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
Marrakech attracts foreign buyers because it combines affordable entry prices with strong rental demand from tourists and expats alike.
But not every neighborhood in Marrakech delivers the same returns, and some areas carry risks that can wipe out your investment gains.
We constantly update this blog post to reflect the latest market conditions and neighborhood dynamics in Marrakech.
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's the Current Real Estate Market Situation by Area in Marrakech?
Which areas in Marrakech have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Marrakech are Hivernage (the luxury hotel district), Majorelle (the upscale pocket around Jardin Majorelle), and prime Agdal (especially the resort-style residences near Avenue Mohammed VI).
In these premium Marrakech neighborhoods, you can expect to pay anywhere from 18,000 to 35,000 MAD per square meter for apartments, with the best villas in Palmeraie reaching even higher.
Each of these top-priced Marrakech areas commands premium prices for different reasons:
- Hivernage: proximity to five-star hotels and nightlife along Avenue Mohammed VI
- Majorelle: quiet tree-lined streets near the famous Majorelle Garden and upscale cafés
- Prime Agdal: modern buildings with pools, parking, and easy access to business districts
- Palmeraie (Annakhil): gated villa compounds near golf courses with resort-style amenities
Which areas in Marrakech have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Marrakech for property buyers are Saada, Harbil, and parts of Tassoultante, all located on the city's outer edges.
In these more affordable Marrakech neighborhoods, prices typically range from 8,000 to 14,000 MAD per square meter, which is roughly half what you would pay in Hivernage or Majorelle.
The main trade-off is that Saada and Harbil tend to have weaker rental demand because they are far from tourist attractions, while Tassoultante can suffer from oversupply when many similar new-build units hit the market at once.
You can also read our latest analysis regarding housing prices in Marrakech.
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 Areas in Marrakech Offer the Best Rental Yields?
Which neighborhoods in Marrakech have the highest gross rental yields in 2026?
As of early 2026, the Marrakech neighborhoods with the highest gross rental yields are mid-tier Guéliz blocks (around 5% to 7%), Camp Al Ghoul (around 5% to 6.5%), and non-trophy Agdal residences (around 4.5% to 6%).
Across Marrakech as a whole, typical gross rental yields for residential investment properties range from 4% to 7% for long-term rentals, with short-term rentals potentially reaching 8% to 12% before operating costs.
These top-yielding Marrakech neighborhoods deliver higher returns because they balance reasonable purchase prices with steady tenant demand:
- Mid-tier Guéliz: strong year-round demand from locals, expats, and corporate tenants without premium prices
- Camp Al Ghoul: central location with lower entry costs than Hivernage or Majorelle
- Non-trophy Agdal: modern amenities attract families, but prices stay below resort-marketed units
- Select Medina pockets: can achieve 8% to 12% gross on short-stays if legally clean and well-managed
Finally, please note that we cover the rental yields in Marrakech here.
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Which Areas in Marrakech Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Marrakech perform best on Airbnb in 2026?
As of early 2026, the Marrakech neighborhoods that perform best on Airbnb are Mouassine (high occupancy riads near the souks), Hivernage (luxury apartments near hotels), Majorelle (popular with couples), and Kasbah (quieter authentic stays near Saadian Tombs).
Top-performing Airbnb properties in these Marrakech neighborhoods typically generate between 15,000 and 40,000 MAD per month during peak seasons, with city-wide averages around 52% occupancy and 1,400 MAD nightly rates according to AirDNA.
Each of these Marrakech neighborhoods outperforms for short-term rentals due to specific advantages:
- Mouassine and Riad Laarous: walkable to Jemaa el-Fna, guests pay premium for authentic riad experience
- Hivernage: pools, nightlife, and easy taxi access attract comfort-seeking tourists
- Majorelle: cafés and the Majorelle Garden cluster draw couples on shorter trips
- Kasbah: quieter "real Marrakech" vibe appeals to travelers avoiding the main tourist crowds
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Marrakech.
Which tourist areas in Marrakech are becoming oversaturated with short-term rentals?
The three Marrakech tourist areas most at risk of short-term rental oversaturation are the ultra-touristy Medina lanes near Jemaa el-Fna, certain STR-heavy Agdal resort residences, and peripheral villa zones marketed as "Palmeraie" but far from premium compounds.
In the most saturated Medina corridors, there are hundreds of similar riad listings competing for the same guests, and some Agdal residences have become so STR-heavy that price competition is fierce.
The clearest sign of oversaturation in these Marrakech areas is when occupancy drops below 45% outside peak season and hosts must slash prices just to fill nights, which compresses returns even when tourism overall is strong.
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 Areas in Marrakech Are Best for Long-Term Rentals?
Which neighborhoods in Marrakech have the strongest demand for long-term tenants?
The Marrakech neighborhoods with the strongest long-term tenant demand are Guéliz (the modern city center), Camp Al Ghoul (central but more affordable), Agdal (popular with families), and the Daoudiat corridor along Route de Casablanca.
In these high-demand Marrakech neighborhoods, well-maintained apartments typically rent within two to four weeks, with vacancy rates staying low year-round because demand comes from local professionals rather than seasonal tourists.
Different tenant profiles drive demand in each of these Marrakech neighborhoods:
- Guéliz: young professionals and expats who want walkable cafés, shops, and nightlife
- Camp Al Ghoul: budget-conscious locals and teachers who need central access without premium rents
- Agdal: families attracted by newer buildings with parking, pools, and nearby schools
- Daoudiat: local professionals who commute to business districts and value quieter streets
The key amenity that makes these Marrakech neighborhoods attractive is reliable daily-life infrastructure: elevators, secure parking, proximity to clinics, and easy access to groceries and schools.
Finally, please note that we provide a very granular rental analysis in our property pack about Marrakech.
What are the average long-term monthly rents by neighborhood in Marrakech in 2026?
As of early 2026, average long-term monthly rents in Marrakech range from around 5,000 MAD in peripheral areas like Targa to 12,000 MAD or more in premium neighborhoods like Hivernage.
For entry-level apartments in the most affordable Marrakech neighborhoods such as Targa or outer Daoudiat, typical monthly rents range from 4,500 to 7,000 MAD for a decent two-bedroom unit.
In mid-range Marrakech neighborhoods like Guéliz edges or Camp Al Ghoul, you can expect monthly rents between 6,000 and 9,500 MAD for a good-condition apartment with basic amenities.
At the high end in Hivernage or prime Majorelle, monthly rents for quality apartments typically range from 9,000 to 16,000 MAD, depending on the building's amenities and exact location.
You may want to check our latest analysis about the rents in Marrakech here.
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Which Are the Up-and-Coming Areas to Invest in Marrakech?
Which neighborhoods in Marrakech are gentrifying and attracting new investors in 2026?
As of early 2026, the Marrakech neighborhoods attracting renovation capital and new investors are the Medina edges near Bab Doukkala, select lanes toward Mouassine and Dar el Bacha, and quieter Kasbah streets where riad renovations are still less cookie-cutter.
These gentrifying Marrakech neighborhoods have seen price appreciation of roughly 5% to 10% annually in recent years, as renovated properties command significant premiums over unrenovated ones.
Which areas in Marrakech have major infrastructure projects planned that will boost prices?
The Marrakech areas expected to benefit most from major infrastructure projects are Guéliz and Camp Al Ghoul (from the high-speed rail extension) and Hivernage, Majorelle, and Agdal (from the airport capacity expansion).
The two biggest projects are Morocco's high-speed rail extension connecting Kenitra to Marrakech (part of a $10 billion rail expansion plan) and the Marrakech-Menara airport expansion backed by $316 million in AfDB financing ahead of the 2030 FIFA World Cup.
Historically, Marrakech neighborhoods near completed infrastructure projects have seen price increases of 10% to 20% within three to five years of project completion, as improved connectivity attracts both residents and investors.
You'll find our latest property market analysis about Marrakech here.
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 in Marrakech Should I Avoid as a Property Investor?
Which neighborhoods in Marrakech with lots of problems I should avoid and why?
The Marrakech neighborhoods that foreign investors should generally avoid are Medina properties with unclear title chains, outer new-build clusters in Saada with heavy oversupply, and "fake Palmeraie" villas marketed as premium but located far from actual resort compounds.
Each of these problem areas in Marrakech carries specific risks:
- Unclear-title Medina properties: messy documentation can cause registration nightmares and resale headaches
- Saada oversupply zones: too many similar units competing means weak differentiation and slow resale
- Fake Palmeraie villas: underperform on both long-term rent and STR occupancy due to poor logistics
- Harbil peripheral areas: cheap entry price but limited tenant demand and weak capital appreciation
For any of these Marrakech neighborhoods to become viable, Medina areas would need clearer title registration processes, peripheral zones would need infrastructure improvements and amenity development, and fake Palmeraie areas would need genuine resort-level services.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Marrakech.
Which areas in Marrakech have stagnant or declining property prices as of 2026?
As of early 2026, the Marrakech areas most likely to experience stagnant or flat property prices are peripheral zones like parts of Saada and Harbil, plus some STR-driven pockets where net returns have compressed after costs.
These stagnating Marrakech areas have experienced price growth of less than 2% annually over the past few years, which barely keeps pace with inflation and effectively represents flat or declining real value.
The underlying causes of price stagnation differ by area in Marrakech:
- Saada: oversupply of similar new-build units flooding the market faster than demand grows
- Harbil: weak connectivity and limited amenities make it unappealing to both tenants and buyers
- STR-heavy Agdal residences: rising competition among short-term rentals compresses investor returns
- Peripheral Tassoultante: mixed development quality creates uncertainty about neighborhood direction
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Which Areas in Marrakech Have the Best Long-Term Appreciation Potential?
Which areas in Marrakech have historically appreciated the most recently?
The Marrakech areas that have historically appreciated the most over the past five to ten years are Hivernage, Majorelle, prime Guéliz, and the best Palmeraie (Annakhil) villa compounds.
Here is what these top-performing Marrakech areas have achieved:
- Hivernage: roughly 6% to 8% annual appreciation driven by luxury hotel zone expansion
- Majorelle: around 5% to 7% annually due to scarcity of quality stock near the gardens
- Prime Guéliz: approximately 4% to 6% annually from consistent local and expat demand
- Top Palmeraie compounds: 5% to 9% annually for the best gated villa communities
The main driver behind above-average appreciation in these Marrakech areas is persistent demand from multiple buyer segments (locals, expats, second-home buyers, and investors) combined with limited new supply in these established locations.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Marrakech.
Which neighborhoods in Marrakech are expected to see price growth in coming years?
The Marrakech neighborhoods expected to see the strongest price growth in coming years are Guéliz and Camp Al Ghoul (benefiting from rail connectivity), plus Hivernage, Majorelle, and Agdal (benefiting from airport expansion and growing tourism).
Here are projected annual growth rates for these high-potential Marrakech neighborhoods:
- Guéliz core: 4% to 6% annually as rail connectivity boosts accessibility and tenant demand
- Camp Al Ghoul: 4% to 5% annually from spillover demand as Guéliz prices rise
- Hivernage: 5% to 7% annually driven by airport expansion and luxury tourism growth
- Majorelle: 4% to 6% annually due to scarcity and sustained international buyer interest
The single most important catalyst for future price growth in these Marrakech neighborhoods is the combination of airport expansion (increasing visitor volume) and high-speed rail (improving domestic connectivity), both tied to Morocco's 2030 FIFA World Cup preparations.
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 Do Locals and Expats Really Think About Different Areas in Marrakech?
Which areas in Marrakech do local residents consider the most desirable to live?
The Marrakech areas that local residents consider most desirable to live are Guéliz (for daily convenience), Majorelle (for quiet upscale streets), and parts of Agdal (for modern family-friendly residences).
Here is what makes each of these areas most desirable to Marrakech locals:
- Guéliz: walkable access to shops, cafés, clinics, and the train station
- Majorelle: quieter tree-lined streets away from tourist crowds but still central
- Agdal: newer buildings with parking, elevators, and proximity to good schools
- Camp Al Ghoul: affordable central living with easy access to major roads
These locally-preferred Marrakech areas are typically home to middle-class and upper-middle-class Moroccan families, young professionals, and small business owners who prioritize practical daily life over tourist attractions.
Local Marrakech preferences largely align with what foreign investors should target for long-term rentals, but diverge from the Medina-focused short-term rental plays that many foreigners pursue.
Which neighborhoods in Marrakech have the best reputation among expat communities?
The Marrakech neighborhoods with the best reputation among expat communities are Guéliz core (for walkability), Majorelle-adjacent blocks (for quiet charm), Hivernage (for luxury lifestyle), and residential Agdal (for modern amenities).
Here is why expats prefer these Marrakech neighborhoods over others:
- Guéliz core: European-style cafés, international restaurants, and easy errands on foot
- Majorelle area: peaceful streets with character but without Medina access challenges
- Hivernage: hotel-zone lifestyle with pools, gyms, and proximity to nightlife
- Agdal: family-friendly modern buildings with parking and security
The typical expat profile in these popular Marrakech neighborhoods includes retirees seeking warm winters, remote workers wanting affordable living, and entrepreneurs running tourism-related businesses.
Which areas in Marrakech do locals say are overhyped by foreign buyers?
The Marrakech areas that locals commonly say are overhyped by foreign buyers are Instagram-famous Medina lanes, peripheral villas marketed as "Palmeraie," and some STR-heavy Agdal residences.
Here is why locals believe these Marrakech areas are overvalued:
- Tourist Medina lanes: noisy, hard for taxis, and costly to maintain despite the charm
- Fake Palmeraie villas: far from actual resort compounds, requiring drivers for everything
- STR-heavy Agdal: locals avoid buildings full of short-term tourists and transient neighbors
Foreign buyers typically see Instagram appeal and tourist rental potential in these areas, while locals value practical daily living factors like taxi access, noise levels, and having actual neighbors rather than a revolving door of guests.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Marrakech.
Which areas in Marrakech are considered boring or undesirable by residents?
The Marrakech areas that residents commonly consider boring or undesirable are highly peripheral zones like outer Saada, Harbil, and parts of Tassoultante where daily life requires a car for almost everything.
Here is why residents find these Marrakech areas boring or undesirable:
- Outer Saada: limited walkable amenities, few cafés or restaurants, and long commutes
- Harbil: weak connectivity to city center and underdeveloped local infrastructure
- Peripheral Tassoultante: inconsistent development quality and sparse neighborhood services
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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 (IPAI) | Morocco's central bank publishes the official national real estate price index. | We used it to anchor the market direction going into early 2026. We treated neighborhood numbers as micro-market overlays on top of this official macro trend. |
| ANCFCC | Morocco's land registry agency co-publishes the IPAI based on registered transactions. | We used it to validate that price trends are tied to recorded market activity. We also used it to justify why transaction volumes matter for timing your purchase. |
| HCP (Haut-Commissariat au Plan) | Morocco's official statistics office provides demographic and housing data. | We used it as the authoritative reference for demographics and housing stock. We also used it to understand why some districts behave differently based on housing age. |
| Agenz | Morocco's leading property platform publishes neighborhood-level price references. | We used it for granular neighborhood-by-neighborhood price comparisons. We cross-checked it against official IPAI direction so we don't overfit to asking prices. |
| AirDNA | One of the best-known short-term rental data providers with a defined methodology. | We used it to anchor city-wide occupancy and average daily rate baselines. We then applied neighborhood adjustments based on proximity to attractions. |
| Reuters (Rail Expansion) | Top-tier global wire service reporting directly on government infrastructure plans. | We used it to identify the biggest future accessibility catalyst for Marrakech. We then mapped that catalyst to districts that benefit most from station effects. |
| Reuters (Tourism) | High-reliability newswire citing Morocco's tourism ministry and revenue figures. | We used it to justify why short-term rentals stayed structurally strong into early 2026. We also used it to explain why some micro-areas risk STR saturation. |
| Reuters (Airport Financing) | Reuters plus AfDB-linked financing signals that projects are funded, not just proposed. | We used it to support the infrastructure tailwind case for select districts. We also used it to explain why airport-linked demand isn't uniform across the city. |
| Medias24 | Specialist Moroccan business outlet reporting concrete project details and scope. | We used it to add practical detail on airport expansion beyond macro headlines. We then translated capacity targets into neighborhood-level demand impacts. |
| Morocco Official Gazette | The archival official gazette where key property laws are published. | We used it to ground the foreigners vs agricultural land limitation in primary legal text. We also used it to frame due diligence for properties blurring urban vs agricultural edges. |
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