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
Marrakech is one of Morocco's most exciting real estate markets in 2026, attracting buyers from across Europe, the Gulf, and beyond who want a second home, a rental investment, or simply a place to enjoy the city's unique lifestyle.
In this blog post, we explain the current state of the Marrakech property market, including housing prices in Marrakech in 2026, average days-on-market, and what kind of properties you can realistically buy as a foreigner.
We also look at gentrifying neighborhoods, rental demand, infrastructure projects boosting property values, and realistic short-term and long-term forecasts for Marrakech real estate.
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's the real estate market going in Marrakech in 2026?
What's the average days-on-market in Marrakech in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Marrakech is around 75 to 110 days for mainstream apartments and 120 to 180 days for villas and riads, meaning buyers have time to negotiate while sellers must price realistically to move their property.
This range covers most typical listings in Marrakech, though prime and correctly priced units in neighborhoods like Guéliz and Hivernage can sell faster (sometimes in 45 to 75 days), while overpriced or complicated properties in less desirable areas may sit for six months or more.
Compared to one or two years ago, days-on-market in Marrakech have likely increased because official data from Bank Al-Maghrib and ANCFCC showed that residential transactions in Marrakech dropped by about 30% in early 2025, which typically lengthens selling times even when prices remain stable.
Are properties selling above or below asking in Marrakech in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Marrakech is roughly 90% to 95%, meaning most homes sell at a 5% to 10% discount from their asking price.
In practical terms, the vast majority of properties in Marrakech sell at or below asking price, and above-asking sales are quite rare (probably under 5% of transactions), so buyers should feel confident negotiating, though this estimate carries some uncertainty since Morocco does not publish official sale-to-ask data.
The exceptions are prime, turn-key properties in high-demand neighborhoods like Guéliz, Hivernage, and parts of the Medina, where well-renovated riads or modern apartments with clear title can attract competing buyers and occasionally sell near or at the asking price.
By the way, you will find much more detailed data in our property pack covering the real estate market in Marrakech.
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 kinds of residential properties can I realistically buy in Marrakech?
What property types dominate in Marrakech right now?
The most common residential property types available for sale in Marrakech in 2026 are apartments (which represent the largest share, roughly 50% to 60% of listings), followed by villas (about 25% to 30%), traditional riads in the Medina (around 10% to 15%), and a smaller number of land plots and townhouse-style properties.
Apartments are the single property type representing the largest share of the Marrakech market, found mainly in neighborhoods like Guéliz, Agdal, Hivernage, and newer developments along the Route de Casablanca and Route de Fès corridors.
Apartments became so prevalent in Marrakech because they serve both the local population seeking affordable urban housing and international buyers looking for easy-to-manage investments or second homes, and new developments have focused heavily on this segment to meet growing demand from professionals, expats, and rental investors.
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?
Are new builds widely available in Marrakech right now?
New-build properties represent an estimated 20% to 30% of all residential listings currently available in Marrakech, with availability varying significantly by neighborhood and developer quality, so buyers can find new construction but must carefully evaluate delivery timelines and developer reputation.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Marrakech include Guéliz extensions, Agdal growth pockets, Route de Casablanca and Route de Fès corridors, Targa, and some peri-urban villa compounds near the Palmeraie, where developers have focused construction to meet demand from both locals and international buyers.
Get fresh and reliable information about the market in Marrakech
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Which neighborhoods are improving fastest in Marrakech in 2026?
Which areas in Marrakech are gentrifying in 2026?
As of early 2026, the top neighborhoods in Marrakech showing the clearest signs of gentrification include parts of Guéliz (especially around Majorelle and Camp Al Ghoul), Hivernage, the creative corridors near Sidi Ghanem, and select streets on the edges of the Medina where renovated riads are clustering.
The visible changes indicating gentrification in these Marrakech areas include the opening of boutique cafés, contemporary restaurants, and design-focused retail stores, along with a wave of professionally renovated riads and apartments, and a noticeable shift toward younger professionals, expats, and international buyers moving in.
Price appreciation in these gentrifying Marrakech neighborhoods has been estimated at 15% to 25% over the past two to three years, though this varies block by block, and properties with clear title, quality renovations, and prime locations have performed even better.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Marrakech.
Where are infrastructure projects boosting demand in Marrakech in 2026?
As of early 2026, the top areas in Marrakech where major infrastructure projects are boosting housing demand include neighborhoods with good access to the future high-speed rail station, areas along improved road corridors, and districts near Marrakech-Menara Airport, which is receiving significant upgrades ahead of the 2030 FIFA World Cup.
The specific infrastructure projects driving demand in Marrakech are the LGV Kenitra-Marrakech high-speed rail extension (which will connect Marrakech to Casablanca and Tangier in under three hours), airport terminal expansions at Marrakech-Menara, and ongoing road improvements linking the city center to growing suburban areas.
The estimated timeline for completion of these major Marrakech infrastructure projects varies: the high-speed rail extension is expected to reach Marrakech by the late 2020s (around 2028 to 2029), while airport upgrades are being accelerated ahead of the 2030 World Cup, and many road improvements are already underway or recently completed.
The typical price impact on nearby properties in Marrakech is roughly 5% to 10% appreciation when infrastructure projects are announced, with an additional 10% to 15% gain once projects are completed and operational, though the exact impact depends on how directly a property benefits from improved connectivity.
We have made this infographic to give you a quick and clear snapshot of the property market in Morocco. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Marrakech?
Do people think homes are overpriced in Marrakech in 2026?
As of early 2026, the general sentiment among locals and market insiders in Marrakech is mixed: many believe that asking prices are optimistic (especially for properties anchored to peak-tourism expectations), but well-located and well-finished homes are still considered fairly valued given strong tourism demand.
When arguing homes are overpriced in Marrakech, locals often point to the gap between asking prices and actual transaction prices, the sharp drop in transaction volumes reported by ANCFCC in 2025, and the difficulty average Moroccan families face affording property in central neighborhoods.
On the other hand, those who believe Marrakech prices are fair argue that the city's tourism strength (Morocco welcomed nearly 20 million tourists in 2025), limited prime inventory, and growing international buyer interest justify current valuations, especially for turnkey properties in top locations.
The price-to-income ratio in Marrakech is significantly higher than the Moroccan national average, reflecting the city's status as a tourism and second-home hotspot rather than a market driven purely by local wages, which is why foreign buyers and diaspora investors play an outsized role in the mid-to-high-end segments.
What are common buyer mistakes people regret in Marrakech right now?
The most frequently cited buyer mistake people regret in Marrakech is purchasing a property without fully verifying its title and registry status, which can lead to disputes, unclear ownership, and difficulties selling later, especially with older riads or properties that have been informally subdivided.
The second most common mistake is sending money to Morocco through the wrong channels, which can create major problems when buyers later want to repatriate sale proceeds, so following the Office des Changes rules for non-resident foreign accounts is essential from the very start.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Marrakech.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Marrakech.
Get the full checklist for your due diligence in Marrakech
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Marrakech in 2026?
Do foreigners face extra challenges in Marrakech right now?
The overall difficulty level for foreigners buying property in Marrakech in 2026 is moderate: the process is generally feasible and legal for residential purchases, but foreigners face extra operational steps that locals do not, making professional guidance highly recommended.
The specific legal requirements for foreign buyers in Marrakech include ensuring the property is properly registered (titled land, not collective or agricultural land which has restrictions), routing funds through compliant channels to preserve repatriation rights, and working with a notary who will handle registration with ANCFCC and verify the property's legal status.
The practical challenges foreigners most commonly encounter in Marrakech include navigating the French and Arabic paperwork, understanding the difference between titled and untitled properties (which can be confusing in the Medina), and avoiding informal arrangements that seem convenient but create legal problems later when trying to sell or transfer ownership.
We will tell you more in our blog article about foreigner property ownership in Marrakech.
Do banks lend to foreigners in Marrakech in 2026?
As of early 2026, mortgage financing for foreign buyers in Marrakech is available from several Moroccan banks, though terms are stricter than for locals, and not all foreigners will qualify, especially those without income ties to Morocco or the Moroccan diaspora.
The typical loan-to-value ratios foreign buyers can expect in Marrakech range from 50% to 70%, and interest rates generally fall in the 4.5% to 6% range depending on the loan term, the applicant's profile, and the bank, with diaspora buyers (Moroccans living abroad) often getting better terms than non-Moroccan foreigners.
Banks in Marrakech typically require foreign applicants to provide proof of stable income (payslips, tax returns, or business accounts), a valid passport, proof of residence in their home country, and documentation showing how the property will be used, with some banks also asking for a local bank account and proof of the funds' foreign origin.
You can also read our latest update about mortgage and interest rates in Morocco.
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.
How risky is buying in Marrakech compared to other nearby markets?
Is Marrakech more volatile than nearby places in 2026?
As of early 2026, Marrakech's real estate market is generally more volatile than nearby Moroccan cities like Casablanca and Rabat because Marrakech is more exposed to tourism cycles, international buyer sentiment, and second-home demand, which can swing more sharply than local employment-driven housing markets.
Over the past decade, Marrakech has experienced more pronounced price swings than Casablanca or Rabat, including a noticeable cooling in 2020 during the pandemic followed by strong recovery, whereas the economic capitals maintained steadier demand from local professionals and businesses throughout the same period.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Marrakech.
Is Marrakech resilient during downturns historically?
Marrakech's historical resilience during economic downturns has been mixed: prime properties in scarce locations (like well-renovated Medina riads and villas in Palmeraie or Hivernage) tend to hold value relatively well, while speculative or peripheral properties can see sharper declines and slower recoveries.
During the most recent major downturn (2020 pandemic shock), Marrakech property prices softened modestly (estimated 5% to 10% in many segments) and transaction volumes dropped sharply, with recovery taking about 18 to 24 months to return to pre-crisis activity levels, though prime segments recovered faster.
The property types and neighborhoods in Marrakech that have historically held value best during downturns are high-quality villas in Palmeraie and Hivernage, well-located apartments in central Guéliz, and properly documented riads in desirable Medina locations, as these benefit from scarcity and sustained demand from international buyers and renters.
Get to know the market before you buy a property in Marrakech
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How strong is rental demand behind the scenes in Marrakech in 2026?
Is long-term rental demand growing in Marrakech in 2026?
As of early 2026, long-term rental demand in Marrakech is growing moderately, driven by a combination of local professionals, expats working in tourism and hospitality, and a growing population of digital nomads and remote workers attracted by the city's lifestyle and relatively low cost of living.
The tenant demographics driving long-term rental demand in Marrakech include young Moroccan professionals working in tourism, hospitality, and services; European and North American expats and retirees; and increasingly, digital nomads and entrepreneurs who split their time between Morocco and other countries.
The neighborhoods in Marrakech with the strongest long-term rental demand right now are Guéliz (especially around the main commercial areas), Agdal, Hivernage, and areas near the Majorelle district, where tenants value walkability, cafés, restaurants, and easy access to both the Medina and modern amenities.
You might want to check our latest analysis about rental yields in Marrakech.
Is short-term rental demand growing in Marrakech in 2026?
Short-term rental regulations in Marrakech are relatively permissive compared to many European cities, but owners should verify building rules and HOA restrictions, as some newer developments and certain Medina properties may have specific limitations on tourist rentals.
As of early 2026, short-term rental demand in Marrakech is growing strongly, supported by Morocco's record-breaking tourism performance (nearly 20 million tourists visited Morocco in 2025, with Marrakech being the top destination), and this trend is expected to continue with the 2030 FIFA World Cup on the horizon.
The current estimated average occupancy rate for short-term rentals in Marrakech hovers around 55% to 65% annually, with significant seasonal variation: peak seasons (spring and fall) can see occupancy above 80%, while summer months are slower due to heat, and winter brings steady European visitors escaping cold weather.
The guest demographics driving short-term rental demand in Marrakech include European leisure tourists (especially from France, UK, Spain, and Germany), a growing number of American visitors thanks to new direct flight routes, Gulf tourists seeking cultural experiences, and digital nomads booking extended stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Marrakech.
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 are the realistic short-term and long-term projections for Marrakech in 2026?
What's the 12-month outlook for demand in Marrakech in 2026?
As of early 2026, the 12-month demand outlook for residential property in Marrakech is stable to moderately positive, with the strongest demand expected in prime neighborhoods like Guéliz, Hivernage, and the Medina, supported by continued tourism strength and diaspora investment.
The key economic and political factors most likely to influence Marrakech property demand over the next 12 months include Morocco's overall GDP growth (projected around 3.7% to 4% by the IMF), continued tourism momentum driven by World Cup 2030 preparations, and the direction of mortgage rates, which have remained relatively stable in the mid-single digits.
The forecasted price movement for Marrakech over the next 12 months is modest growth in the range of 2% to 5% for well-located properties, with prime segments potentially outperforming and peripheral areas remaining flat or seeing slower appreciation due to higher supply.
By the way, we also have an update regarding price forecasts in Morocco.
What's the 3 to 5 year outlook for housing in Marrakech in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Marrakech is constructive, with expected cumulative price growth of 15% to 25% in well-located segments, driven by tourism expansion, infrastructure improvements, and continued international buyer interest ahead of and following the 2030 FIFA World Cup.
The major development projects expected to shape Marrakech over the next 3 to 5 years include the completion of the high-speed rail extension connecting Marrakech to Casablanca and northern cities, airport capacity expansion at Marrakech-Menara, new hotel developments under the Cap Hospitality program, and road infrastructure upgrades linking growing suburban areas to the city center.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Marrakech is a significant tourism slowdown, whether from a global recession, regional instability, or another pandemic-style disruption, since the city's property market is heavily dependent on visitor flows and the second-home demand they support.
Are demographics or other trends pushing prices up in Marrakech in 2026?
As of early 2026, demographic trends are contributing to moderate upward pressure on housing prices in Marrakech, though the effect is less about pure population growth and more about urbanization, household formation, and the city's attractiveness to domestic migrants and international buyers.
The specific demographic shifts most affecting Marrakech prices include continued rural-to-urban migration within the Marrakech-Safi region, a growing middle class seeking modern apartments in urban neighborhoods, and an increasing number of Moroccans living abroad (MREs) who buy property in Marrakech as a connection to home or retirement investment.
Beyond demographics, the non-demographic trends pushing Marrakech prices include the rise of remote work (which has made Marrakech attractive to digital nomads and location-independent professionals), growing international tourism that supports short-term rental demand, and investment flows from European and Gulf buyers seeking lifestyle properties or rental income.
These demographic and trend-driven price pressures in Marrakech are expected to continue for at least the next 5 to 10 years, supported by Morocco's tourism roadmap targeting 26 million visitors by 2030, infrastructure investments ahead of the FIFA World Cup, and the city's established reputation as a desirable second-home and retirement destination.
What scenario would cause a downturn in Marrakech in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Marrakech would be a significant tourism slowdown combined with tighter credit conditions, which would reduce both international buyer interest and domestic purchasing power, leading to falling transaction volumes and eventually price corrections.
The early warning signs that would indicate a downturn is beginning in Marrakech include a sharp drop in tourist arrivals (especially at Marrakech-Menara Airport), rising days-on-market across multiple neighborhoods, increasing seller discounts, a decline in short-term rental occupancy rates, and a pullback in new development activity by major builders.
Based on historical patterns, a potential downturn in Marrakech could realistically see prices decline by 10% to 20% over 12 to 24 months in non-prime segments, with transaction volumes dropping by 30% or more, while prime properties in scarce locations would likely see smaller declines and faster recovery once conditions improve.
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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 publishes the official real estate price index in partnership with ANCFCC. | We used it to anchor the overall direction of prices and transaction activity in Marrakech. We treated it as our baseline and only added local detail when other sources lined up with it. |
| ANCFCC + BAM IPAI Bulletin | ANCFCC is Morocco's land registry authority, and this joint bulletin is the closest thing to official city-level market data. | We used it to quantify Marrakech's most recent price and transaction shifts. We also used it to interpret whether the market was heating up or cooling going into 2026. |
| Bank Al-Maghrib Lending Rates | It's the official central bank survey of bank lending rates, including mortgage rates in Morocco. | We used it to describe financing conditions and the direction of mortgage costs. We used it to frame what banks are likely to offer foreigners and diaspora buyers in 2026. |
| Office des Changes (Morocco) | Morocco's foreign exchange regulator with official guidance on non-resident accounts and fund transfers. | We used it to explain how foreigners can pay legally and preserve repatriation options. We used it to highlight the biggest process risk foreigners face: moving funds incorrectly. |
| Ministry of Tourism (Morocco) | The official ministry publishing nationally reported tourism results and visitor statistics. | We used it as an objective driver for Marrakech demand, including second homes and short-term rentals. We used it to connect tourism strength to housing liquidity in tourist-heavy neighborhoods. |
| ONCF (Morocco National Railways) | The national rail operator describing the high-speed rail project status and expected impact. | We used it to identify infrastructure-led demand tailwinds and where they tend to show up first. We used it to motivate which improving areas benefit from connectivity upgrades. |
| IMF Morocco Article IV Report (2025) | The IMF's official surveillance report with medium-term projections and risk framing for Morocco. | We used it to anchor the 2026 to 2030 macro trajectory including growth, inflation, and risks. We used it to build realistic scenarios for Marrakech rather than overly optimistic narratives. |
| HCP (High Commission for Planning) | Morocco's official statistics agency publishing regional demographic projections. | We used it to ground the 3 to 5 year housing outlook in population and household fundamentals. We used it to separate tourism-cycle effects from longer structural demand. |
| Baker McKenzie Real Estate Guide | A top-tier international law firm summarizing how Morocco's land registration system works. | We used it to explain what titled ownership means in practice and why it matters for foreigners. We used it to reinforce due diligence priorities around registry and title clarity. |
| AirDNA (Marrakech) | A widely used short-term rental data provider with consistent methodology across cities. | We used it to quantify short-term rental intensity including occupancy and rate signals. We used it cautiously as a private-sector source and only where it matched tourism and market direction. |
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