using them in the final ranges. |
| Agenz apartment guide for Marrakech 2026 | This guide gives recent neighborhood-level apartment data for Marrakech. | We used it to refine apartment estimates in Guéliz, Hivernage, Majorelle, Ouasis, Issil, and Daoudiat. We did not use it as a villa source. |
| Knight Frank Marrakesh Residential Market Insight 2026 | Knight Frank is a major international real estate consultancy, especially for prime and luxury property. | We used it for luxury villa and prime-market evidence. We used it to avoid underestimating the top end of Marrakech property prices. |
| Masaken Marrakech real estate prices 2026 | Masaken is a Moroccan property platform with neighborhood price ranges and buyer guidance. | We used it as a second check for apartment, villa, and neighborhood ranges. We compared Masaken figures with Agenz and ReaConsult before finalizing estimates. |
| ReaConsult Marrakech property prices 2026 by district | ReaConsult is a Morocco-focused real estate consultancy with district-level Marrakech data. | We used it to cross-check Palmeraie, Medina, Hivernage, Guéliz, and Agdal or Issil price bands. We also used it to understand the two-speed market. |
| LesMRE notary fees and purchase costs Morocco 2026 | LesMRE gives a clear buyer guide to Moroccan acquisition costs. | We used it to estimate registration duty, land registry costs, and notary costs. We checked the ranges against another buyer-cost source before using them. |
| Masaken property purchase costs Morocco 2026 | Masaken gives a simple buyer-facing breakdown of Moroccan taxes and fees. | We used it as a second check on transaction costs. We separated mandatory purchase costs from optional agency fees and renovation costs. |
| ANCFCC | ANCFCC is Morocco’s land registry authority and is central to official property transaction data. | We used ANCFCC through the official real estate price index produced with Bank Al-Maghrib. We treated this official data as more reliable than listing averages. |
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