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
If you're wondering what it costs to rent in Marrakech in 2026, you've come to the right place.
We constantly update this blog post with fresh data on Marrakech rental prices, neighborhood trends, and what tenants are looking for right now.
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.
Insights
- Marrakech rents are rising faster than most Moroccan cities in 2026, with year-over-year increases between 4% and 6% driven by tourism and expat demand that other cities simply don't have.
- A typical studio in Marrakech costs around 4,500 MAD per month in 2026, but in prime areas like Gueliz or Hivernage, expect to pay 5,500 to 7,500 MAD for a well-finished unit.
- Furnished apartments in Marrakech rent faster than unfurnished ones because of the city's large pool of international tenants, remote workers, and seasonal residents who arrive for 3 to 12 months.
- Prime central neighborhoods like Hivernage and Gueliz have vacancy rates as low as 4% to 6%, while outer areas can sit empty for much longer at 8% to 12%.
- Marrakech's rent per square meter averages around 90 MAD in 2026, but jumps to 110 to 140 MAD in premium districts with security, parking, and modern finishes.
- Properties near the Marrakech Railway Station or Cadi Ayyad University rent in as little as 10 to 25 days when priced correctly, compared to 45 to 90 days for overpriced listings.
- September through October and January through February are peak months for Marrakech rentals, driven by back-to-school moves and winter long-stay arrivals from Europe.
- Landlords in Marrakech who add air conditioning and upgrade kitchens see the strongest return on investment, especially for furnished units targeting expats and remote workers.
What are typical rents in Marrakech as of 2026?
What's the average monthly rent for a studio in Marrakech as of 2026?
As of January 2026, the average monthly rent for a studio apartment in Marrakech is around 4,500 MAD, which works out to roughly 450 USD or 410 EUR.
Most studios in Marrakech fall within a realistic range of 3,500 to 5,500 MAD per month (350 to 550 USD, or 320 to 500 EUR), though prime locations push higher.
The main factors that cause studio rents to vary in Marrakech include neighborhood (Gueliz and Hivernage cost more), building quality (elevator, security, parking), and whether the unit comes furnished or unfurnished.
What's the average monthly rent for a 1-bedroom in Marrakech as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment in Marrakech is approximately 6,200 MAD, or about 620 USD and 565 EUR.
The realistic range for most 1-bedroom apartments in Marrakech runs from 5,000 to 7,500 MAD per month (500 to 750 USD, or 455 to 680 EUR), with newer builds at the higher end.
For the cheapest 1-bedroom rents in Marrakech, look toward outer areas like Route de Casablanca, while the highest 1-bedroom rents are found in Gueliz, Hivernage, and premium pockets of Agdal.
What's the average monthly rent for a 2-bedroom in Marrakech as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom apartment in Marrakech is around 8,800 MAD, which equals roughly 880 USD or 800 EUR.
Most 2-bedroom apartments in Marrakech rent for between 7,000 and 11,000 MAD per month (700 to 1,100 USD, or 640 to 1,000 EUR), with premium units reaching 14,500 MAD.
The cheapest 2-bedroom rents in Marrakech are typically found in Targa and outer residential extensions, while the most expensive 2-bedrooms are in Hivernage, central Gueliz, and newer Agdal residences with amenities like pools or gyms.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Marrakech.
What's the average rent per square meter in Marrakech as of 2026?
As of January 2026, the average rent per square meter in Marrakech is approximately 90 MAD, or about 9 USD and 8 EUR per square meter per month.
Across different Marrakech neighborhoods, rent per square meter ranges from around 60 MAD in outer areas (6 USD, 5.50 EUR) up to 140 MAD in prime central zones like Hivernage (14 USD, 13 EUR).
Compared to Casablanca, Marrakech's rent per square meter is slightly lower on average, but prime Marrakech districts like Gueliz and Hivernage can match or exceed Casablanca's best neighborhoods because of tourism-driven demand.
Property characteristics that push rent per square meter above average in Marrakech include parking, 24/7 security, air conditioning, modern finishes, and being located in a guarded residence with an elevator.
How much have rents changed year-over-year in Marrakech in 2026?
As of January 2026, rents in Marrakech have increased by an estimated 4% to 6% compared to the same time last year.
The main factors driving rent changes in Marrakech this year are continued tourism recovery, expat and remote worker inflows, and limited supply of modern, well-managed apartments in prime districts.
This year's rent increase in Marrakech is similar to 2025's trend, when Mubawab data also showed upward pressure, though Morocco's contained inflation environment has prevented even sharper jumps.
What's the outlook for rent growth in Marrakech in 2026?
As of January 2026, projected rent growth in Marrakech is expected to fall between 3% and 6%, with an upside scenario of 6% to 9% if prime supply stays tight and tourism surprises upward.
The key factors likely to influence Marrakech rent growth this year include Morocco's inflation trajectory (expected in the low single digits), continued international demand from expats and remote workers, and whether new apartment supply comes online in central districts.
The neighborhoods in Marrakech expected to see the strongest rent growth are Gueliz, Hivernage, and premium Agdal, where demand consistently outpaces available modern stock.
Risks that could cause Marrakech rent growth to differ from projections include a significant increase in new inventory, affordability constraints pushing tenants to peripheral areas, or any global slowdown affecting tourism and expat arrivals.
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 rent best in Marrakech as of 2026?
Which neighborhoods have the highest rents in Marrakech as of 2026?
As of January 2026, the top three neighborhoods with the highest average rents in Marrakech are Hivernage, Gueliz, and Palmeraie, where 2-bedroom apartments commonly reach 12,000 to 14,500 MAD per month (1,200 to 1,450 USD, or 1,090 to 1,320 EUR).
These neighborhoods command premium rents in Marrakech because they offer newer residences, proximity to hotels and restaurants, reliable security, and a walkable lifestyle that appeals to higher-income tenants.
The tenant profile that typically rents in these high-rent Marrakech neighborhoods includes expats, international remote workers, senior local professionals, and seasonal residents from Europe seeking comfort and convenience.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Marrakech.
Where do young professionals prefer to rent in Marrakech right now?
The top three neighborhoods where young professionals prefer to rent in Marrakech are Gueliz, Semlalia, and the area near Jardin Majorelle.
Young professionals in these Marrakech neighborhoods typically pay between 4,500 and 7,000 MAD per month (450 to 700 USD, or 410 to 640 EUR) for a studio or 1-bedroom apartment.
The specific amenities and lifestyle features that attract young professionals to these Marrakech neighborhoods include walkability to cafes and restaurants, proximity to the train station in Gueliz, and a vibrant social scene without needing a car.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Marrakech.
Where do families prefer to rent in Marrakech right now?
The top three neighborhoods where families prefer to rent in Marrakech are Targa, Agdal, and the Route de Casablanca residential extensions.
Families in these Marrakech neighborhoods typically pay between 8,000 and 12,000 MAD per month (800 to 1,200 USD, or 730 to 1,090 EUR) for a 2 to 3 bedroom apartment with adequate space.
The specific features that make these Marrakech neighborhoods attractive to families include larger apartments, calmer residential streets, easier parking, and more "residence-style" buildings with security and green space.
Top-rated schools and educational options near these family-friendly Marrakech neighborhoods include the French schools (Groupe Scolaire Victor Hugo, Lycée Victor Hugo), American School of Marrakech, and several private Moroccan institutions in Agdal and surrounding areas.
Which areas near transit or universities rent faster in Marrakech in 2026?
As of January 2026, the top three areas near transit hubs or universities that rent fastest in Marrakech are the zone around Marrakech Railway Station (Gare ONCF) in Gueliz, the Semlalia and Daoudiate area near Cadi Ayyad University, and the Bab Doukkala edges.
Properties in these high-demand Marrakech areas typically stay listed for only 10 to 25 days when priced correctly, compared to 45 to 90 days for overpriced or poorly located units.
The typical rent premium for properties within walking distance of transit or universities in Marrakech is around 500 to 1,000 MAD per month (50 to 100 USD, or 45 to 90 EUR) above comparable units further away.
Which neighborhoods are most popular with expats in Marrakech right now?
The top three neighborhoods most popular with expats in Marrakech are Hivernage, Gueliz, and Palmeraie.
Expats in these Marrakech neighborhoods typically pay between 7,000 and 12,000 MAD per month (700 to 1,200 USD, or 640 to 1,090 EUR) for a furnished 1 to 2 bedroom apartment.
The specific features that make these Marrakech neighborhoods attractive to expats include international-standard housing with reliable utilities, 24/7 security, proximity to restaurants and services, and easy access to English or French-speaking communities.
The nationalities and expat communities most represented in these Marrakech neighborhoods include French, British, American, and increasingly digital nomads from various European countries who come for winter long-stays or remote work.
And if you are also an expat, you may want to read our exhaustive guide for expats in Marrakech.
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Who rents, and what do tenants want in Marrakech right now?
What tenant profiles dominate rentals in Marrakech?
The top three tenant profiles that dominate the Marrakech rental market are local professionals (private and public sector workers), students and university staff near Cadi Ayyad, and international tenants (expats, remote workers, and seasonal residents).
In terms of market share, local professionals represent roughly 45% to 50% of Marrakech's long-term rental demand, students and university-linked tenants account for about 20% to 25%, and international tenants make up around 25% to 30%, which is higher than most Moroccan cities.
Local professionals in Marrakech typically seek 1 to 2 bedroom apartments in Gueliz or Agdal, students look for studios or shared apartments near Semlalia, and international tenants prefer furnished units with modern amenities in Hivernage or Gueliz.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Marrakech.
Do tenants prefer furnished or unfurnished in Marrakech?
In Marrakech, an estimated 55% to 60% of tenants in central areas prefer furnished rentals, while unfurnished units remain more common for local families in residential neighborhoods like Targa and outer Agdal.
The typical rent premium for furnished apartments compared to unfurnished in Marrakech is around 1,000 to 2,000 MAD per month (100 to 200 USD, or 90 to 180 EUR), depending on furniture quality and appliances included.
The tenant profiles that tend to prefer furnished rentals in Marrakech are expats, remote workers, seasonal residents from Europe, and domestic relocators who arrive for short-to-mid term contracts of 3 to 12 months.
Which amenities increase rent the most in Marrakech?
The top five amenities that increase rent the most in Marrakech are parking with elevator access, 24/7 security or guarded residence, air conditioning, reliable high-speed internet readiness, and pool or gym facilities.
In terms of rent premium, parking with elevator adds roughly 500 to 800 MAD per month (50 to 80 USD), security adds 400 to 700 MAD, air conditioning adds 300 to 600 MAD, internet readiness adds 200 to 400 MAD, and pool or gym adds 600 to 1,200 MAD in premium buildings.
In our property pack covering the real estate market in Marrakech, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Marrakech?
The top five renovations that get the best ROI for rental properties in Marrakech are kitchen and bathroom refresh, air conditioning installation or upgrade, window and insulation improvements, hot water system reliability, and quality furnished fit-out for rental-ready units.
A kitchen and bathroom refresh in Marrakech typically costs 15,000 to 30,000 MAD (1,500 to 3,000 USD) and can add 400 to 800 MAD in monthly rent, while air conditioning installation costs around 8,000 to 15,000 MAD and adds 300 to 600 MAD per month.
Renovations that tend to have poor ROI and should be avoided by Marrakech landlords include luxury custom finishes that exceed what tenants expect, swimming pool additions in non-premium buildings, and overly personalized design choices that limit tenant appeal.
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 strong is rental demand in Marrakech as of 2026?
What's the vacancy rate for rentals in Marrakech as of 2026?
As of January 2026, the estimated vacancy rate for long-term residential rentals in Marrakech is around 6% to 9% citywide.
Across different Marrakech neighborhoods, vacancy rates range from roughly 4% to 6% in prime central areas like Hivernage and Gueliz, up to 8% to 12% in more peripheral or lower-quality stock.
The current vacancy rate in Marrakech is slightly below the historical average for the city, reflecting tight conditions in prime districts driven by tourism, expat demand, and limited modern supply.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Marrakech.
How many days do rentals stay listed in Marrakech as of 2026?
As of January 2026, the average number of days rentals stay listed in Marrakech is around 20 to 40 days for well-priced apartments.
Across different property types and neighborhoods in Marrakech, days on market ranges from 10 to 25 days for prime and correctly priced units, up to 45 to 90 days or more for overpriced or lower-quality listings.
The current days-on-market figure in Marrakech is roughly similar to one year ago, with prime areas continuing to rent quickly while overpriced stock sits longer as tenants have become more selective.
Which months have peak tenant demand in Marrakech?
The peak months for tenant demand in Marrakech are September through October and January through February, with a secondary peak in May through June.
The specific factors that drive these seasonal demand patterns in Marrakech include back-to-school and back-to-work relocations in September, winter long-stay arrivals from Europe in January, and job-related moves before summer in May and June.
The months with the lowest tenant demand in Marrakech are typically July and August, when many local tenants are settled, fewer expats arrive, and landlords may need to wait longer to fill vacancies.
Buying real estate in Marrakech can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Marrakech as of 2026?
What property taxes should landlords expect in Marrakech as of 2026?
As of January 2026, landlords in Marrakech should expect to pay roughly 8,000 to 12,000 MAD per year (800 to 1,200 USD, or 730 to 1,090 EUR) in combined local property taxes for a typical rental apartment, depending on assessed value and location.
Across different property values and locations in Marrakech, annual property taxes can range from around 3,000 MAD for modest units (300 USD, 270 EUR) up to 15,000 MAD or more for higher-value properties (1,500 USD, 1,360 EUR).
Property taxes in Marrakech are calculated based on two main components: Taxe d'Habitation (based on the property's assessed annual rental value, with rates from 10% to 30% depending on brackets) and Taxe de Services Communaux (10.5% of the assessed rental value in urban areas like Marrakech).
Please note that, in our property pack covering the real estate market in Marrakech, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Marrakech right now?
The utilities Marrakech landlords most commonly pay on behalf of tenants are syndic or building charges (especially in guarded residences), and sometimes internet for furnished, expat-targeted rentals.
Syndic charges in Marrakech typically cost 300 to 800 MAD per month (30 to 80 USD, or 27 to 73 EUR), while landlord-provided internet adds around 200 to 400 MAD per month when included.
The common practice in Marrakech is for tenants to pay their own electricity, water, and internet directly, while landlords cover syndic fees and any pool or garden share in villa-style properties, though utility bills may shift due to national VAT changes over 2024 to 2026.
How is rental income taxed in Marrakech as of 2026?
As of January 2026, rental income in Marrakech is taxed under Morocco's Impôt sur le Revenu (income tax) rules for "revenus fonciers," with the option since 2025 to choose a flat 20% rate on gross rents instead of the standard progressive approach.
The main deductions Marrakech landlords can claim against rental income include maintenance and repair costs, property management fees, insurance premiums, and depreciation allowances under the standard regime, though the 20% flat option applies to gross rents without deductions.
A common tax mistake specific to Marrakech landlords is failing to properly register short-term or seasonal rentals, which may require different treatment, and underestimating the total income when combining multiple properties, which can push them into higher brackets under the standard regime.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| Mubawab Tensiomètre Locatif | It's a structured, data-driven report from Morocco's largest property portal, built on a large pool of real listings. | We used it as our baseline for Marrakech long-term apartment rents and the furnished versus unfurnished context. We then adjusted it forward to January 2026 using more recent Morocco-wide rent movements and inflation signals. |
| Aujourd'hui Le Maroc | It's a mainstream national newspaper that clearly attributes its figures to Mubawab's dataset. | We used it to anchor the latest direction of travel for Marrakech rents, including year-over-year changes and neighborhood examples. We treated it as a cross-check rather than a primary dataset. |
| Morocco Loi n°47-06 (local tax law) | It's the underlying legal text that defines how housing-related local taxes are calculated. | We used it to explain exactly how Morocco's Taxe d'Habitation and Taxe de Services Communaux are computed. We also used it to build simple rule-of-thumb examples for landlords. |
| Bank Al-Maghrib | It's Morocco's central bank and its official description of how it communicates policy and publishes reports. | We used it as the official anchor for macro conditions and the logic behind inflation and interest-rate expectations going into 2026. We then triangulated the actual 2026 inflation projections from reputable reporting of BAM's own forecasts. |
| Reuters | Reuters is a top-tier wire service that reliably reproduces official statements and forecasts with dates and context. | We used it to pin down the numerical inflation and growth expectations for 2026 that Bank Al-Maghrib communicated. We then translated that macro outlook into a rent-growth range for Marrakech. |
| Housing Finance Africa (CAHF) | It's a rigorous, publication-style market study from a recognized housing research institution. | We used it for tenant and landlord structure, rental-market constraints, and what drives demand nationally. We used those fundamentals to interpret why Marrakech behaves differently due to tourism, expats, and mobility. |
| Morocco Guide fiscal MRE 2025 | It's an official Moroccan government document designed to explain rules clearly to the public. | We used it to cross-check the practical taxation treatment of rental income, including the 20% optional regime mentioned for 2025 onward. We also used it for simple wording so non-professionals can follow. |
| ANRE (Morocco electricity regulator) | It's the national regulator publishing formal decisions, which is as source-of-truth as it gets for the sector. | We used it to validate that regulated electricity network and tariff governance is real and document-based. We then paired it with the national VAT timetable reporting for 2024 to 2026 so readers understand bill changes. |
| Le Matin | It's a major national newspaper explicitly tying utility changes to the Finance Law and nationwide application. | We used it to explain why utility bills can tick up over 2024 to 2026 even if consumption is stable. We did not use it for rent levels, only for the VAT timeline context. |
| Observatoire du Tourisme | It's the official tourism observatory portal, key for a city like Marrakech where tourism-driven demand spills into residential rentals. | We used it to justify why Marrakech has structurally stronger seasonal and expat demand than many Moroccan cities. We then mapped that into peak months and which neighborhoods rent fastest. |
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