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SUMMARY
We analyzed apartment rental yields in Marrakech, as of 2026, for foreign residential apartment buyers, using the raw dataset provided and converting it into a practical buyer guide.
This article focuses only on apartments in Marrakech. It does not cover riads, villas, guesthouses, commercial property, or serviced hospitality assets.
The study compares studios, 1-bedroom apartments, and 2-bedroom apartments across 15 Marrakech neighborhoods, with estimated purchase prices, monthly rents, gross rental yields, and net rental yields.
We conduct this research regularly and update this page constantly, so the figures should be read as a May 2026 Marrakech apartment yield snapshot rather than a permanent valuation.
The strongest net-yield areas in the dataset are Hay Mabrouka, Route de Casablanca, Targa, Semlalia, Daoudiate, Victor Hugo, and Guéliz. These areas show the best balance between apartment prices and achievable long-term rent.
Route de Casablanca and Hay Mabrouka are the clearest yield leaders. Route de Casablanca 2-bedroom apartments reach about 10.6% gross yield and 7.6% net yield, while Hay Mabrouka studios and 2-bedroom apartments also reach about 7.6% net yield.
Guéliz and Victor Hugo are not the cheapest Marrakech areas, but they are easier for a beginner to understand because tenant demand, daily livability, and resale liquidity are stronger.
The weakest pure income profiles are Hivernage, Palmeraie, Amelkis, and parts of Agdal. These areas can be attractive lifestyle purchases, but higher acquisition prices reduce the rental-yield case.
For a first foreign buyer, the most practical Marrakech apartment format is usually the 1-bedroom apartment. Studios require less capital, but 1-bedrooms offer a wider tenant pool and better resale flexibility.
The main interpretation is simple: apartment rental yields in Marrakech are strongest when prices remain moderate and tenant demand is local, practical, and recurring. Prestige alone is not enough to create a strong net yield.
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Neighborhoods and apartment rental yields in the 2026 Marrakech apartment market
This table compares apartment rental yields in Marrakech by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Marrakech.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Agdal | 750,000 MAD | 5,500 MAD | 8.8% | 6.4% | 1,054,000 MAD | 7,800 MAD | 8.9% | 6.5% | 1,402,000 MAD | 10,500 MAD | 9.0% | 6.6% |
| Amelkis | 684,000 MAD | 4,800 MAD | 8.4% | 5.9% | 961,000 MAD | 7,000 MAD | 8.7% | 6.1% | 1,278,000 MAD | 9,500 MAD | 8.9% | 6.2% |
| Camp Al Ghoul | 639,000 MAD | 4,700 MAD | 8.8% | 6.6% | 899,000 MAD | 6,800 MAD | 9.1% | 6.8% | 1,196,000 MAD | 9,200 MAD | 9.2% | 6.9% |
| Daoudiate | 397,000 MAD | 3,300 MAD | 10.0% | 7.2% | 558,000 MAD | 4,700 MAD | 10.1% | 7.3% | 742,000 MAD | 6,300 MAD | 10.2% | 7.3% |
| Guéliz | 794,000 MAD | 6,000 MAD | 9.1% | 6.9% | 1,116,000 MAD | 8,500 MAD | 9.1% | 6.9% | 1,484,000 MAD | 11,500 MAD | 9.3% | 7.1% |
| Hay Mabrouka | 463,000 MAD | 4,000 MAD | 10.4% | 7.6% | 651,000 MAD | 5,600 MAD | 10.3% | 7.5% | 866,000 MAD | 7,500 MAD | 10.4% | 7.6% |
| Hivernage | 1,014,000 MAD | 7,000 MAD | 8.3% | 5.9% | 1,426,000 MAD | 10,500 MAD | 8.8% | 6.3% | 1,896,000 MAD | 14,000 MAD | 8.9% | 6.3% |
| Majorelle | 860,000 MAD | 6,100 MAD | 8.5% | 6.4% | 1,209,000 MAD | 8,800 MAD | 8.7% | 6.6% | 1,608,000 MAD | 12,000 MAD | 9.0% | 6.7% |
| Massira | 375,000 MAD | 3,100 MAD | 9.9% | 6.9% | 527,000 MAD | 4,400 MAD | 10.0% | 7.0% | 701,000 MAD | 5,800 MAD | 9.9% | 7.0% |
| Mhamid | 353,000 MAD | 2,800 MAD | 9.5% | 6.5% | 496,000 MAD | 3,900 MAD | 9.4% | 6.4% | 660,000 MAD | 5,300 MAD | 9.6% | 6.6% |
| Palmeraie | 882,000 MAD | 6,200 MAD | 8.4% | 5.7% | 1,240,000 MAD | 9,000 MAD | 8.7% | 5.9% | 1,649,000 MAD | 12,500 MAD | 9.1% | 6.2% |
| Route de Casablanca | 485,000 MAD | 4,200 MAD | 10.4% | 7.5% | 682,000 MAD | 5,900 MAD | 10.4% | 7.5% | 907,000 MAD | 8,000 MAD | 10.6% | 7.6% |
| Semlalia | 595,000 MAD | 4,700 MAD | 9.5% | 7.1% | 837,000 MAD | 6,700 MAD | 9.6% | 7.2% | 1,113,000 MAD | 9,000 MAD | 9.7% | 7.3% |
| Targa | 529,000 MAD | 4,300 MAD | 9.8% | 7.2% | 744,000 MAD | 6,100 MAD | 9.8% | 7.3% | 989,000 MAD | 8,300 MAD | 10.1% | 7.5% |
| Victor Hugo | 728,000 MAD | 5,600 MAD | 9.2% | 7.0% | 1,023,000 MAD | 7,900 MAD | 9.3% | 7.0% | 1,360,000 MAD | 10,800 MAD | 9.5% | 7.2% |
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 offer the best net yield among areas people actually want to live in Marrakech?
The best net-yield neighborhoods among areas people actually want to live in Marrakech are Hay Mabrouka, Route de Casablanca, Targa, Semlalia, Victor Hugo, and Guéliz.
These areas combine above-average net rental yield in Marrakech with enough tenant demand, daily livability, and resale liquidity to make the numbers credible for a beginner buyer.
Hay Mabrouka and Route de Casablanca are the strongest income areas in the table. Hay Mabrouka shows about 7.5% to 7.6% net yield, while Route de Casablanca shows about 7.5% to 7.6% net yield across the apartment types covered.
Targa and Semlalia are slightly lower but still strong. Targa reaches about 7.2% to 7.5% net yield, while Semlalia reaches about 7.1% to 7.3% net yield.
Guéliz and Victor Hugo matter because their yields are not just cheap-area yields. Guéliz reaches about 6.9% to 7.1% net yield, and Victor Hugo reaches about 7.0% to 7.2% net yield, with stronger central tenant depth.
The practical takeaway is that Marrakech buyers should not simply chase the highest number. Hay Mabrouka and Route de Casablanca offer the best income math, while Guéliz and Victor Hugo offer cleaner liquidity and easier rental demand.
Where can I find apartments with above-average yields and below-average entry prices in Marrakech?
The clearest above-average-yield and below-average-entry-price apartment areas in Marrakech are Hay Mabrouka, Route de Casablanca, Targa, Semlalia, and Daoudiate.
For a foreign individual buyer, Hay Mabrouka, Targa, and Semlalia are the safer value choices because they combine moderate purchase prices with realistic renter demand.
The average 1-bedroom purchase price in the dataset is about 895,000 MAD. Hay Mabrouka is around 651,000 MAD, Route de Casablanca around 682,000 MAD, Targa around 744,000 MAD, Semlalia around 837,000 MAD, and Daoudiate around 558,000 MAD.
The yield signal is strong because these areas are not only cheaper. Hay Mabrouka 1-bedroom apartments produce about 7.5% net yield, Route de Casablanca 1-bedrooms about 7.5%, Targa 1-bedrooms about 7.3%, and Semlalia 1-bedrooms about 7.2%.
Daoudiate looks very attractive on paper, with 1-bedroom apartments at about 7.3% net yield. But the buyer must price in weaker foreign-buyer appeal, more uneven building quality, and lower resale liquidity.
The honest interpretation is that below-average price only becomes value when the tenant pool is deep enough. Hay Mabrouka, Targa, Semlalia, and Route de Casablanca look more convincing than simply buying the cheapest apartment in Marrakech.
Where does the rent level justify the purchase price most clearly in Marrakech?
The rent level most clearly justifies the purchase price in Route de Casablanca, Hay Mabrouka, Targa, Semlalia, Guéliz, and Victor Hugo.
These Marrakech neighborhoods show the cleanest relationship between estimated monthly rent and estimated acquisition cost, which is the core of apartment rental yield.
Route de Casablanca is the clearest example. A 2-bedroom apartment is estimated at 907,000 MAD and 8,000 MAD monthly rent, giving about 10.6% gross yield and 7.6% net yield.
Hay Mabrouka is similarly efficient. A studio costs around 463,000 MAD and rents for about 4,000 MAD per month, while a 2-bedroom costs around 866,000 MAD and rents for about 7,500 MAD per month.
Guéliz and Victor Hugo justify higher prices because renters pay for centrality, services, restaurants, offices, clinics, and walkability. Guéliz 2-bedroom apartments rent around 11,500 MAD per month, while Victor Hugo 2-bedrooms rent around 10,800 MAD per month.
The contrast is Hivernage. A 2-bedroom rents for about 14,000 MAD per month, which is high, but the purchase price is nearly 1.9 million MAD, so the net yield falls to about 6.3%.
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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, Victor Hugo, Majorelle, Semlalia, Targa, and selected parts of Agdal.
These areas may not always lead the table, but they offer deeper tenant pools and better liquidity than weaker high-yield districts.
Guéliz is the safest central income choice. Its net yields sit around 6.9% to 7.1%, with 1-bedroom apartments estimated at 1,116,000 MAD and 8,500 MAD monthly rent.
Victor Hugo is also balanced. A 1-bedroom apartment is estimated at 1,023,000 MAD and 7,900 MAD monthly rent, producing about 7.0% net yield with strong central livability.
Majorelle and Agdal are slightly lower-yield choices, but they benefit from lifestyle appeal, international visibility, and stronger renter psychology. Majorelle 1-bedrooms show about 6.6% net yield, while Agdal 1-bedrooms show about 6.5%.
For a cautious beginner, the practical takeaway is that a stable 6.5% to 7.0% net yield can be better than a fragile 7.5% net yield in a building with slower rent-up or weaker resale demand.
Which apartment type gives the best return for the lowest total investment in Marrakech?
The apartment type that gives the best return for the lowest total investment in Marrakech is usually the studio, but the best all-round choice is the 1-bedroom apartment.
Studios require less capital, while 1-bedroom apartments usually give a broader tenant pool and better resale flexibility.
The average estimated studio purchase price in the table is about 637,000 MAD. That is much lower than the average 1-bedroom price of about 895,000 MAD and the average 2-bedroom price of about 1.19 million MAD.
The yield difference is not large enough to make apartment type the only decision. Average net yield is about 6.7% for studios, about 6.8% for 1-bedrooms, and about 6.9% for 2-bedrooms.
This means the choice depends on risk and tenant depth. Studios work for singles, students, young professionals, remote workers, and furnished-rental demand, while 1-bedrooms work for singles and couples.
Two-bedroom apartments produce higher absolute rent, but they need stronger locations and a larger budget. For a first foreign buyer, a 1-bedroom in Guéliz, Victor Hugo, Semlalia, Targa, or Hay Mabrouka is usually the cleanest starting point.
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, Victor Hugo, Majorelle, Semlalia, Targa, and Hivernage.
These areas have strong rent levels because tenant demand is deeper, not simply because landlords ask for high rents.
Guéliz is the most important rental node in the dataset. A studio rents for about 6,000 MAD per month, a 1-bedroom for about 8,500 MAD, and a 2-bedroom for about 11,500 MAD.
Victor Hugo is slightly cheaper but still central. Its estimated monthly rents are about 5,600 MAD for a studio, 7,900 MAD for a 1-bedroom, and 10,800 MAD for a 2-bedroom.
Majorelle and Semlalia also offer useful depth. Majorelle 1-bedrooms rent around 8,800 MAD per month, while Semlalia 1-bedrooms rent around 6,700 MAD per month with a stronger net-yield profile.
Hivernage earns high rent, including about 14,000 MAD per month for a 2-bedroom apartment, but the tenant pool is narrower because the ticket size is high. Guéliz and Victor Hugo are safer for vacancy, while Hivernage is stronger for prestige.
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.
Which areas look overpriced relative to their rental income in Marrakech?
The Marrakech areas that look most overpriced relative to rental income are Hivernage, Palmeraie, Amelkis, and parts of Agdal.
These are not bad neighborhoods. They are simply weaker for a buyer whose main goal is net rental yield in Marrakech.
Hivernage has the highest estimated purchase prices in the table. A 2-bedroom apartment is about 1,896,000 MAD and rents for about 14,000 MAD per month, producing about 6.3% net yield.
Palmeraie also looks expensive for apartment yield. A 2-bedroom costs about 1,649,000 MAD and rents for about 12,500 MAD per month, with an estimated net yield of about 6.2%.
Amelkis has a similar problem. The area can be attractive and green, but apartment yields sit around 5.9% to 6.2%, which is below stronger income areas such as Targa, Semlalia, Hay Mabrouka, and Route de Casablanca.
The real signal is that lifestyle premiums do not always convert into rental income. Hivernage, Palmeraie, and Amelkis may work for personal use or capital preservation, but they are not the cleanest beginner yield choices.
Which neighborhoods should I avoid even if the rental yield looks attractive in Marrakech?
Beginner buyers should be cautious with Mhamid, Massira, Daoudiate, and weaker outer Route de Casablanca buildings, even when the rental yield looks attractive.
The issue is not only the rent number. The real issue is vacancy risk, building quality, tenant profile, and resale liquidity.
Daoudiate shows strong net yields of about 7.2% to 7.3%. But that number reflects low entry prices as much as it reflects rental strength.
Massira also looks solid on paper, with net yields around 6.9% to 7.0%. The risk is that the market is more local and price-sensitive, which can make resale harder for a foreign beginner.
Mhamid has the lowest entry prices in the table, including about 353,000 MAD for a studio and 496,000 MAD for a 1-bedroom. But lower rent levels and weaker foreign-buyer demand make the apparent yield less comfortable.
Outer Route de Casablanca can work very well, but it must be filtered carefully. A good residential pocket is different from a poorly connected building with weak daily amenities.
Which neighborhoods look risky even though the rental yield is high in Marrakech?
The high-yield but riskier Marrakech neighborhoods are Daoudiate, Massira, Mhamid, and weaker pockets of Route de Casablanca.
These areas can show attractive yields because purchase prices are low, not necessarily because rental demand is exceptionally deep.
Daoudiate is the clearest case. It shows about 10.0% to 10.2% gross yield and about 7.2% to 7.3% net yield, but the investor must check building condition, tenant profile, and resale liquidity carefully.
Massira is more affordable, with 1-bedroom apartments estimated at 527,000 MAD and 4,400 MAD monthly rent. That produces about 7.0% net yield, but the renter pool is more local and budget-sensitive.
Mhamid has low prices, including about 660,000 MAD for a 2-bedroom apartment, but weaker tenant depth and lower foreign-buyer appeal make it less forgiving.
The safer alternative is to accept a slightly lower yield in Semlalia, Targa, Guéliz, or Victor Hugo. In Marrakech, faster rent-up and better resale can matter more than the highest spreadsheet yield.
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What neighborhoods should I avoid when buying a rental apartment in Marrakech?
For a beginner rental-apartment investor in Marrakech, the avoid-or-be-careful list is Mhamid, Massira, Daoudiate, Amelkis, and poorly located outer Route de Casablanca projects.
These areas carry different risks, so the warning is not a blanket ban. It is a reminder to avoid weak combinations of low liquidity, poor building quality, and thin tenant demand.
Mhamid should be avoided by most beginners unless the price is very low and the rent evidence is clear. Its 1-bedroom apartment price is about 496,000 MAD, but the estimated rent is only about 3,900 MAD per month.
Massira can work for affordable long-term rentals, but it is less attractive for foreign buyers who may need resale liquidity. A 2-bedroom rents for about 5,800 MAD per month, which is much lower than central Marrakech alternatives.
Daoudiate has strong yield math, but building quality and renter profile vary. It is better suited to experienced local investors than to a foreign beginner buying a first apartment.
Amelkis is risky for the opposite reason. It is appealing and upmarket, but apartment rents do not justify the purchase price as clearly as in Guéliz, Victor Hugo, Semlalia, Targa, or Hay Mabrouka.
Outer Route de Casablanca needs careful building selection. The beginner rule is simple: avoid apartments where the only attractive number is the low purchase price.
Which neighborhoods are seeing rental demand weaken, and why, in Marrakech?
The Marrakech neighborhoods where apartment rental demand looks most vulnerable are Palmeraie, Amelkis, Mhamid, Massira, and some outer new-build corridors.
This does not necessarily mean falling rents. It means the rental case is more selective because tenant depth, price level, and building quality do not always line up.
Palmeraie and Amelkis are exposed because the long-term apartment tenant pool is narrower. Many renters who want resort-style space may compare them with villas, serviced residences, or short-stay options.
Mhamid and Massira have the opposite problem. They are cheaper, but renters with rising budgets often prefer better-connected areas like Targa, Hay Mabrouka, Semlalia, or Guéliz.
Outer new-build corridors can weaken if supply grows faster than demand. More apartment blocks create more landlord competition unless the area also gains jobs, schools, hospitals, transport, or retail anchors.
The practical recommendation is to monitor premium areas for price discipline and outer areas for oversupply. A cheaper apartment is not safer if it sits in a building that tenants can easily ignore.
Which neighborhoods are seeing new developments that could create stronger rental demand in Marrakech?
The Marrakech neighborhoods where new development could support stronger apartment rental demand are Targa, Route de Casablanca, Agdal, Hay Mabrouka, and selected southern or western growth corridors.
The important distinction is demand-creating development versus supply-heavy development. A new school, clinic, office node, transport improvement, or retail hub can create tenants, while a cluster of similar apartments can simply create more competition.
Targa benefits from family-oriented residential growth, newer buildings, and calmer housing formats. Its 2-bedroom apartments show about 10.1% gross yield and 7.5% net yield.
Route de Casablanca benefits from northern expansion and commuting logic. Its estimated net yields are about 7.5% to 7.6%, which makes it one of the strongest yield corridors in the dataset.
Agdal benefits from lifestyle infrastructure and Avenue Mohammed VI appeal, but the price premium is already meaningful. Agdal 2-bedroom apartments cost about 1,402,000 MAD and produce about 6.6% net yield.
Hay Mabrouka is interesting because new residences with security, elevators, parking, and managed common areas can attract renters priced out of the core. The best risk-adjusted development stories are practical, not glamorous.
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.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Marrakech?
Over the last 12 months, Hivernage, Palmeraie, Amelkis, and parts of Agdal have become less attractive for pure rental-income investors in Marrakech.
These areas remain desirable, but the purchase price is harder to justify from rent alone.
Hivernage is the clearest example. Its 2-bedroom apartment rent is high at about 14,000 MAD per month, but the estimated purchase price is about 1,896,000 MAD, which leaves net yield at about 6.3%.
Palmeraie has a similar issue. A 2-bedroom apartment is estimated at 1,649,000 MAD and 12,500 MAD monthly rent, but the net yield is only about 6.2%.
Amelkis remains attractive for lifestyle and surroundings, yet the apartment yield is below the better income areas. Estimated net yields sit around 5.9% to 6.2%.
Agdal is not weak, but prices already reflect prestige and lifestyle appeal. For rental income, a buyer must negotiate carefully instead of assuming the neighborhood name will protect the return.
The practical conclusion is that Hivernage and Palmeraie can still work for lifestyle or capital preservation. For income, Guéliz, Victor Hugo, Semlalia, Targa, Hay Mabrouka, and Route de Casablanca are cleaner choices.
Which apartment types are becoming harder to rent in Marrakech, and in which neighborhoods?
The apartment types becoming harder to rent in Marrakech are large expensive 2-bedroom apartments in premium or semi-resort areas and poor-quality studios in weaker local districts.
The weakness is not about apartment size alone. It depends on rent level, building quality, location, and tenant depth.
In Hivernage, Palmeraie, Amelkis, and parts of Agdal, 2-bedroom apartments can command high rents, but the tenant pool narrows quickly above 10,000 MAD to 14,000 MAD per month.
Hivernage 2-bedrooms rent around 14,000 MAD per month, Palmeraie 2-bedrooms around 12,500 MAD, and Agdal 2-bedrooms around 10,500 MAD. These rents require tenants with stronger budgets and higher expectations.
In Mhamid, Massira, and some Daoudiate buildings, studios can look cheap to buy but may depend on very price-sensitive renters. If the building is older, poorly finished, or far from daily services, rent-up can be slow.
The most liquid format in Marrakech is still the 1-bedroom apartment. It works for single professionals, couples, expats, remote workers, and medium-budget renters.
The practical rule is to buy tenant depth, not just apartment size. Studios work best in strong central or student-professional areas, 1-bedrooms are the safest beginner format, and 2-bedrooms need proven family or expat demand.
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INSIGHTS
These insights are drawn from the Marrakech apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
- Hay Mabrouka is the strongest balanced yield story in the dataset. Its estimated net yields sit around 7.5% to 7.6%, while the entry price remains far below Guéliz, Hivernage, and Majorelle.
- Route de Casablanca has the clearest high-yield signal. The 2-bedroom apartment line reaches about 10.6% gross yield and 7.6% net yield, but the buyer still needs to separate good residential pockets from weaker outer stock.
- Guéliz is not cheap, but it is investable because tenant demand is deep. A 1-bedroom apartment at about 1,116,000 MAD and 8,500 MAD monthly rent is expensive compared with outer areas, but the rental logic remains strong.
- Victor Hugo is one of the best central compromises in Marrakech. It offers lower entry prices than Hivernage and Majorelle while keeping a strong rental profile and better livability than many cheaper districts.
- Targa works because it is practical rather than fashionable. Family demand, newer buildings, and moderate prices help the area reach about 7.2% to 7.5% net yield.
- Semlalia is a strong middle-market income play. It is less glamorous than Guéliz, but 1-bedroom apartments at about 837,000 MAD and 6,700 MAD monthly rent create a clean rental-yield relationship.
- Daoudiate proves why high yield needs interpretation. The net yield can exceed 7.2%, but lower prices also signal weaker liquidity, more local tenant demand, and greater building-selection risk.
- Massira and Mhamid should not be judged only by entry price. Their low purchase prices can make yields look acceptable, but tenant depth and resale liquidity are less forgiving for a foreign beginner.
- Hivernage is better for lifestyle than maximum income. A 2-bedroom can rent for about 14,000 MAD per month, but the estimated purchase price of about 1,896,000 MAD compresses the net yield.
- Palmeraie and Amelkis are weaker for apartment yield because they sell lifestyle, green space, and prestige. Those features matter, but they do not always translate into proportionally higher long-term rent.
- Studios are the lowest-ticket entry product, but they do not clearly dominate Marrakech yields. The average net yield is close across studios, 1-bedroom apartments, and 2-bedroom apartments, so tenant depth matters more than size alone.
- One-bedroom apartments are the safest beginner format in Marrakech. They are easier to rent than very small studios in weaker areas and easier to resell than expensive 2-bedroom units in narrow tenant markets.
- Two-bedroom apartments only make sense when the renter base is proven. They produce higher absolute rent, but the buyer must avoid overpaying in premium districts where purchase prices rise faster than rent.
- The strongest Marrakech yield neighborhoods are not always the most prestigious neighborhoods. The best income math appears where apartment prices are still moderate and rents are supported by real local demand.
- Foreign buyers should compare net yield, not only gross yield. Vacancy, maintenance, furnishing renewal, building fees, management friction, and tax leakage can change the real return materially.
- The biggest mistake is applying one neighborhood average to every building. In Marrakech, the difference between a clean, managed, well-located residence and a weak building on the edge of the same area can erase the yield advantage.
- The best Marrakech apartment rental yield strategy is not to buy the cheapest unit. It is to buy a unit where the rent, tenant profile, building quality, and resale exit all support the same story.
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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 the analysis manually from the ground up by neighborhood and apartment type.
We did not reuse a third-party yield dataset. For each area, we researched current residential sale and rental listings across major Morocco property platforms such as Mubawab, Masaken, and Sarouty.
For each neighborhood and apartment type, we first collected comparable sale listings. We then removed duplicates, incomplete listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, and properties that were not comparable in location, size, condition, or listing quality.
Sale prices were normalized where possible on a MAD per square meter basis. We used the median price as the main reference when the sample was broad enough, and used the average only when the listing sample was clean and consistent.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable offers, 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 to estimate apartment rental yields in Marrakech. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net rental yield, we avoided applying a single flat discount to every apartment. The deduction was adjusted by neighborhood and apartment type, reflecting vacancy risk, maintenance, building fees, management costs, agent costs, furnishing renewal, repairs, tax friction, service charges, and other operating costs that can affect the real income.
This matters because a small central apartment, an apartment in a managed residence, and a large 2-bedroom unit in a less liquid area do not have the same cost structure. Treating them the same would make the tracker less useful for real buyers.
Each estimate was assigned a practical confidence level. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area was widened.
These estimates are updated regularly and should be read as structured market estimates, not 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.
