Marrakech
Hivernage · Guéliz or Agdal (Marrakech) · Route de Fès (Marrakech): which area to choose?
In Marrakech, Agdal (Marrakech) · Route de Fès is on average about 45% cheaper than Hivernage · Guéliz for new builds. Prices by size, financing and each area’s profile.
Figures side by side
| Criterion | Hivernage · Guéliz | Agdal (Marrakech) · Route de Fès |
|---|---|---|
| Price per m² (new) | 14,000 – 24,000 MAD/m² | 8,000 – 13,000 MAD/m² |
| Versus the city average | +58% | −12% |
| Studio (≈ 40 m²) | MAD 560,000 – MAD 960,000 | MAD 320,000 – MAD 520,000 |
| 1-bedroom (≈ 65 m²) | MAD 910,000 – MAD 1,560,000 | MAD 520,000 – MAD 850,000 |
| 2-bedroom (≈ 95 m²) | MAD 1,330,000 – MAD 2,280,000 | MAD 760,000 – MAD 1,240,000 |
| 3-bedroom (≈ 130 m²) | MAD 1,820,000 – MAD 3,120,000 | MAD 1,040,000 – MAD 1,690,000 |
| 2-bedroom monthly payment (25 yrs, 20% down) | MAD 8,100 | MAD 4,400 |
| Size for MAD 1 million | 55 m² | 95 m² |
| Profile | City centre, Lively, Upscale, Rental investment | Recent developments, Affordable |
Indicative 2025-2026 new-build benchmarks tracked by ABRAJ (price per m² by neighbourhood), before purchase costs. ABRAJ publishes no listings: an advisor searches for the matching property.
Our reading by project
Tight budget: Agdal (Marrakech) · Route de Fès (recent developments, affordable).
Buy-to-let: Hivernage · Guéliz (city centre, lively, upscale, rental investment).
Upscale: Hivernage · Guéliz (city centre, lively, upscale, rental investment).
Hivernage · Guéliz at a glance
The modern heart, hotels and restaurants, strong seasonal demand. Profile: city centre, lively, upscale, rental investment.
Agdal (Marrakech) · Route de Fès at a glance
Profile: recent developments, affordable.
Other area comparisons in Marrakech
- Hivernage · Guéliz or Palmeraie (Marrakech): which area to choose?
- Hivernage · Guéliz or Route de l’Ourika · Amelkis · Prestigia (Marrakech): which area to choose?
- Hivernage · Guéliz or Targa · Route de Casablanca (Marrakech): which area to choose?
- Hivernage · Guéliz or M’hamid · Massira · Azli (Marrakech): which area to choose?
- Palmeraie or Agdal (Marrakech) · Route de Fès (Marrakech): which area to choose?
- Route de l’Ourika · Amelkis · Prestigia or Agdal (Marrakech) · Route de Fès (Marrakech): which area to choose?
- Targa · Route de Casablanca or Agdal (Marrakech) · Route de Fès (Marrakech): which area to choose?
- Agdal (Marrakech) · Route de Fès or M’hamid · Massira · Azli (Marrakech): which area to choose?
Frequently asked questions
Hivernage · Guéliz or Agdal (Marrakech) · Route de Fès: which area is cheaper?
Hivernage · Guéliz: 14,000 – 24,000 MAD/m²; Agdal (Marrakech) · Route de Fès: 8,000 – 13,000 MAD/m². Agdal (Marrakech) · Route de Fès is about 45% cheaper.
How much is a 2-bedroom in Hivernage · Guéliz and in Agdal (Marrakech) · Route de Fès?
About MAD 1,330,000 – MAD 2,280,000 in Hivernage · Guéliz and MAD 760,000 – MAD 1,240,000 in Agdal (Marrakech) · Route de Fès (Marrakech), before purchase costs.
Torn between Hivernage · Guéliz and Agdal (Marrakech) · Route de Fès?
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Last updated: 2026-10-20