What rental yield can you expect in Marrakech? (2026)

If you're thinking about investing in rental property in Marrakech, you're probably wondering what kind of returns you can actually expect in 2026.

This guide breaks down gross and net yields, neighborhood differences, property types, and all the costs that eat into your profit.

We keep this article updated with the latest data so you always have current numbers to work with.

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.

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.

What are the rental yields in Marrakech as of 2026?

What's the average gross rental yield in Marrakech as of 2026?

As of early 2026, the average gross rental yield in Marrakech sits around 7.5% for residential properties across all types, which is a solid number compared to many international markets.

Most typical Marrakech properties fall within a realistic gross yield range of 6.5% to 8.5%, depending on location, unit size, and building quality.

This puts Marrakech ahead of the national Moroccan average and well above what you would see in Casablanca's prime districts, where prices have run up faster than rents.

The single biggest factor driving Marrakech yields right now is the strong rental demand from tourism-linked jobs, expats, and second-home buyers, combined with property prices that have not yet caught up to the hottest Moroccan markets.

What's the average net rental yield in Marrakech as of 2026?

As of early 2026, the average net rental yield in Marrakech comes in around 5.0% after accounting for all typical landlord expenses.

The difference between gross and net yield in Marrakech usually runs about 2 to 3 percentage points, which means costs eat roughly a quarter to a third of your gross rent.

The expense category that takes the biggest bite is the combination of vacancy and local property taxes (Taxe d'Habitation and Taxe de Services Communaux), which together can represent 10% to 15% of gross income in a normal year.

Most standard Marrakech investment properties deliver net yields in the 4.2% to 6.0% range, with the spread depending on how well you manage costs and whether you use professional property management.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Marrakech in 2026?

In Marrakech in 2026, local investors generally consider a gross rental yield of 7% or higher to be "good," and anything reaching 5% net or above is seen as a solid performer.

The threshold that separates average properties from high performers is around 8% gross, and if you can hit 6% net or better, you are in the top tier, though that usually means accepting trade-offs like higher tenant turnover or less prestigious locations.

How much do yields vary by neighborhood in Marrakech as of 2026?

As of early 2026, gross rental yields in Marrakech can swing by 3 to 5 percentage points between the highest-yield and lowest-yield neighborhoods, which is a significant spread for a single city.

The highest yields in Marrakech typically come from neighborhoods where purchase prices are affordable but tenant demand stays strong, such as Semlalia, Daoudiat, Amerchich, Izdihar, and Sidi Youssef Ben Ali, where gross yields often reach 8% to 10%.

The lowest yields tend to show up in prestige-heavy districts like Hivernage, Palmeraie, and Amelkis, where purchase prices carry a lifestyle premium that rents cannot match, pushing gross yields down to the 5% to 6.5% range.

The main reason yields vary so much across Marrakech neighborhoods is that property prices do not move in lockstep with rents, so areas where prices have run ahead of rental demand end up with compressed returns.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Marrakech.

How much do yields vary by property type in Marrakech as of 2026?

As of early 2026, gross rental yields in Marrakech range from around 5% for large villas in prestige zones up to 10% or more for well-located studios, so the property type you choose matters a lot.

Studios and one-bedroom apartments currently deliver the highest average gross yields in Marrakech because tenants pay a premium per square meter for compact, central units.

Large villas, especially in areas like Palmeraie or near golf courses, tend to deliver the lowest gross yields on long-term leases because their purchase prices are high relative to what residential tenants will pay monthly.

The key reason yields differ by property type is that rent per square meter flattens out as units get bigger, while prices per square meter stay elevated for larger, premium properties.

By the way, you might want to read the following:

• What rental yields can you expect for an apartment in Marrakech?
• What rental yields can you expect for a villa in Marrakech?

What's the typical vacancy rate in Marrakech as of 2026?

As of early 2026, the average residential vacancy rate in Marrakech is estimated at around 6% to 9% citywide, though this varies significantly by location and property quality.

Vacancy rates in Marrakech range from as low as 4% to 6% in prime, easy-to-rent areas like Guéliz and Hivernage, up to 8% to 12% in peripheral districts or buildings with older stock.

The main factor driving vacancy in Marrakech right now is the balance between new housing supply being added to the market and the depth of tenant demand, which remains strong in central, well-serviced neighborhoods.

Compared to national averages, Marrakech's vacancy rate is relatively healthy because the city benefits from sustained demand from tourism, services employment, and a growing expat community.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Marrakech.

What's the rent-to-price ratio in Marrakech as of 2026?

As of early 2026, the average rent-to-price ratio in Marrakech is around 0.6% to 0.7% per month, which translates to roughly 7% to 8% annually and aligns with the gross yield figures.

For buy-to-let investors in Marrakech, a monthly rent-to-price ratio of 0.65% or higher is generally considered favorable, and since gross yield is just this ratio expressed annually, anything above 7.5% signals a strong investment.

Marrakech's rent-to-price ratio compares well to other Moroccan cities like Casablanca and Rabat, where higher property prices often push the ratio below 0.5% monthly, making Marrakech more attractive for yield-focused investors.

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.

Which neighborhoods and micro-areas in Marrakech give the best yields as of 2026?

Where are the highest-yield areas in Marrakech as of 2026?

As of early 2026, the highest-yield neighborhoods in Marrakech are Semlalia, Daoudiat, and Amerchich, with Izdihar, Route de Safi, and Sidi Youssef Ben Ali also delivering strong returns.

In these top-performing areas, gross rental yields typically range from 8% to 10%, which is well above the Marrakech citywide average of around 7.5%.

What these high-yield neighborhoods share is affordable purchase prices combined with deep, consistent tenant demand from students, local professionals, and working families who need practical housing near jobs and services.

You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Marrakech.

Where are the lowest-yield areas in Marrakech as of 2026?

As of early 2026, the lowest-yield neighborhoods in Marrakech are Hivernage, Palmeraie, and Amelkis (the golf resort area), with parts of Majorelle also showing compressed returns.

In these low-yield areas, gross rental yields typically fall in the 5% to 6.5% range, which is noticeably below the Marrakech average.

The main reason yields are compressed in these neighborhoods is that purchase prices carry a significant prestige premium that long-term residential tenants simply will not pay for in rent, so the math does not work as well for pure income investors.

Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Marrakech.

Which areas have the lowest vacancy in Marrakech as of 2026?

As of early 2026, the neighborhoods with the lowest residential vacancy rates in Marrakech are Guéliz, Hivernage, and Agdal (including Prestigia), where properties rent quickly when priced correctly.

In these low-vacancy areas, vacancy rates typically stay in the 4% to 6% range, meaning landlords rarely face extended empty periods between tenants.

The main demand driver keeping vacancy low in these Marrakech neighborhoods is walkability combined with easy access to services, restaurants, transport, and employment hubs, which makes them consistently attractive to renters.

The trade-off investors face when targeting these low-vacancy areas is that purchase prices are higher, so while occupancy is reliable, gross yields tend to be moderate rather than exceptional.

Which areas have the most renter demand in Marrakech right now?

The neighborhoods currently experiencing the strongest renter demand in Marrakech are Guéliz, Agdal, Semlalia (near university faculties), and Hivernage for premium furnished rentals.

The tenant profiles driving most of this demand are young professionals working in services and tourism, students attending nearby universities, expats seeking modern amenities, and families looking for convenient, well-connected locations.

In these high-demand Marrakech neighborhoods, well-priced rental listings typically get filled within two to four weeks, and desirable units in Guéliz or Agdal can find tenants even faster.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Marrakech.

Which upcoming projects could boost rents and rental yields in Marrakech as of 2026?

As of early 2026, the top infrastructure projects expected to boost Marrakech rents are the Marrakech-Menara Airport expansion, broader Airports 2030 upgrades tied to the FIFA World Cup, and continued tourism infrastructure investments.

The neighborhoods most likely to benefit from these projects are areas near the airport corridor, central districts like Guéliz and Agdal that attract aviation and services workers, and emerging zones along Route de Casablanca where connectivity improvements will increase accessibility.

Once these projects are completed, investors might realistically expect rent increases of 5% to 15% in directly affected areas, though gains will depend on how much new employment and visitor traffic the upgrades actually generate.

You'll find our latest property market analysis about Marrakech here.

What property type should I buy for renting in Marrakech as of 2026?

Between studios and larger units in Marrakech, which performs best in 2026?

As of early 2026, studios and one-bedroom apartments in Marrakech outperform larger units on both rental yield and occupancy, making them the better choice for most income-focused investors.

Studios in well-located Marrakech neighborhoods typically deliver gross yields of 8% to 10% (around 15,000 to 25,000 MAD, or $1,500 to $2,500 USD, or €1,350 to €2,250 EUR annually per 30 m²), while larger two or three-bedroom units often yield 6% to 7.5%.

The main factor explaining why smaller units outperform is that tenants pay a higher rent per square meter for compact, central apartments, while landlord costs like furnishing and basic maintenance do not scale up proportionally with size.

That said, larger units can be the better investment if you are targeting families relocating for work or corporate tenants who need more space and are willing to sign longer leases with stable income.

What property types are in most demand in Marrakech as of 2026?

As of early 2026, modern apartments in secure buildings are the most in-demand property type for long-term rentals in Marrakech, especially when they include amenities like an elevator or parking.

The top three property types ranked by current tenant demand in Marrakech are: first, studios and one-bedrooms in central zones; second, compact two-bedroom family apartments in areas like Agdal; and third, furnished units targeting expats and professionals.

The primary trend driving this demand pattern is urbanization combined with a growing services economy, where young professionals, students, and small households prioritize location and convenience over space.

One property type currently underperforming in demand is large standalone villas in peripheral luxury zones like outer Palmeraie, where the long-term tenant pool is thin and the market leans more toward short-stay or owner-occupied use.

What unit size has the best yield per m² in Marrakech as of 2026?

As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Marrakech is 25 to 45 m² for studios and 45 to 65 m² for one-bedroom apartments.

For these optimal-sized units in good locations, the typical gross rental yield per m² works out to around 500 to 700 MAD monthly (roughly $50 to $70 USD or €45 to €63 EUR per m² per month), which is higher than what larger units achieve.

Smaller units below 25 m² can be harder to rent to mainstream tenants, while units above 80 m² see rent-per-m² drop because tenants are not willing to pay proportionally more for extra space, yet purchase prices stay elevated.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Marrakech.

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 costs cut my net yield in Marrakech as of 2026?

What are typical property taxes and recurring local fees in Marrakech as of 2026?

As of early 2026, the annual property tax bill for a typical rental apartment in Marrakech usually falls in the range of 2,000 to 8,000 MAD (roughly $200 to $800 USD or €180 to €720 EUR), depending on the assessed rental value of the property.

Beyond property taxes, Marrakech landlords should also budget for condo or syndic charges if the unit is in a managed building, which can add another 1,000 to 4,000 MAD ($100 to $400 USD or €90 to €360 EUR) annually for a typical apartment.

Together, these taxes and recurring fees typically represent around 5% to 10% of gross rental income for a standard Marrakech investment property, which is a meaningful but manageable drag on returns.

By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Marrakech.

What insurance, maintenance, and annual repair costs should landlords budget in Marrakech right now?

Annual landlord insurance for a typical rental apartment in Marrakech costs around 1,000 to 3,000 MAD ($100 to $300 USD or €90 to €270 EUR), covering basic property and liability risks.

For maintenance and repairs, Marrakech landlords should budget roughly 0.8% to 1.5% of the property's value annually for apartments, or about 8,000 to 20,000 MAD ($800 to $2,000 USD or €720 to €1,800 EUR) for a property worth 1 million MAD.

The repair expense that most commonly catches Marrakech landlords off guard is air conditioning servicing and replacement, since the hot climate means AC units run hard and wear out faster than in milder regions.

All told, landlords should realistically budget a combined 10,000 to 25,000 MAD annually ($1,000 to $2,500 USD or €900 to €2,250 EUR) for insurance, maintenance, and repairs on a standard Marrakech rental apartment.

Which utilities do landlords typically pay, and what do they cost in Marrakech right now?

For unfurnished long-term rentals in Marrakech, tenants typically pay all utilities themselves, but for furnished or expat-ready units, landlords often cover internet and sometimes bundle water and electricity or cap utility costs.

When landlords do cover utilities for a furnished Marrakech apartment, the monthly cost usually runs 400 to 1,200 MAD ($40 to $120 USD or €36 to €108 EUR), with the wide range depending on AC usage, household size, and whether water is included.

What does full-service property management cost, including leasing, in Marrakech as of 2026?

As of early 2026, full-service property management in Marrakech typically costs 6% to 10% of monthly rent, which works out to roughly 300 to 800 MAD per month ($30 to $80 USD or €27 to €72 EUR) for a typical apartment renting at 5,000 to 8,000 MAD.

On top of ongoing management, the typical leasing or tenant-placement fee in Marrakech is around one month's rent, sometimes negotiated to half a month for established relationships, adding roughly 5,000 to 10,000 MAD ($500 to $1,000 USD or €450 to €900 EUR) each time you need a new tenant.

What's a realistic vacancy buffer in Marrakech as of 2026?

As of early 2026, Marrakech landlords should set aside around 8% to 10% of annual rental income as a vacancy buffer, which translates to roughly one month of lost rent per year.

In practice, landlords in good Marrakech locations typically experience three to five vacant weeks per year between tenants, though this can stretch to six to eight weeks in less desirable micro-areas or for properties with quirks like no parking or no elevator.

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 (Real Estate Price Index)	Morocco's central bank publishes the official real estate price index for the country.	We used it to anchor national price trends and cross-check private price trackers. It helped us avoid relying on anecdotes when framing where Marrakech prices stand.
ANCFCC (IPAI Bulletin)	The national land registry and cadastre authority co-publishes Morocco's official real estate index.	We used it to confirm how the price index is built and to frame early 2026 data. It helped us keep Marrakech estimates consistent with the broader Moroccan cycle.
Agenz (Marrakech Price Reference)	A large Moroccan real estate data platform with neighborhood-level price references and confidence indicators.	We used it to estimate Marrakech purchase prices per square meter by district. We then triangulated those prices against other sources before computing yields.
Mubawab (Tensiomètre Locatif)	A major Moroccan property portal publishing rental market snapshots from its listing data.	We used it to anchor Marrakech long-term asking rents and identify high-demand neighborhoods. We converted rent signals into per-square-meter benchmarks for yield calculations.
Mubawab (Bilan 2024)	The same data publisher summarizing a full year of Moroccan demand and supply signals.	We used it to understand what unit sizes renters search for and to validate vacancy assumptions. It helped explain why studios often yield more than larger units.
HCP (Marrakech-Safi Housing Stock)	Morocco's official statistics agency providing census-based housing indicators.	We used it to ground supply growth estimates and understand structural vacancy pressures. It helped us build realistic long-term vacancy buffers for landlords.
DGI (Taxe de Services Communaux)	Morocco's tax authority states the official rate and base for local service taxes.	We used it to model recurring local tax drag in net yield calculations. We applied the urban rate logic specifically to Marrakech properties.
DGI (Taxe d'Habitation)	The official portal explains how the housing tax base is determined.	We used it to explain how property taxes are assessed and why they vary between similar-priced apartments. We incorporated it as a recurring cost line in net yield estimates.
DGI (Finance Law 2025 Note)	An official DGI note summarizing enacted tax measures for rental income.	We used it as the authoritative reference for how rental income can be taxed from 2025 onward. We treated income tax separately but included it in net yield considerations.
MRE Official Tax Guide	An official government guide summarizing practical tax rules in plain language for Moroccans abroad.	We used it to cross-check rental income tax mechanics against the DGI note. It helped us explain taxes in a low-complexity way for readers.
Reuters (Airport Upgrades)	A high-reliability news outlet citing official financing and capacity targets for Moroccan airports.	We used it to identify credible rent booster themes around Marrakech connectivity upgrades. We treated it as a demand catalyst rather than a guaranteed rent increase.
Medias24 (Marrakech Airport Expansion)	A widely read Moroccan business outlet that cites named contracts and agencies.	We used it to add Marrakech-specific detail on airport expansion projects. We combined it with Reuters context to avoid relying on a single article.
CAHF (Morocco Rental Market Study)	A recognized housing research organization publishing structured cross-country rental housing work.	We used it to contextualize Morocco's rental market structure, including informality and landlord-tenant frictions. It informed our conservative vacancy and cost assumptions.
ONEE (Electricity Tariffs)	Morocco's national utility with official tariff structures.	We used it to explain how electricity billing is tiered and why landlord-paid utilities can be meaningful. We translated tariffs into simple monthly budget ranges.
RADEEMA (Marrakech Utility Tariffs)	A Marrakech-specific utility information portal referencing local tariff structures.	We used it to keep utility discussions Marrakech-specific rather than generic Morocco. We paired it with ONEE's framework to avoid relying on one source alone.
DGI (TH/TSC Administration Note)	The tax authority explains governance of local property taxes.	We used it to confirm who administers what as of early 2026. It reduces confusion when older articles mention different collection agencies.