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SUMMARY
We analyzed residential property rental yields in Marrakech, as of May 2026, for foreign individual buyers using the raw dataset provided. The work compares purchase prices, monthly rents, gross rental yields, and net rental yields across the main residential areas and property sizes covered in the Marrakech dataset.
This article is constantly updated, so the numbers should be read as a current Marrakech residential property yield snapshot rather than a permanent forecast.
The strongest income profile in Marrakech is usually found in well-located 1-bedroom and 2-bedroom apartments. The best net-yield signals appear in Guéliz, Ouasis, Samlalia, Camp Al Ghoul, Issil, and selected Agdal or Prestigia properties.
Ouasis is the cleanest price-yield compromise in the dataset. Its 2-bedroom apartment estimate is DH 990,000 purchase price, DH 6,200 monthly rent, 7.5% gross yield, and 5.6% net yield.
Guéliz is the most liquid central option. A 1-bedroom property is estimated at DH 980,000 with DH 6,200 monthly rent, giving 7.6% gross yield and 5.8% net yield, while 2-bedroom properties still reach 5.5% net yield.
Hivernage, Majorelle, Palmeraie, and some Agdal or Prestigia properties remain desirable lifestyle and resale areas, but they are less efficient for pure rental income. Purchase prices, prestige premiums, service charges, furnishing expectations, and operating costs absorb more of the rent.
Villas and riad-style homes can generate high monthly rent, especially in Palmeraie and the Medina, but their net yield is much lower than the headline rent suggests. Pool care, gardens, staff, repairs, furnishing turnover, seasonality, and management costs can turn a strong gross yield into an ordinary net return.
The 2-bedroom apartment is the safest beginner format in Marrakech. It works for couples, small families, sharers, expats, furnished long-stay renters, and local professionals, while keeping management simpler than villas or riads.
The main risk for a foreign buyer is not only choosing the wrong neighborhood. The bigger risk is buying a weak property inside a decent neighborhood: poor building management, bad access, tired condition, unrealistic rent assumptions, weak resale liquidity, or operating costs that turn the net yield unattractive.
The practical conclusion is simple. For residential property rental yields in Marrakech, net yield matters more than gross yield, and the best risk-adjusted opportunities are usually practical apartments in liquid neighborhoods rather than the flashiest villa or the cheapest local district.
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Residential property rental yields in Marrakech in 2026
This table compares residential property rental yields in Marrakech by neighborhood and bedroom count. It covers the Marrakech neighborhoods and residential property formats included in the dataset, including central apartments, family apartments, villas, and riad-style homes where relevant.
For each neighborhood, the table shows the estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom properties.
Finally, please note you'll find much more detailed data in our real estate pack about Marrakech.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Agdal / Prestigia | DH 1,100,000 | DH 7,000 | 7.6% | 5.7% | DH 1,650,000 | DH 10,500 | 7.6% | 5.6% | DH 2,600,000 | DH 15,500 | 7.2% | 4.8% |
| Amerchich | DH 710,000 | DH 4,200 | 7.1% | 5.3% | DH 1,020,000 | DH 5,900 | 6.9% | 5.0% | DH 1,450,000 | DH 7,400 | 6.1% | 4.1% |
| Camp Al Ghoul | DH 900,000 | DH 5,600 | 7.5% | 5.7% | DH 1,340,000 | DH 8,000 | 7.2% | 5.4% | DH 1,920,000 | DH 10,800 | 6.8% | 4.9% |
| Daoudiat | DH 600,000 | DH 3,600 | 7.2% | 5.5% | DH 880,000 | DH 5,000 | 6.8% | 5.1% | DH 1,180,000 | DH 6,300 | 6.4% | 4.5% |
| Guéliz | DH 980,000 | DH 6,200 | 7.6% | 5.8% | DH 1,450,000 | DH 8,800 | 7.3% | 5.5% | DH 2,050,000 | DH 11,500 | 6.7% | 4.8% |
| Hivernage | DH 1,350,000 | DH 8,300 | 7.4% | 5.3% | DH 2,150,000 | DH 12,500 | 7.0% | 4.9% | DH 3,200,000 | DH 16,500 | 6.2% | 4.1% |
| Issil | DH 620,000 | DH 3,900 | 7.5% | 5.8% | DH 900,000 | DH 5,400 | 7.2% | 5.4% | DH 1,220,000 | DH 6,700 | 6.6% | 4.7% |
| Izdihar | DH 760,000 | DH 4,700 | 7.4% | 5.6% | DH 1,100,000 | DH 6,500 | 7.1% | 5.2% | DH 1,550,000 | DH 8,000 | 6.2% | 4.4% |
| Majorelle | DH 1,000,000 | DH 6,000 | 7.2% | 5.4% | DH 1,500,000 | DH 8,500 | 6.8% | 5.0% | DH 2,150,000 | DH 11,000 | 6.1% | 4.2% |
| Medina | DH 850,000 | DH 5,200 | 7.3% | 4.9% | DH 1,350,000 | DH 8,000 | 7.1% | 4.6% | DH 2,100,000 | DH 13,000 | 7.4% | 4.3% |
| Ouasis | DH 680,000 | DH 4,300 | 7.6% | 5.8% | DH 990,000 | DH 6,200 | 7.5% | 5.6% | DH 1,400,000 | DH 7,800 | 6.7% | 4.8% |
| Palmeraie | DH 1,150,000 | DH 7,000 | 7.3% | 4.9% | DH 1,900,000 | DH 11,500 | 7.3% | 4.7% | DH 3,800,000 | DH 24,000 | 7.6% | 4.4% |
| Samlalia | DH 780,000 | DH 4,900 | 7.5% | 5.7% | DH 1,120,000 | DH 6,900 | 7.4% | 5.5% | DH 1,560,000 | DH 8,500 | 6.5% | 4.7% |
| Targa | DH 900,000 | DH 5,200 | 6.9% | 5.0% | DH 1,350,000 | DH 7,500 | 6.7% | 4.8% | DH 2,600,000 | DH 14,000 | 6.5% | 4.1% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Marrakech?
The neighborhoods that offer the best net yield among areas people actually want to live in Marrakech are Guéliz, Ouasis, Samlalia, Camp Al Ghoul, and Agdal or Prestigia.
These areas combine realistic tenant demand with net yields around 5.4% to 5.8% on the strongest 1-bedroom and 2-bedroom formats. That matters because a high yield is only useful when the property can be rented again and resold without depending on a tiny buyer pool.
Guéliz is the most liquid central choice. The dataset estimates 5.8% net yield for 1-bedroom properties and 5.5% for 2-bedroom properties, supported by central shops, cafés, offices, services, and everyday renter demand.
Ouasis is the best value-yield compromise. Its 2-bedroom estimate is DH 990,000 purchase price, DH 6,200 monthly rent, 7.5% gross yield, and 5.6% net yield, which is stronger than many more famous Marrakech addresses.
Samlalia and Camp Al Ghoul are quieter, but useful for long-term tenants. Samlalia reaches 5.5% net yield on 2-bedroom properties, while Camp Al Ghoul reaches 5.4%, which gives a good balance between yield and family-oriented rental depth.
The practical takeaway is that the best Marrakech residential property rental yields are not only in the cheapest districts. For a beginner buyer, Guéliz gives liquidity, Ouasis gives value, Samlalia and Camp Al Ghoul give steadier residential demand, and Agdal or Prestigia works when furnishing and management are handled well.
Where can I find residential properties with above-average yields and below-average entry prices in Marrakech?
The best places to find residential properties with above-average yields and below-average entry prices in Marrakech are Ouasis, Issil, Samlalia, Amerchich, and Daoudiat.
Ouasis is the cleanest beginner option because the entry price remains below central prestige areas while the rent level still supports a strong net yield. A 2-bedroom property is estimated at DH 990,000 with DH 6,200 monthly rent and 5.6% net yield.
Issil is cheaper and still yield-positive. The dataset estimates DH 900,000 for a 2-bedroom property, DH 5,400 monthly rent, and 5.4% net yield, while 1-bedroom properties reach 5.8% net yield.
Daoudiat has one of the lowest entry prices in the table. A 2-bedroom property is estimated at DH 880,000, but the net yield is 5.1%, and the area is more local-renter driven than foreign-buyer driven.
Samlalia is less cheap than Daoudiat, but it is more balanced. Its 2-bedroom estimate is DH 1,120,000 purchase price, DH 6,900 monthly rent, and 5.5% net yield, which is useful for buyers who want yield without moving too far into lower-liquidity stock.
The real signal is that a below-average entry price is valuable only when tenant quality, building condition, and resale liquidity remain acceptable. Ouasis and Samlalia look like value opportunities, while Issil and Daoudiat require stricter property selection.
Where does the rent level justify the purchase price most clearly in Marrakech?
The rent level most clearly justifies the purchase price in Marrakech in Guéliz, Ouasis, Camp Al Ghoul, and Samlalia.
These areas show a rational relationship between what a buyer pays and what a tenant is likely to pay. They do not rely entirely on luxury positioning or short-term tourism demand to make the numbers work.
Guéliz has the clearest central rent logic. A 2-bedroom property is estimated at DH 1.45 million with DH 8,800 monthly rent, producing 7.3% gross yield and 5.5% net yield.
Ouasis has the best price-rent balance. A 2-bedroom property at DH 990,000 and DH 6,200 monthly rent produces 7.5% gross yield and 5.6% net yield, which is stronger than the 2-bedroom net yield in Hivernage, Majorelle, and Palmeraie.
Camp Al Ghoul is also interesting because larger apartments can still support family demand. The 2-bedroom estimate is DH 1.34 million purchase price, DH 8,000 monthly rent, 7.2% gross yield, and 5.4% net yield.
Hivernage is the contrast. A 2-bedroom property rents for a higher DH 12,500 per month, but the purchase price is DH 2.15 million and the net yield falls to 4.9%, which means the prestige premium absorbs part of the rent advantage.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Marrakech?
The best places to buy for stable rental income rather than maximum yield in Marrakech are Guéliz, Majorelle, Samlalia, Camp Al Ghoul, and Targa.
Guéliz is the safest all-rounder because it combines central demand with strong yield. Its 1-bedroom and 2-bedroom net yields are estimated at 5.8% and 5.5%, which is unusual for a location with strong resale liquidity.
Majorelle has slightly lower yields, with 5.4% net on 1-bedroom properties and 5.0% on 2-bedroom properties. The reason it still matters is address recognition, lifestyle demand, and a tenant pool that values greenery, cafés, and central convenience.
Samlalia and Camp Al Ghoul work better for family and long-term rental stability. Their 2-bedroom net yields, 5.5% and 5.4%, are strong enough to remain attractive without depending only on tourism turnover.
Targa is less efficient for yield, especially for 3-bedroom homes at 4.1% net yield, but it can be stable for families who want more space, parking, and a quieter residential setting.
The practical takeaway is that stable income often means accepting a slightly lower yield in exchange for lower vacancy risk, less furnishing turnover, and better tenant stickiness.
What type of residential property should a beginner investor buy to maximize rental profitability in Marrakech?
A beginner investor who wants to maximize rental profitability in Marrakech should usually buy a well-located 2-bedroom apartment, especially in Guéliz, Ouasis, Samlalia, or Camp Al Ghoul.
The 2-bedroom format is the core liquid product because it works for couples, small families, flat-sharers, expats, remote workers, and furnished long-stay tenants. It is easier to manage than a villa or a riad, but less turnover-sensitive than a small 1-bedroom unit.
The strongest 2-bedroom estimates are Ouasis at 5.6% net yield, Guéliz at 5.5%, Samlalia at 5.5%, and Camp Al Ghoul at 5.4%. Those numbers are strong enough to matter, but they also come from areas with practical tenant demand.
A 1-bedroom property can produce a slightly higher net yield in some areas. Guéliz, Issil, and Ouasis all reach 5.8% net yield on 1-bedroom properties, but the format depends more on furnishing quality, building condition, and short-term tenant turnover.
A 3-bedroom property usually produces higher monthly rent but weaker rental efficiency. Hivernage 3-bedroom properties are estimated at DH 3.2 million and 4.1% net yield, while Targa 3-bedroom properties are estimated at DH 2.6 million and 4.1% net yield.
Villas and riads can work, but they are not the easiest beginner product. Pool care, gardens, staff, repairs, furnishing replacement, seasonality, and guest management can reduce the real return quickly.
We give you more details in the our real estate pack about Marrakech.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Marrakech?
The Marrakech neighborhoods that offer strong rental income with the lowest vacancy risk are Guéliz, Hivernage, Majorelle, Samlalia, and Agdal or Prestigia.
Guéliz gives the strongest income-stability balance because the tenant pool is broad. A 2-bedroom property is estimated at DH 8,800 monthly rent and 5.5% net yield, which is a strong combination of rent level and liquidity.
Hivernage has higher rent, especially for 2-bedroom properties estimated at DH 12,500 per month. The net yield is lower at 4.9%, but the area has prestige, furnished-rental demand, hotels, restaurants, and lifestyle appeal.
Majorelle has lower estimated net yield than Guéliz, but it remains a recognizable and livable address. A 2-bedroom property is estimated at DH 8,500 monthly rent and 5.0% net yield.
Agdal or Prestigia can produce strong rent when the unit is furnished well and the residence has amenities. The risk is that pools, gardens, security, service charges, and furnishing expectations make the net return more sensitive to operating costs.
The honest interpretation is that low vacancy risk comes from tenant depth, not from high rent alone. A practical apartment in a good building will usually beat a flashy property with a narrow tenant pool.
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Which areas look overpriced relative to their rental income in Marrakech?
The Marrakech areas that look most overpriced relative to their rental income are Hivernage, Majorelle, Palmeraie, and some parts of Agdal or Prestigia.
These areas can be excellent places to live or own for lifestyle reasons, but the income return is weaker because purchase prices and operating costs are high relative to rent.
Hivernage is the clearest example. A 2-bedroom property is estimated at DH 2.15 million and DH 12,500 monthly rent, producing 7.0% gross yield but only 4.9% net yield.
Majorelle is less extreme, but still less efficient than Guéliz or Ouasis. A 2-bedroom property is estimated at DH 1.5 million, DH 8,500 monthly rent, and 5.0% net yield.
Palmeraie looks strong on rent but weaker after costs. A 3-bedroom property is estimated at DH 3.8 million and DH 24,000 monthly rent, but the net yield is only 4.4% after the heavier cost profile of villas and resort-style homes.
The trade-off is not bad neighborhood versus good neighborhood. It is rental-income return versus prestige, lifestyle, privacy, and capital preservation.
Which neighborhoods should I avoid even if the rental yield looks attractive in Marrakech?
Beginner investors should be careful with Daoudiat, parts of Issil, parts of Amerchich, and poorly located Medina riads, even if the rental yield looks attractive.
Daoudiat has affordable prices and decent yield. A 1-bedroom property is estimated at 5.5% net yield and a 2-bedroom property at 5.1%, but the tenant base is more local and price-sensitive.
Issil looks attractive on yield, with 5.8% net for 1-bedroom properties and 5.4% for 2-bedroom properties. The risk is that the result depends heavily on building selection, parking, maintenance, access, and resale liquidity.
Amerchich has reasonable small-property numbers, but the 3-bedroom estimate falls to 4.1% net yield. That suggests larger units need a careful purchase discount to make sense.
Medina riads can look profitable because tourism demand is visible, but the operating model is more complicated. A 3-bedroom Medina property is estimated at 7.4% gross yield but only 4.3% net yield after management, repairs, furnishing, licensing friction, seasonality, and maintenance.
The practical rule is not to avoid these neighborhoods automatically. The rule is to avoid properties where the yield depends on optimistic rent, weak comparable evidence, or costs that are not fully counted.
Which neighborhoods look risky even though the rental yield is high in Marrakech?
The Marrakech neighborhoods that can look risky even though the rental yield is high are Medina, Palmeraie, Issil, and Daoudiat.
Medina risk is operational. The 3-bedroom gross yield is estimated at 7.4%, but the net yield falls to 4.3%, which shows how guest handling, repairs, access, furnishing, licensing friction, and low-season vacancy can reduce the return.
Palmeraie risk is cost and seasonality. A 3-bedroom villa can rent for DH 24,000 per month, but the net yield is only 4.4% after pool care, garden maintenance, security, repairs, management, and vacancy.
Issil and Daoudiat carry more liquidity risk. Their 1-bedroom yields are strong, but resale depth and tenant budgets are thinner than in Guéliz, Majorelle, or Agdal.
The safer alternative is usually Ouasis, Samlalia, or Camp Al Ghoul. Their yields are slightly less dramatic than the riskiest headline cases, but the rental model is easier for a foreign individual buyer to repeat.
The real signal is simple. A high yield is valuable only if rent collection, vacancy, repairs, tenant quality, and resale value do not erase it.
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What neighborhoods should I avoid when buying a rental property in Marrakech?
When buying a rental property in Marrakech, a beginner should avoid poorly selected Medina riads, overpaid Palmeraie villas, weak buildings in Daoudiat, and oversized family units in low-liquidity areas.
This is not a blanket neighborhood ban. It is a property-selection warning because Marrakech returns can change sharply from one building, street, or property format to another.
Avoid Medina riads unless you understand tourism operations. The area can work, but income depends on renovation quality, access, noise, terrace quality, guest management, maintenance, and seasonality.
Avoid overpaid Palmeraie villas if the running costs are not fully reflected in the price. The dataset estimates a 3-bedroom Palmeraie property at DH 3.8 million and DH 24,000 monthly rent, but only 4.4% net yield.
Avoid weak Daoudiat buildings for a first foreign-buyer rental. The entry price is low, but tenant budgets, resale liquidity, and building management can be more fragile.
Avoid oversized 3-bedroom properties where the tenant base is narrow. In several neighborhoods, 3-bedroom net yields fall to about 4.1% to 4.8%, below the stronger 1-bedroom and 2-bedroom opportunities.
The beginner rule is to avoid properties where the seller’s pitch depends on potential rather than current comparable rent, realistic costs, and clear tenant demand.
Which neighborhoods are seeing rental demand weaken, and why, in Marrakech?
The Marrakech neighborhoods where rental demand looks more fragile are some Medina short-term rental stock, over-expensive Palmeraie villas, and older or poorly managed units in Daoudiat, Issil, and Amerchich.
This does not mean rental demand is weak across Marrakech. It means some property types and sub-locations are more exposed to seasonality, affordability pressure, and property-specific defects.
Medina demand can weaken for poorly renovated riads because the tourist rental market compares design, comfort, air-conditioning, terrace quality, noise, access, and management. A weak riad can underperform even in a famous area.
Palmeraie demand is narrow because the renter must accept a high monthly rent, car dependence, garden or pool upkeep, and a privacy-oriented lifestyle. The rent is high, but the tenant pool is not broad.
Daoudiat and Issil weakness is usually property-specific. Older buildings, poor syndic management, parking problems, tired common areas, and lower resale visibility can slow lettings even when headline rents seem affordable.
The practical recommendation is to monitor these areas, not automatically avoid them. Buy only when the purchase price is low enough to compensate for weaker liquidity or when the property has a very clear tenant profile.
Which neighborhoods are seeing new developments that could create stronger rental demand in Marrakech?
The Marrakech neighborhoods most likely to benefit from new development are Agdal or Prestigia, Ouasis, Targa, Camp Al Ghoul, and areas connected to airport and rail access.
Agdal or Prestigia benefits from resort-style residences, leisure amenities, mall access, tourism infrastructure, and furnished-rental demand. This makes the area attractive for expats, short-stay renters, and higher-budget Moroccan tenants.
Ouasis benefits from newer residential stock and lower entry prices. The yield signal is strong because the area combines a DH 990,000 2-bedroom purchase estimate with DH 6,200 monthly rent and 5.6% net yield.
Targa benefits from family housing demand, schools, road access, and larger homes. It is not the highest-yielding area, but improved access can make it more acceptable for long-term family tenants.
Camp Al Ghoul benefits from practical apartments and family-oriented layouts. Its 2-bedroom estimate reaches 5.4% net yield, which suggests demand is not only tourism-led.
The final recommendation is to favor demand-creating development over supply-heavy stories. New access, services, schools, retail, and employment nodes can deepen rental demand, while too much similar new housing can create more competition.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Marrakech?
The neighborhoods becoming more attractive to renters because of infrastructure and access changes in Marrakech are Guéliz, Hivernage, Agdal or Prestigia, Targa, and airport-linked western or southern corridors.
Guéliz benefits most directly because it is Marrakech’s practical urban center. Better city access, tourism flows, services, and work patterns support central apartments that are easy to live in and easy to rent.
Hivernage benefits from its position near prestige hotels, lifestyle zones, central Marrakech, and the Medina edge. The rent is strong, but much of the access advantage is already priced into purchase values.
Agdal or Prestigia benefits from resort-style residential demand and tourism infrastructure. Its 1-bedroom and 2-bedroom properties are estimated at 5.7% and 5.6% net yield when the unit is positioned well.
Targa benefits more from family access than from tourism. Road access, space, parking, and school links can make the area more acceptable for long-term tenants even when yields are lower.
The trade-off is that infrastructure improvement can lift both rents and prices. For rental yield rather than lifestyle, Guéliz and Ouasis still look more rational than paying the full Hivernage premium.
Which neighborhoods have become less attractive for property investors over the last 12 months in Marrakech?
The neighborhoods that have become less attractive for yield-focused property investors in Marrakech are Hivernage, Majorelle, Palmeraie, and some high-priced Agdal or Prestigia properties.
These areas remain desirable, but the balance between purchase price, realistic rent, recurring costs, and net yield has become less favorable for buyers focused mainly on income.
Hivernage is the clearest case. Its 2-bedroom net yield is estimated at 4.9%, below Guéliz at 5.5% and Ouasis at 5.6%, even though Hivernage rents are higher in absolute terms.
Majorelle also shows yield compression. A 2-bedroom property is estimated at 5.0% net yield, which is respectable but not clearly better than cheaper, more yield-efficient districts.
Palmeraie looks weaker after operating costs are counted. A 3-bedroom property has 7.6% gross yield but only 4.4% net yield, which shows how gardens, pools, repairs, security, vacancy, and management can absorb income.
The conclusion is not that these neighborhoods are bad investments. They may still suit lifestyle buyers or capital-preservation buyers, but they are less attractive for a beginner whose main goal is rental income.
Which property types are becoming harder to rent in Marrakech, and in which neighborhoods?
The property types becoming harder to rent in Marrakech are overpriced large villas, poorly renovated riads, and oversized 3-bedroom apartments in areas without deep family demand.
Large villas are harder when they rely on a narrow tenant pool. In Palmeraie, the 3-bedroom rent estimate is DH 24,000 per month, but the 4.4% net yield shows that high rent does not automatically mean high return.
Poorly renovated Medina riads are risky because tenants and guests compare comfort, design, air-conditioning, access, terrace quality, noise, and management. A riad can show 7.4% gross yield on paper and still fall to 4.3% net yield after costs.
Oversized 3-bedroom apartments are weaker when renters mainly want 1-bedroom or 2-bedroom units. In Hivernage, Targa, Majorelle, and Palmeraie, 3-bedroom net yields are estimated between 4.1% and 4.4%.
The property type still easiest to rent is the good 2-bedroom apartment. Guéliz, Ouasis, Samlalia, Camp Al Ghoul, and Agdal or Prestigia give the clearest balance of rent, tenant depth, operating simplicity, and resale liquidity.
The practical rule is to buy tenant depth, not just space. Bigger homes earn higher rent, but smaller and mid-size apartments often convert purchase price into net income more efficiently.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Marrakech?
The 2-bedroom property offers the best balance between entry price, rental yield, and tenant demand in Marrakech.
The 1-bedroom format can produce strong yields in some areas. Guéliz, Issil, and Ouasis each reach 5.8% net yield on 1-bedroom properties, while Samlalia and Camp Al Ghoul are close behind at 5.7%.
The 2-bedroom format is more flexible. It works for couples, small families, sharers, expats, furnished long-stay renters, and local professionals, which makes the rental demand deeper.
The best 2-bedroom estimates are Ouasis at 5.6% net yield, Guéliz at 5.5%, Samlalia at 5.5%, and Camp Al Ghoul at 5.4%. These are strong enough to matter without relying on a difficult operating model.
The 3-bedroom format gives higher monthly rent but weaker yield balance. Hivernage, Targa, Majorelle, and Palmeraie 3-bedroom properties all sit around 4.1% to 4.4% net yield.
The recommendation is clear. A beginner should usually start with a 2-bedroom apartment, consider 1-bedroom units only in strong central or value areas, and buy 3-bedroom homes only when family demand is proven.
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INSIGHTS
These insights are drawn from the Marrakech residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Marrakech.
- Ouasis 2-bedroom apartments show the cleanest yield-price balance in Marrakech. The estimated 5.6% net yield is supported by a purchase price below the best-known prestige areas and a rent level that still looks realistic.
- Guéliz is the strongest liquid central market in the dataset. Its 1-bedroom net yield of 5.8% and 2-bedroom net yield of 5.5% matter because the area also has stronger resale visibility than cheaper districts.
- Hivernage earns high rent, but the purchase price premium compresses the income return. This makes Hivernage better for lifestyle and tenant quality than for maximum yield.
- Palmeraie villas prove why gross yield can be misleading. A 3-bedroom property shows 7.6% gross yield, but pool, garden, security, vacancy, repairs, and management reduce the net estimate to 4.4%.
- Issil looks attractive on yield, but the investor must underwrite liquidity risk. The small-property numbers are strong, yet tenant budgets, building management, and resale depth matter more than the headline yield.
- Camp Al Ghoul is stronger than many beginner buyers expect. The 2-bedroom estimate of 5.4% net yield suggests that practical family-sized apartments can compete with more famous addresses.
- Daoudiat is affordable, but it is more local-renter driven. The yield is not the problem. The main questions are tenant depth, property condition, resale liquidity, and foreign-buyer comfort.
- Majorelle is livable and recognizable, but the yield is lower than in Guéliz and Ouasis. Buyers are paying for lifestyle, greenery, and address value, not only rental income.
- Agdal and Prestigia work best when the unit is furnished and managed well. Amenities can support rent, but pools, gardens, security, and building costs also reduce the net return.
- Targa suits family stability more than yield maximization. Larger homes can attract long-term tenants, but the 3-bedroom net yield estimate of 4.1% shows the cost of tying up more capital.
- The 2-bedroom apartment is the safest beginner format in Marrakech. It has enough space for a broad tenant pool without the heavier operating cost burden of villas, riads, and large family homes.
- Medina riads require tourism skill. The dataset shows that the difference between gross and net yield can be large because management, repairs, furnishing, licensing friction, and seasonality matter.
- Hivernage 1-bedroom units are safer than Hivernage 3-bedroom units for rental depth. Smaller units monetize the location more efficiently, while larger units require a narrower tenant profile.
- Ouasis and Issil show yield upside partly because many foreign buyers still focus on Guéliz, Hivernage, Majorelle, and Palmeraie. Less obvious areas can work when the property is liquid and well located.
- Palmeraie yield depends more on seasonality than ordinary Marrakech tenant demand. That makes management quality and realistic vacancy assumptions central to the investment case.
- Samlalia offers quiet family demand without the full prestige premium of Hivernage. It is not the flashiest area, but the 2-bedroom yield and tenant profile make it practical.
- The most important Marrakech residential property rule is to compare net yield, not only gross yield. Vacancy, maintenance, service charges, repairs, furnishing, management, taxes, gardens, pools, and building quality can change the answer completely.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Marrakech neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Morocco property platforms such as Mubawab, Agenz, and Avito. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized in Moroccan dirhams, and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then applied a practical adjustment to asking prices when the listings looked negotiable, over-optimistic, thin, or less liquid.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected rental listings from the same type of public market sources, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all Marrakech property segments. The deduction was adjusted by neighborhood and property type, reflecting differences in vacancy risk, maintenance needs, building syndic fees, management costs, agent fees, tax friction, repairs, utilities, service charges, garden costs, pool costs, furnishing replacement, and other operating costs when relevant.
In other words, a small central apartment, a serviced-style residence, a family apartment, a riad, and a villa were not treated as having the same operating cost profile. The net yield estimate is designed to be closer to the income a realistic buyer might keep after recurring costs and risk adjustments.
For residential property markets, we also paid attention to property-level factors when available. These include building or property condition, age, access, parking, layout, privacy, maintenance burden, rental restrictions, tenant depth, seasonality, management complexity, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Marrakech.
