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Rents in Marrakech in 2026 are rising, but the market is very different from one neighborhood to another.
We constantly update this blog post so buyers, landlords and foreign investors can follow the Marrakech rental market with fresh numbers.
The key point is simple: furnished apartments in Guéliz, Hivernage, Agdal and Majorelle rent like tourist-city assets, while local unfurnished apartments in outer Marrakech remain much cheaper.
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.
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 2026, the average monthly rent for a studio in Marrakech is about 5,800 MAD, which is roughly $580 or €530 using simple rounded exchange rates.
For most studios in Marrakech in 2026, a realistic monthly rent range is 3,800 to 9,000 MAD, or about $380 to $900 and €345 to €820.
The main reason studio rents vary so much in Marrakech is that a small furnished studio in Guéliz, Hivernage or Agdal can attract expats and medium-stay visitors, while an older studio in Massira or Mabrouka serves a more local budget.
What's the average monthly rent for a 1-bedroom in Marrakech as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Marrakech is about 7,000 MAD, which is roughly $700 or €635.
For most 1-bedroom apartments in Marrakech in 2026, a realistic monthly rent range is 4,500 to 11,000 MAD, or about $450 to $1,100 and €410 to €1,000.
The cheapest 1-bedroom rents in Marrakech are usually found around Massira, Mabrouka and Route de Casablanca, while the highest rents are usually in Hivernage, Agdal, Prestigia and the best parts of Guéliz.
What's the average monthly rent for a 2-bedroom in Marrakech as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Marrakech is about 9,200 MAD, which is roughly $920 or €835.
For most 2-bedroom apartments in Marrakech in 2026, a realistic monthly rent range is 5,500 to 15,000 MAD, or about $550 to $1,500 and €500 to €1,365.
The cheapest 2-bedroom rents in Marrakech are usually in Massira, Mabrouka, Daoudiate and outer Route de Casablanca, while the most expensive 2-bedroom apartments are in Hivernage, Agdal, Prestigia, Palmeraie and prime Guéliz.
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 2026, the average rent per square meter in Marrakech is about 95 MAD per m² per month, which is roughly $9.50 or €8.60 per m².
Across Marrakech neighborhoods in 2026, most long-term apartments rent between 60 and 160 MAD per m² per month, or about $6 to $16 and €5.50 to €14.50 per m².
This makes Marrakech more expensive than many local Moroccan cities for furnished central apartments, but still usually below the prime long-term rents seen in the strongest parts of Casablanca and Rabat.
In Marrakech, small furnished apartments with air conditioning, elevator access, security, fast internet and a central location in Guéliz, Hivernage or Agdal usually push rent per m² above the city average.
How much have rents changed year-over-year in Marrakech in 2026?
As of 2026, average long-term apartment rents in Marrakech are estimated to be about 5% higher than one year earlier.
The main drivers are tourism demand, remote workers, furnished-rental competition, returning Moroccan demand, student demand near Semlalia and limited modern apartment supply in central Marrakech.
Compared with the previous year, rent growth in Marrakech in 2026 looks steadier and more selective, with the strongest rises in furnished central apartments rather than in all districts equally.
What's the outlook for rent growth in Marrakech in 2026?
As of 2026, our base-case estimate is that good-quality apartment rents in Marrakech can rise another 4% to 6% over the year.
The main forces behind this outlook are tourism momentum, foreign lifestyle demand, student demand, household growth and the limited supply of well-managed modern apartments in central Marrakech.
The neighborhoods likely to see the strongest rent growth in Marrakech are Guéliz, Hivernage, Agdal, Majorelle, Semlalia and selected secure residences near Route de Casablanca.
The main risks are weaker tourism, too many furnished units entering the market, tax changes for landlords, lower household affordability and overpricing in premium Marrakech neighborhoods.
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Which neighborhoods rent best in Marrakech as of 2026?
Which neighborhoods have the highest rents in Marrakech as of 2026?
As of 2026, the three highest-rent neighborhoods in Marrakech are Hivernage at about 12,000 to 16,000 MAD per month for a good 2-bedroom, Agdal and Prestigia at about 10,000 to 15,000 MAD, and prime Guéliz at about 9,000 to 14,000 MAD, or roughly $900 to $1,600 and €820 to €1,455 across the group.
These Marrakech neighborhoods command premium rents because Hivernage feels close to hotels and nightlife, Agdal and Prestigia offer secure resort-style residences, and Guéliz gives tenants walkability, restaurants, offices and urban convenience.
The typical tenants in these high-rent Marrakech neighborhoods are expats, remote workers, business travelers, consultants, higher-income Moroccan households and medium-stay visitors who want comfort without managing a traditional riad.
By the way, we’ve written a blog article detailing Sources and methodology: we ranked premium areas using rent listings from Mubawab, Avito and our own neighborhood checks. We excluded villas and daily-rental prices. We cross-checked demand logic with ONMT and Office des Changes.
Where do young professionals prefer to rent in Marrakech right now?
Young professionals in Marrakech usually prefer Guéliz, Semlalia and Camp El Ghoul or Victor Hugo because these areas balance city access, cafés, offices and more manageable rents.
In these Marrakech neighborhoods, young professionals usually pay about 5,500 to 8,500 MAD per month for a furnished 1-bedroom, or roughly $550 to $850 and €500 to €775.
The main lifestyle draws are cafés, gyms, taxis, restaurants, coworking-friendly internet, proximity to Guéliz and easier daily movement than in the quieter family districts of Marrakech.
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?
Families in Marrakech usually prefer Targa, Massira and Agdal or Prestigia because these areas offer more space, calmer living and better access to schools, parking or secure residences.
For 2-bedroom and 3-bedroom apartments in these family-friendly Marrakech areas, families usually pay about 7,000 to 12,000 MAD per month, or roughly $700 to $1,200 and €635 to €1,090.
These neighborhoods attract families because Targa has larger homes, Massira has local services and affordability, and Agdal or Prestigia offers pools, parking, controlled access and newer residence layouts.
Nearby education options often considered by families in Marrakech include Lycée Victor Hugo, École Auguste Renoir, Lycée Français International de Marrakech, Khalil Gibran School and university areas near Semlalia.
Which areas near transit or universities rent faster in Marrakech in 2026?
As of 2026, the fastest university or transit-linked rental areas in Marrakech are Semlalia, Guéliz and Route de Casablanca, with Daoudiate and Massira also performing well for budget tenants.
Correctly priced rentals in these high-demand Marrakech areas often stay listed for about 15 to 30 days, especially when the apartment is furnished, clean and below 7,000 MAD for a studio or 1-bedroom.
Being close to university, taxis, the train station area or major roads can add about 500 to 1,500 MAD per month in rent, or roughly $50 to $150 and €45 to €135, when the apartment is easy to live in.
Which neighborhoods are most popular with expats in Marrakech right now?
The three most popular Marrakech neighborhoods for expats are Guéliz, Hivernage and Majorelle, while Agdal, Palmeraie, Medina, Kasbah and Targa also attract specific expat profiles.
Expats in these Marrakech neighborhoods usually pay about 7,000 to 11,000 MAD per month for a 1-bedroom and 10,000 to 15,000 MAD for a 2-bedroom, or roughly $700 to $1,500 and €635 to €1,365.
These areas attract expats because they offer furnished apartments, cafés, restaurants, taxis, secure buildings, recognizable addresses and easier daily life for someone new to Marrakech.
The most visible expat communities in Marrakech include French, Belgian, British, Spanish, Italian and North American residents, alongside remote workers and Moroccan diaspora households returning for part of the year.
And if you are also an expat, you may want to read our Sources and methodology: we analyzed furnished listings on Mubawab, Avito and our own expat-rental observations. We used ONMT and Office des Changes to understand international demand. We excluded pure holiday riads from residential rent estimates.
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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 in Marrakech are local salaried workers and young professionals, Moroccan families, and expats or medium-stay foreign tenants.
In our 2026 estimate, local workers and young professionals represent about 35% of demand, families about 30%, and expats, remote workers and seasonal tenants about 25%, with students making up much of the remaining demand.
Local workers usually want studios and 1-bedrooms, families usually want 2-bedroom and 3-bedroom apartments, and expats usually want furnished studios, 1-bedrooms and good 2-bedrooms in central Marrakech.
If you want to optimize your cashflow, you can read our Sources and methodology: we combined HCP census data, Université Cadi Ayyad student data and live listings from Mubawab. We used tourism demand from ONMT. We adjusted the profile split with our own Marrakech tenant analysis.
Do tenants prefer furnished or unfurnished in Marrakech?
In Marrakech in 2026, around 55% to 60% of visible rental demand leans furnished, while around 40% to 45% still accepts unfurnished apartments, especially in family and local districts.
The furnished rent premium in Marrakech is usually 15% to 30%, which often means about 1,000 to 2,500 MAD extra per month, or roughly $100 to $250 and €90 to €225.
Furnished rentals are especially preferred by expats, remote workers, students, young professionals, seasonal residents and company-paid tenants, while local families are more open to unfurnished homes.
Which amenities increase rent the most in Marrakech?
The five amenities that increase rent the most in Marrakech are modern furniture, air conditioning, secure residence access, pool or resort-style facilities, and a terrace or good balcony.
In 2026, modern furniture can add 800 to 1,800 MAD per month, air conditioning 400 to 900 MAD, security 400 to 900 MAD, a pool 800 to 2,000 MAD, and a terrace 500 to 1,200 MAD, or roughly $40 to $200 and €35 to €180 depending on the amenity.
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 five best rental renovations in Marrakech are air conditioning, bathroom refresh, kitchen upgrade, modern furniture and better lighting with fresh paint.
In simple terms, air conditioning may cost 6,000 to 15,000 MAD and add 400 to 900 MAD monthly rent, a bathroom refresh may cost 15,000 to 40,000 MAD and add 500 to 1,200 MAD, a kitchen upgrade may cost 20,000 to 60,000 MAD and add 600 to 1,500 MAD, furniture may cost 25,000 to 80,000 MAD and add 800 to 1,800 MAD, and repainting with lighting may cost 8,000 to 25,000 MAD and add 300 to 800 MAD, with these ranges roughly equal to $800 to $8,000 or €725 to €7,275 for costs.
Renovations with weaker ROI in Marrakech are expensive luxury finishes, oversized kitchens, highly personal decor, fragile furniture and upgrades that look good in photos but do not improve comfort during hot months.
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How strong is rental demand in Marrakech as of 2026?
What's the vacancy rate for rentals in Marrakech as of 2026?
As of 2026, the effective long-term rental vacancy rate in Marrakech is estimated at about 5% to 7% for apartments that are realistically available to normal tenants.
Across Marrakech, vacancy can be around 3% to 5% for good furnished apartments in Guéliz, Hivernage and Agdal, but closer to 8% to 12% for older or overpriced apartments in outer districts.
Compared with the historical headline level of non-occupied urban housing, the current practical vacancy rate for good rentals in Marrakech looks lower because many empty homes are second homes, seasonal units or properties not actively offered to long-term tenants.
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 2026, a correctly priced long-term apartment in Marrakech usually stays listed for about 25 to 40 days.
Furnished studios and 1-bedrooms in Guéliz or Semlalia can move in 15 to 30 days, good 2-bedrooms in Guéliz, Agdal or Targa often need 25 to 45 days, and overpriced or older outer apartments can take 45 to 75 days.
Compared with one year ago, days on market in Marrakech look slightly shorter for furnished central units, but not much better for older unfurnished stock far from services.
Which months have peak tenant demand in Marrakech?
The peak months for tenant demand in Marrakech are usually September, October, January and February.
September and October are strong because of students, families and work moves, while January and February are strong because expats, remote workers and winter visitors like Marrakech outside the hottest season.
The lowest long-term tenant demand in Marrakech is often during parts of July and August, when heat is high and many standard residential decisions slow down, even if short-stay tourism can still be active.
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What will my monthly costs be in Marrakech as of 2026?
What property taxes should landlords expect in Marrakech as of 2026?
As of 2026, a normal apartment landlord in Marrakech should often reserve about 600 to 1,100 MAD per year for local property-tax friction on a typical rented apartment, or roughly $60 to $110 and €55 to €100, before rental income tax.
Depending on the administrative rental value, property size, location and exemptions, the realistic annual range in Marrakech can run from a few hundred MAD for a modest apartment to several thousand MAD for a better-located or larger property, or roughly $30 to $500 and €25 to €455.
Property taxes in Marrakech are not calculated from the market rent seen on portals, because the local tax base usually comes from an administrative rental value, with rates and exemptions depending on the property and owner situation.
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?
In Marrakech, landlords most often pay or include syndic fees, residence charges, pool or garden charges, and sometimes internet for furnished apartments.
Typical monthly amounts are 300 to 800 MAD for syndic, 250 to 400 MAD for internet, 500 to 1,200 MAD for water and electricity if included, and sometimes more than 1,000 MAD for premium pool or garden residences, or roughly $25 to $120 and €20 to €110 per item.
The common practice in Marrakech is that tenants pay electricity, water, gas and internet in standard long-term rentals, while furnished premium leases sometimes include more services if the rent is priced for it.
How is rental income taxed in Marrakech as of 2026?
As of 2026, rental income in Marrakech follows Moroccan rental-income rules, with individual landlords generally declaring property income and commonly applying a 40% deduction mechanism before final tax is calculated.
The main deductions or reductions landlords should understand are the standard 40% deduction approach, allowed property-related treatment under Moroccan rules and the difference between gross rent, taxable rent and any withholding situation.
The biggest Marrakech-specific tax mistakes are mixing personal stays with rental use without records, ignoring furnished rental income, underestimating company-tenant withholding issues, and assuming that portal rents and cadastral rental values are the same thing.
We cover these mistakes, among others, in our Sources and methodology: we used Direction Générale des Impôts, the 2026 rent withholding update reported by Medias24 and our own landlord tax checklist. We used rent levels from Mubawab only for examples. We recommend checking personal cases with a Moroccan tax adviser.
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 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 this source matters | How we used it |
|---|---|---|
| Haut-Commissariat au Plan, RGPH 2024 | HCP is Morocco’s official census authority, so it is the strongest source for population and household context. | We used it to anchor Marrakech’s long-term residential demand. We did not use it as a rent-price source. |
| HCP urban housing stock 2024 | This source gives the official structure of Morocco’s urban housing stock. | We used it to understand vacancy pressure and non-occupied housing. We adjusted the national signal for Marrakech’s tourism and second-home profile. |
| HCP Marrakech-Safi regional RGPH page | This is the official regional statistics portal for Marrakech-Safi. | We used it to localize national census findings to Marrakech. We treated it as demand context, not as a rent index. |
| Bank Al-Maghrib IPAI | Bank Al-Maghrib is Morocco’s central bank and co-publishes the official real estate price index. | We used it to check whether property prices supported landlord pricing power. We did not use it as direct rent evidence. |
| ANCFCC IPAI PDF | ANCFCC data is based on land-registry transactions, not only asking prices. | We used it to cross-check transaction trends. We treated it as capital-market context behind rental pressure. |
| Bank Al-Maghrib inflation page | This is a strong official source for inflation context in Morocco. | We used it to avoid overstating rent growth. We compared Marrakech rent pressure with broader price inflation. |
| Direction Générale des Impôts | DGI is Morocco’s official tax administration. | We used it for landlord tax treatment and property-income context. We separated local property costs from rental income tax. |
| Office des Changes publications | This is an official source for foreign-exchange and tourism-receipt indicators. | We used it to understand tourism-driven demand. We linked tourism receipts to furnished and medium-stay rental pressure. |
| ONMT | ONMT is Morocco’s national tourism office. | We used it to confirm tourism momentum around Marrakech. We connected tourism demand to the city’s strong furnished-rental market. |
| Université Cadi Ayyad | This is the official university source for student numbers. | We used it to identify student and university-adjacent rental demand. We applied it mainly to Semlalia, Daoudiate and Guéliz. |
| Mubawab Marrakech rentals | Mubawab is one of Morocco’s largest property portals and gives broad live supply. | We used it to collect current asking-rent examples by size and area. We filtered out obvious daily-rental and luxury-villa distortions. |
| Mubawab Marrakech apartments | This page focuses on apartment rentals rather than all property types. | We used it to calibrate studio, 1-bedroom and 2-bedroom rent bands. We compared it with Avito to reduce portal bias. |
| Avito Marrakech apartment rentals | Avito is Morocco’s largest classifieds platform and often captures cheaper local supply. | We used it to detect budget and mid-market rents. We discounted unclear short-stay ads and daily-price listings. |
| Medias24 tax article on rent withholding | Medias24 is a major Moroccan business publication covering tax and economic changes. | We used it only to clarify the July 2026 withholding-tax change. We did not use it as a primary rent-price source. |
| Arab Urban Development Institute, Marrakech BRT | This source documents urban transport projects in Arab cities. | We used it to identify transit-linked rental zones. We combined it with listing patterns around Guéliz, Massira and university districts. |
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