Is it worth it buying property in Marrakech in 2025?

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

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Marrakech. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At Sands of Wealth, we explore the Moroccan real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Marrakech, Casablanca, and Rabat. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of properties are available in Marrakech right now?

As of September 2025, Marrakech offers four main property categories that cater to different budgets and preferences.

Traditional riads represent the most authentic option, featuring historic homes in the Medina with central courtyards and traditional architecture. These renovated properties range from basic riads starting at €100,000 to luxury versions exceeding €1 million, making them popular for both personal use and rental investment.

Modern apartments dominate the new districts like Gueliz and Agdal, offering contemporary amenities and urban convenience. Two-bedroom apartments in desirable areas typically cost between €100,000-€200,000, while studios provide entry-level options and luxury penthouses command premium prices.

Luxury villas and penthouses concentrate in prestigious areas like Palmeraie and Hivernage, with entry-level properties starting around €300,000. These properties often feature private pools, gardens, and golf course access, with the most exclusive reaching several million euros.

Land plots for custom builds are available both within and around Marrakech, offering investors the opportunity to develop properties according to their specific requirements and design preferences.

Is it generally better to buy or rent a property in Marrakech in 2025?

Buying property in Marrakech in 2025 offers superior long-term value, especially given the current market dynamics and rental trends.

Property ownership provides significant advantages in developing and luxury districts, where short-term rental yields reach 8-12% in top tourist locations. Current market conditions favor buyers as property prices continue rising 3-7% annually, building substantial equity over time.

Renting remains more suitable for those uncertain about long-term residency, with monthly costs ranging from €300 for basic Medina properties to €1,500+ for luxury Palmeraie locations. Mid-market two-bedroom apartments in Gueliz typically rent for €500-900 monthly.

The 2025 trend strongly favors buying due to the "exploding" rental market, where short-term rental conversions have dramatically reduced long-term rental supply while pushing up rental prices. More expats are choosing to purchase as rental availability decreases and costs increase.

It's something we develop in our Morocco property pack.

What's the breakdown of property prices in Marrakech (past, present, and forecast)?

Marrakech property prices have experienced dramatic growth, with market data showing average home prices reaching $225,000 by July 2025.

The market has seen extraordinary growth of 75.8% year-over-year, though price per square foot dropped 19% as buyers prefer larger properties. This indicates a shift toward premium, spacious properties rather than compact units.

Annual growth rates consistently range between 3-7%, with luxury and tourist zones experiencing sharper increases due to high demand from foreign investors and tourism recovery. The market shows particular strength in established areas like Gueliz and emerging zones like Targa.

Forecasts for 2026 indicate continued growth driven by government reforms, improved lending conditions, and sustained foreign investment that increased 55% since 2024. Sustainability-focused developments sell 20-30% faster and command higher premiums, suggesting eco-friendly properties will outperform standard offerings.

What are the main real estate market trends shaping Marrakech this year?

Five major trends are reshaping Marrakech's real estate landscape in 2025, creating new opportunities and challenges for investors.

The luxury segment boom drives exceptional demand for villas and riads in Palmeraie, Hivernage, and the Medina, with these premium properties selling significantly faster than mid-market alternatives. Foreign buyers from France, the UK, and Middle Eastern countries fuel this growth.

Sustainability has become a crucial selling point, with eco-developments selling 20-30% faster and fetching higher premiums than traditional properties. Green building features and energy efficiency now significantly impact property values and buyer interest.

Urban demand concentration shows the hottest areas like Gueliz and Hivernage seeing properties sell in just 33 days, while newcomer zones including Targa, Agdal, and Sidi Ghanem are rapidly rising in popularity and value.

Government incentives including tax reforms, improved lending access, and affordable housing initiatives have increased market transparency. The digitization of notarial deeds particularly benefits foreign buyers by reducing bureaucratic complexity and improving transaction security.

How exactly does the property buying process work, step by step?

The Marrakech property buying process follows a structured nine-step approach that typically takes 2-4 months to complete.

1. **Define Criteria**: Establish your property type preferences, desired location, and realistic budget parameters2. **Property Search**: Utilize online portals like Avito.ma, real estate agencies, word-of-mouth referrals, and Facebook expat groups3. **Viewings & Legal Verification**: Inspect properties thoroughly and verify titles and seller authenticity with legal assistance4. **Negotiation Phase**: Submit written offers and negotiate price and contract terms5. **Sales Agreement**: Sign the preliminary agreement and pay the required 10% deposit6. **Final Due Diligence**: Confirm all legal aspects and complete comprehensive property checks7. **Notary Finalization**: Sign the official deed at a Moroccan notary office and pay the final balance plus associated fees8. **Property Registration**: Record the property officially with local land authorities9. **Key Handover**: Receive possession and complete the ownership transfer

Each step requires careful attention to legal requirements, and foreign buyers benefit significantly from professional guidance throughout the process to ensure compliance with Moroccan property laws.

Where can someone actually find properties for sale—are real estate agencies the best option?

Real estate agencies provide the most reliable and efficient option for foreign buyers, offering professional service and market expertise.

Agencies charge approximately one month's rent as commission for rental properties but provide valuable services including legal verification, negotiation assistance, and local market knowledge. Premium agencies like Premium Realties and ImmobilierKech specialize in high-end and mainstream properties.

Online platforms, particularly Avito.ma, offer extensive listings mixing private and agency properties. However, many "for rent by owner" listings are actually agency-run and will still charge fees, making direct agency contact often more transparent.

Facebook expat groups remain active for both rental and purchase opportunities, providing access to community recommendations and sometimes exclusive listings. These groups particularly benefit English-speaking buyers seeking properties in expat-friendly areas.

Word-of-mouth opportunities exist but require French or Arabic language skills and local connections, making this approach impractical for most foreign buyers without established local networks.

Which types of properties can you realistically get for different budgets?

Marrakech property budgets directly correlate with specific property types and locations, offering clear options across price ranges.

Under €100,000 provides access to small apartments, basic riads, or Medina fixer-uppers in areas like Tamansourt and city outskirts. These properties typically range from 40-80 square meters and offer entry-level investment opportunities.

€100,000-€200,000 opens central modern apartments and mid-tier riads in prime areas like Gueliz, Targa, and parts of the Medina. Properties in this range typically offer 80-150 square meters and represent the sweet spot for many investors.

€200,000-€300,000 provides large apartments, quality riads, and small villas in prestigious areas like Agdal, Hivernage, and premium Medina locations. These properties typically span 120-200 square meters and offer excellent rental potential.

Above €300,000 delivers luxury properties including palatial riads, villas, and penthouses in top areas like Palmeraie and Hivernage. Properties exceeding €1 million access ultra-luxury options including resort estates and prime Medina palaces.

What are the most common mistakes to avoid when buying property in Marrakech?

Seven critical mistakes can significantly impact your Marrakech property investment, but all are preventable with proper planning.

Legal verification failures represent the most costly mistake, including not hiring qualified notaries or failing to check property titles thoroughly. Always engage professional legal assistance to verify ownership and ensure clean title transfers.

Renovation cost underestimation particularly affects riad buyers, as Medina regulations can be strict and restoration costs often exceed initial estimates. Budget at least 30-50% additional funds for traditional property renovations beyond the purchase price.

Fee miscalculation includes overlooking taxes, registration costs, notary fees, and agent commissions that can add 10-15% to the total purchase cost. Obtain comprehensive cost breakdowns before committing to any property.

Tourist pricing acceptance leads to overpaying, as initial asking prices often assume foreign buyers won't negotiate. Always negotiate prices and terms, as reductions of 10-20% are commonly achievable.

Cultural norm ignorance, especially in the Medina, can create ongoing conflicts with neighbors and local authorities. Research local customs and building regulations before purchasing traditional properties.

It's something we develop in our Morocco property pack.

What's the cost of living like in Marrakech, day to day?

Marrakech offers an affordable lifestyle compared to Western standards, with living costs varying significantly based on lifestyle choices and location preferences.

Modest living requires MAD 8,000-15,000 monthly (€750-1,350), covering basic accommodation, local food, and transportation. This budget suits those embracing local lifestyle choices and avoiding Western-style amenities.

Comfortable living costs MAD 15,000-25,000 monthly (€1,350-2,250), providing quality accommodation, mixed dining options, reliable utilities, and occasional entertainment. Most expats find this range sufficient for enjoyable city living.

Housing represents the largest expense at MAD 3,500-12,000 monthly, with most expats spending MAD 5,000-12,000 for quality properties in desirable areas like Gueliz or Agdal. Utilities and internet costs remain lower than European standards but vary by area and property type.

Food expenses typically run MAD 3,500-5,000 monthly, with local markets offering significantly better value than supermarkets. Transportation costs remain minimal due to inexpensive taxis and available public transport options.

Which neighborhoods are considered affordable, upcoming, or upscale—and what are their strengths and weaknesses?

Neighborhood	Character & Price Level	Strengths	Weaknesses
Gueliz	Modern, central, expensive	Expat community, cafes, shopping, security	Highest apartment prices, busy traffic
Hivernage	Luxury, nightlife, premium	Hotel proximity, luxury amenities	Very expensive, tourist crowds
Agdal	New, apartment-focused, moderate	Growing area, good value properties	Limited charm, traffic noise
Palmeraie	Resort, green, luxury	Large plots, quiet, private settings	High costs, remote location
Targa	Suburban, family, affordable	Value properties, newer construction	Fewer amenities, family-oriented only
Medina	Historic, riads, variable	Authentic culture, rental yields	Renovation needs, regulations
Bab Doukkala	Affordable, vibrant, upcoming	Cultural renewal, lower prices	Very lively, noise concerns
Sidi Youssef Ben Ali	Up-and-coming, developing	Infrastructure upgrades, value	Still developing, limited amenities

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 is life like for expats living in Marrakech?

Marrakech offers an exceptional expat lifestyle with diverse international communities, particularly concentrated in Gueliz and Hivernage neighborhoods.

The active expat scene provides numerous social opportunities, cultural events, and networking possibilities for English and French speakers. International communities organize regular gatherings, business meetups, and cultural activities that ease integration into local life.

Living comfortably costs €1,500-3,000 monthly, providing access to private healthcare, international schools, and quality shopping centers. This budget allows expats to maintain Western lifestyle standards while enjoying significantly lower costs than European cities.

Integration proves easier for French speakers due to Morocco's colonial history, but English-speaking communities continue growing as more international businesses establish Marrakech operations. Language barriers diminish in expat-focused areas and international business districts.

Climate advantages include year-round sunshine and mild winter temperatures, while travel opportunities abound with easy access to the Atlas Mountains, Atlantic coast, and Europe. Social life benefits from numerous restaurants, cultural sites, and entertainment venues catering to international tastes.

If you want to rent out, how does the long-term rental market work, and how does the short-term market work, and overall—does it make sense to buy for living, renting, or flipping later at a higher price?

Marrakech's rental market in 2025 offers strong opportunities for both long-term and short-term strategies, with distinct advantages for each approach.

**Long-term Rental Market**

Supply constraints have created favorable conditions for landlords, as short-term rental conversions have reduced long-term availability and pushed up rental prices sharply. Most expats prefer Gueliz and Hivernage for safety, amenities, and community access.

Rental contracts typically require 1-2 month deposits with agency fees, and paperwork predominantly uses French or Arabic languages. The squeeze on quality central apartments has created premium pricing for well-located properties.

**Short-term Rental Market**

As of July 2025, Marrakech hosts 9,648+ active Airbnb listings with 64% annual occupancy rates and MAD 799 (€75) average daily rates. Properties generate approximately MAD 179,000 (€16,800) annual revenue, creating yields of 8-12% in prime tourist zones.

Regulations require business registration, rental licenses, and compliance with Law 80.14 covering quality standards and inspections. The regulatory environment remains favorable but increasingly emphasizes licensing, health/safety compliance, and proper tax declarations.

**Investment Strategy Recommendations**

**Buy to Live**: Excellent value in mid to high-end central or suburban properties, with strong appreciation potential and lifestyle benefits.

**Buy to Rent**: Strong yields targeting tourists in prime zones like Medina and Hivernage, though regulations require proper compliance and professional management.

**Buy to Flip**: Viable in trending neighborhoods like Targa and Agdal, but focus on fundamental value rather than speculation, as short-term gains aren't guaranteed in all areas.

It's something we develop in our Morocco property pack.

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.

Sources

1. Sands of Wealth - Marrakech Property Guide
2. Morocco Real Estate Market Analysis 2025
3. Marrakech Price Forecasts
4. Best Neighborhoods Marrakech 2025
5. Cost of Living Marrakech Expat Guide
6. Living Costs Marrakech Budget Guide
7. Long-term Rental Guide Marrakech
8. Airbnb Revenue Statistics Marrakech
9. Airbnb Regulations Marrakech
10. Expat Guide Morocco 2025