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Thinking about buying property in Marrakech in 2025? Here's everything you need to know.
As we reach mid-2025, Marrakech's property market presents compelling opportunities for both lifestyle buyers and investors, with average sale prices hitting $225,000 (a 75.8% jump from last year) and rental yields ranging from 6.7% to 12% depending on location and property type.
If you want to go deeper, you can check our pack of documents related to the real estate market in Morocco, based on reliable facts and data, not opinions or rumors.
Marrakech offers diverse property types from traditional riads to modern villas, with strong rental yields (6.7-12%) and rising prices expected to continue through 2025-2026.
The best investment opportunities lie in central districts like Gueliz and Hivernage for short-term rentals, while emerging neighborhoods like Targa and Agdal offer better value for long-term investments.
| Factor | 2025 Status | Investment Outlook |
|---|---|---|
| Average Property Price | $225,000 (75.8% increase YoY) | Expected 3-7% annual growth |
| Rental Yields | 6.7-12% gross | Strong in tourist areas |
| Market Trends | Luxury segment booming | Eco-friendly developments rising |
| Best Areas | Gueliz, Hivernage, Medina | High demand, fast sales |
| Emerging Zones | Targa, Agdal, Sidi Ghanem | Better value, infrastructure improving |
| Purchase Costs | 6.5-7% notary/registration | 20-30% down payment needed |
| Foreign Ownership | Allowed (except agricultural) | Repatriation permitted |
What property types can you find in Marrakech—riads, apartments, villas, or new developments?
Marrakech's property market offers something for every buyer, from authentic riads to modern off-plan developments.
Traditional riads remain the most iconic property type in Marrakech, particularly in the historic Medina. These are centuries-old homes built around central courtyards, many now beautifully renovated with modern amenities while preserving their authentic charm. You'll find riads ranging from small 3-bedroom properties starting around €100,000 to palatial estates exceeding €1 million.
Modern apartments dominate the newer districts like Gueliz and Agdal, available in both established buildings and brand-new developments. These range from budget studios to luxury penthouses, with 2-bedroom apartments in central areas typically priced between €100,000 and €200,000. New builds and off-plan units are particularly abundant in expanding suburbs like Ourika, Targa, and Hivernage, offering buyers the chance to customize finishes and potentially benefit from pre-construction pricing.
Luxury villas are concentrated in exclusive areas like Palmeraie and golf resorts, often featuring private pools, landscaped gardens, and high-end finishes. These properties cater to affluent buyers seeking privacy and space, with prices starting around €300,000 and reaching several million euros for exceptional estates.
Land plots for custom builds are also available, both within the city and in surrounding rural areas, allowing buyers to create their dream home from scratch.
Should you rent or buy property in Marrakech in 2025?
The decision between renting and buying in Marrakech depends on your timeline, financial situation, and investment goals.
Renting offers flexibility and lower upfront costs, requiring only a security deposit and first month's rent. This option suits newcomers testing the waters, expats on temporary assignments, or those uncertain about their long-term plans in Morocco. Monthly rental costs for a 2-bedroom apartment in desirable areas like Gueliz range from 8,000 to 10,000 MAD (€720-900), while luxury villas in Palmeraie can command 20,000 to 50,000 MAD (€1,800-4,500) monthly.
Buying becomes increasingly attractive for those planning to stay several years or seeking investment returns. With Marrakech property prices rising 75.8% year-over-year as of June 2025, buyers are building equity in a rapidly appreciating market. The city's robust rental demand, particularly in tourist-friendly areas, offers investors gross yields between 6.7% and 12%, significantly higher than many European markets.
It's something we develop in our Morocco property pack.
For investment purposes, buying clearly wins—the combination of capital appreciation and rental income provides returns difficult to match elsewhere. However, if you prioritize flexibility or plan to stay less than three years, renting remains the smarter choice.
How have Marrakech property prices moved, and what's the forecast?
Marrakech's property market has experienced dramatic growth, with prices set to continue their upward trajectory.
Recent data shows the average sale price in Marrakech reached $225,000 in July 2025, representing a remarkable 75.8% increase from the previous year. Interestingly, while overall prices surged, the price per square foot actually dropped, indicating buyers are gravitating toward larger properties—a shift that reflects changing lifestyle preferences post-pandemic.
| District | 2024 Average Price | 2025 Average Price | Expected Annual Growth |
|---|---|---|---|
| Hivernage | €280,000 | €300,000 | 5-7% |
| Gueliz | €180,000 | €195,000 | 4-6% |
| Medina | €150,000 | €165,000 | 3-5% |
| Palmeraie | €450,000 | €480,000 | 5-7% |
| Targa | €120,000 | €128,000 | 3-4% |
| Agdal | €160,000 | €170,000 | 3-5% |
| Suburban Areas | €90,000 | €92,000 | 1-2% |
Looking ahead, property prices in central and luxury districts are expected to maintain 3-7% annual growth through 2026. However, some stabilization is anticipated as new supply enters the market, particularly in suburban areas experiencing oversupply issues where price growth may slow to 1-2% annually.
What are the key trends shaping Marrakech's property market right now?
As of June 2025, Marrakech's real estate market is experiencing several transformative trends that savvy buyers should understand.
The luxury segment is absolutely booming, with unprecedented demand for high-end villas and riads in exclusive areas like Palmeraie, Hivernage, and the historic Medina. International buyers, particularly from France, the UK, and increasingly the Middle East, are driving this trend, seeking second homes and investment properties in Morocco's tourist capital.
Sustainability has become a major factor, with eco-friendly developments featuring solar panels, water recycling systems, and energy-efficient designs commanding premium prices. New residential projects incorporating these green features are selling 20-30% faster than traditional developments.
Central districts are experiencing intense demand, with properties in Gueliz and Hivernage selling in an average of just 33 days—remarkably fast for the Moroccan market. This urban demand is pushing buyers toward emerging neighborhoods like Targa, Agdal, Sidi Ghanem, and Mhamid, where new infrastructure investments and more affordable prices (€100,000-150,000 for apartments) are creating opportunities.
The short-term rental boom continues unabated, with investors achieving 8-12% yields in tourist-friendly locations, though new regulations require proper registration with local authorities.
How do you purchase property in Marrakech as a local or foreign buyer?
Buying property in Marrakech follows a structured process that's surprisingly straightforward for both locals and foreigners.
First, define your budget including all costs: property price, plus 6.5-7% for notary and registration fees, 2-5% for agency fees if applicable, and a 20-30% down payment if you're seeking mortgage financing. Foreign buyers must open a Moroccan bank account in convertible dirhams to facilitate the transaction.
Next, search for properties using online portals, local agencies, and in-person visits. Once you find a suitable property, conduct thorough legal checks ensuring clear land title, valid building permits, and no encumbrances. This step is crucial—never skip it.
When ready to proceed, negotiate the price and formalize your offer through a preliminary sales agreement (compromis de vente), typically requiring a 10% deposit. This document outlines all terms and conditions of the sale.
The notary process is mandatory in Morocco. The notary authenticates all documents, manages payments, and ensures proper registration. They'll verify the seller's ownership, check for any liens, and prepare the final deed.
Finally, complete the payment, sign the final deed before the notary, and register the property with local authorities to receive your official title. The entire process typically takes 2-3 months from offer to completion.
Foreign buyers can purchase all property types except agricultural land, and Morocco allows full repatriation of rental income and sale proceeds—a significant advantage over many emerging markets.
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Which agencies and websites are best for finding Marrakech properties?
Finding the right property in Marrakech requires using the best agencies and search platforms available.
Top international agencies operating in Marrakech include BARNES Marrakech, John Taylor, and Vaneau Maroc, all specializing in luxury properties and offering multilingual services. For authentic riads, Côté Médina has unmatched expertise in Medina properties. Local powerhouses like Marrakech Realty and Rich Lion Properties offer comprehensive market coverage across all price ranges.
It's something we develop in our Morocco property pack.
Leading property portals for online searches include:
- mubawab.ma - Morocco's largest property portal with extensive Marrakech listings
- agenz.ma - Excellent for new developments and off-plan properties
- sarouty.ma - Strong selection of mid-range properties
- rightmove.co.uk - Popular with British buyers, good luxury selection
- green-acres.com - European-focused with verified listings
- luxuryestate.com - Premium properties and villas
- fazwaz.ma - Comprehensive coverage including affordable options
These platforms typically offer virtual tours, detailed descriptions, and direct agency contact. However, given Marrakech's dynamic market, the best properties often sell before hitting online portals, making relationships with local agents invaluable.
What can you buy in different price brackets—under €100k, €200k, or above €300k?
Marrakech's property market offers diverse options across all price ranges, with something meaningful available at every budget level.
| Price Range | Property Types | Typical Locations | Size Range |
|---|---|---|---|
| Under €100,000 | Studios, 1-2 bed apartments, small renovation riads | Mhamid, Medina outskirts, Tamansourt | 40-80 m² |
| €100,000-€200,000 | 2-3 bed apartments, renovated riads, entry villas | Gueliz, Targa, Bab Doukkala, Medina | 80-150 m² |
| €200,000-€300,000 | Large apartments, quality riads, small villas | Hivernage, Agdal, better Medina locations | 120-200 m² |
| Above €300,000 | Luxury villas, palatial riads, penthouses, golf properties | Palmeraie, Hivernage, golf resorts | 200+ m² |
In the budget category, you'll find apartments in developing areas like Tamansourt starting from just €27,000 (300,000 MAD), while €70,000-100,000 opens up options for 2-bedroom apartments in more established neighborhoods or small riads requiring renovation in the Medina.
The mid-range bracket of €100,000-200,000 provides the best value, with quality 2-3 bedroom apartments in central Gueliz or Targa, or beautifully renovated 3-bedroom riads in good Medina locations.
Above €300,000, the luxury market offers exceptional properties including villas with pools in Palmeraie, contemporary penthouses in Hivernage, or historically significant riads in prime Medina locations. Golf course properties and ultra-luxury estates can exceed €1 million.
What are the pros and cons of Marrakech's different neighborhoods?
Each Marrakech neighborhood offers distinct advantages and challenges that buyers must carefully consider.
The historic Medina provides authentic Moroccan living with strong tourist rental appeal, but comes with challenges including noise, difficult parking, and potentially high renovation costs. Properties here range from €80,000 for renovation projects to €500,000+ for turnkey riads.
Gueliz represents modern Marrakech with excellent amenities, restaurants, and high rental demand from expats and professionals. However, it's more expensive (€150,000-300,000 for apartments) and lacks the traditional character many seek in Morocco.
Hivernage offers luxury living near major hotels, nightlife, and attractions, but limited supply and premium pricing (€250,000+) put it beyond many budgets. Palmeraie provides exclusive villa living with extensive gardens and privacy, though distance from the city center means a car is essential.
Emerging neighborhoods like Targa and Agdal offer better value (€100,000-180,000) with new developments and improving infrastructure, though they're still establishing their identity. Sidi Ghanem, the creative district, attracts artists and entrepreneurs but has limited residential inventory.
Budget-conscious buyers gravitate to Mhamid and outer districts where €50,000-100,000 buys decent apartments, though these areas have fewer amenities and are still developing infrastructure.
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's the real cost of living in Marrakech if you own property?
Owning property in Marrakech involves ongoing costs beyond the initial purchase that buyers must budget for.
Monthly utility costs for a typical 2-bedroom property run €50-100, covering electricity, water, and gas. Internet service adds €20-30 monthly for reliable fiber connections. Properties in gated communities or complexes charge service fees of €50-200 monthly, covering security, pool maintenance, and common area upkeep.
Annual property taxes include urban tax (taxe urbaine) and housing tax (taxe d'habitation), typically totaling 10-15% of the theoretical rental value—far lower than European standards. For a €150,000 property, expect annual taxes around €800-1,200. Garbage collection fees add a modest €50-100 yearly.
Maintenance costs vary significantly between property types. Modern apartments require minimal upkeep (€500-1,000 annually), while riads demand more attention for courtyards, fountains, and traditional features (€2,000-5,000 annually). Villas with pools and gardens can exceed €5,000 yearly in maintenance.
One-time purchase costs include notary and registration fees (6.5-7% of purchase price), agency commissions (2-5% if applicable), and legal fees if using a lawyer (€1,000-3,000). Factor these into your initial budget.
Overall, monthly carrying costs for a mid-range property typically run €200-400, making Marrakech remarkably affordable compared to European cities.
What's expat life really like in Marrakech—community, healthcare, and daily living?
Marrakech offers expats a vibrant lifestyle blending Moroccan culture with international comfort and convenience.
The expat community thrives particularly in Gueliz, Hivernage, and Palmeraie, with active social groups, international schools, and Western-style amenities. French and English are widely spoken in these areas, easing daily interactions. Regular cultural events, art exhibitions, and networking gatherings create ample opportunities for social connection.
Healthcare quality surprises many newcomers positively. Private clinics like Clinique Internationale and Polyclinique du Sud offer excellent care with English/French-speaking doctors at fraction of European costs. A comprehensive health insurance plan costs €50-150 monthly. Pharmacies are well-stocked and medications are affordable.
Daily life combines exotic charm with practical convenience. Modern supermarkets like Carrefour and Marjane stock international products, while traditional souks offer fresh produce and authentic experiences. The city's restaurant scene ranges from street food to Michelin-worthy establishments.
Safety in Marrakech is generally good, with tourist areas well-policed and violent crime rare. Standard urban precautions apply, particularly regarding pickpockets in crowded souks. Most expats report feeling safer than in many European cities.
The lifestyle draws digital nomads, retirees, and families seeking adventure without sacrificing comfort. Year-round sunshine, affordable living costs, and proximity to Europe (3-hour flights) make Marrakech an increasingly popular expat destination.
Where should you buy for long-term rentals, and what returns can you expect?
Long-term rental investment in Marrakech offers stable returns with the right location and property type.
Prime areas for long-term rentals include Gueliz and Hivernage, where strong demand from expats and professionals keeps occupancy high. A 2-bedroom apartment in Gueliz renting for 8,000-10,000 MAD monthly (€720-900) generates gross yields of 6.7-8% on typical purchase prices of €150,000-180,000.
Family-oriented neighborhoods like Targa and Agdal attract long-term tenants seeking modern amenities and schools. These emerging areas offer better value with 3-bedroom properties around €130,000-160,000 achieving similar yields through lower purchase prices.
It's something we develop in our Morocco property pack.
Your tenant pool includes expat professionals (30-40%), Moroccan families upgrading neighborhoods (40%), diplomatic staff, and international students. This diversity provides stability—when one segment weakens, others compensate.
Luxury villas in Palmeraie and Hivernage command 20,000-50,000 MAD monthly (€1,800-4,500) but require larger investments (€400,000+), resulting in lower percentage yields around 5-6%. However, these properties attract diplomatic tenants and executives on generous housing allowances, ensuring reliable income.
Suburban areas show softer performance due to oversupply, with yields dropping to 4-5%. Focus on established central neighborhoods for optimal returns.
How profitable are short-term rentals in Marrakech, and what are the rules?
Short-term rentals in Marrakech can deliver exceptional returns, but success requires the right location and compliance with regulations.
Tourist-friendly areas dominate the short-term rental market. Properties in the Medina, near Jemaa el-Fna, achieve 70-80% occupancy with nightly rates of €80-200 for riads. Luxury properties in Hivernage and Palmeraie command €200-500 nightly, attracting upscale tourists. Modern apartments in Gueliz appeal to business travelers and digital nomads at €50-120 per night.
| Area | Property Type | Nightly Rate | Occupancy | Annual Yield |
|---|---|---|---|---|
| Medina | 3-bed Riad | €120-180 | 70-75% | 9-11% |
| Gueliz | 2-bed Apartment | €60-90 | 65-70% | 8-9% |
| Hivernage | Luxury Apartment | €150-250 | 60-65% | 8-10% |
| Palmeraie | Villa with Pool | €300-500 | 55-60% | 10-12% |
Regulations require registration with local authorities and obtaining a permit for short-term rentals. Some residential areas restrict tourist rentals, so verify zoning before purchasing. Professional management companies handle permits, cleaning, and guest services for 20-25% of revenue.
Peak seasons (October-May) see higher rates and occupancy, while summer months slow down due to heat. Successful operators report gross yields of 8-12%, significantly outperforming long-term rentals, though with higher management intensity.
All things considered, should you buy property in Marrakech in 2025?
Marrakech presents a compelling investment case in 2025, though success requires careful consideration of your goals and circumstances.
For lifestyle buyers, Marrakech offers an unbeatable combination of culture, climate, and cost. Property prices remain 40-60% below comparable European destinations, while offering year-round sunshine, rich cultural experiences, and a welcoming expat community. The city's modern infrastructure, quality healthcare, and three-hour proximity to Europe make it practical for both permanent residence and second homes.
Investment buyers will find Marrakech's 6.7-12% rental yields extremely attractive in today's low-yield environment. The 75.8% price appreciation over the past year, while unsustainable long-term, indicates strong market fundamentals. Tourism continues recovering post-pandemic, driving short-term rental demand, while growing expat and middle-class Moroccan populations support long-term rentals.
For capital appreciation, ongoing infrastructure projects including high-speed rail connections, new residential developments, and tourism investments support medium-term growth of 3-7% annually in prime areas. Emerging neighborhoods offer higher growth potential, while established luxury districts provide stability.
However, buyers should note suburban oversupply risks, ensure proper legal due diligence, and work with reputable agencies. Currency fluctuations between the dirham and euro can impact returns for European investors.
Overall, Marrakech in 2025 rewards buyers seeking lifestyle enhancement, rental income, or medium-term appreciation—particularly in central and tourist-friendly locations.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Marrakech's property market in 2025 offers exceptional opportunities for both lifestyle and investment buyers, with strong rental yields and continued price appreciation expected.
Whether you're drawn by the cultural richness, investment returns, or perfect climate, success comes from choosing the right neighborhood, understanding the purchase process, and working with experienced local professionals who can navigate Morocco's unique market dynamics.
Sources
- SandsOfWealth - Marrakech Real Estate Trends
- Vaneau Maroc - Real Estate 2025 Morocco
- SandsOfWealth - Marrakech Price Forecasts
- Global Property Guide - Morocco Rental Yields
- Wise - Buying Property in Morocco Guide
- BARNES Marrakech
- Agenz.ma - Marrakech Real Estate Agencies
- Numbeo - Cost of Living in Marrakech
- Kensington Morocco - Property Buying Guide
- Orchid Island - Marrakech Real Estate 2025 Trends