Property prices · Marrakech
Property prices in Marrakech in 2026
A tourist and residential city: medina, Guéliz, Hivernage, then estates and golf resorts on the outskirts. A large share of second homes and holiday-rental investment.
Updated 6 October 2026 · Indicative ranges observed for new builds (2025-2026), varying with the residence, floor, view and developer. To be confirmed case by case.
Price per m² by neighbourhood in Marrakech
| Neighbourhood | Price per m² | Vs average |
|---|---|---|
| Hivernage · Guéliz | 14,000 – 24,000 MAD/m² | +58% |
| Palmeraie | 12,000 – 28,000 MAD/m² | +67% |
| Route de l’Ourika · Amelkis · Prestigia | 10,000 – 18,000 MAD/m² | +17% |
| Targa · Route de Casablanca | 8,500 – 13,000 MAD/m² | −10% |
| Agdal (Marrakech) · Route de Fès | 8,000 – 13,000 MAD/m² | −12% |
| M’hamid · Massira · Azli | 6,500 – 9,500 MAD/m² | −33% |
How much does a new apartment cost in Marrakech?
Ranges based on the city’s average price per m², excluding purchase costs.
| Property type | Indicative price incl. VAT |
|---|---|
| Studio (≈ 40 m²) | MAD 320,000 – MAD 640,000 |
| 1-bedroom (≈ 65 m²) | MAD 520,000 – MAD 1,040,000 |
| 2-bedroom (≈ 95 m²) | MAD 760,000 – MAD 1,520,000 |
| 3-bedroom (≈ 130 m²) | MAD 1,040,000 – MAD 2,080,000 |
| Villa (≈ 250 m²) | MAD 2,000,000 – MAD 4,000,000 |
What your budget buys in Marrakech
Indicative surface at the city average. Expect much less in the most sought-after areas.
| Budget | Indicative surface |
|---|---|
| MAD 500,000 | ≈ 40 m² |
| MAD 800,000 | ≈ 65 m² |
| MAD 1,200,000 | ≈ 100 m² |
| MAD 1,800,000 | ≈ 150 m² |
| MAD 2,500,000 | ≈ 210 m² |
| MAD 4,000,000 | ≈ 335 m² |
Living and investing in Marrakech
To live in
Think about summer heat (orientation, shaded outdoor space) and distances: the calm of the estates comes with driving time.
Schools : Lycée Victor Hugo, private and international schools (Targa, Route de l’Ourika, Guéliz).
To invest
Lively but demanding holiday-rental market (management, rules on furnished tourist rentals). Budget for pool and garden upkeep with villas.
Getting around : Marrakech-Menara airport with many European routes, motorways to Casablanca and Agadir.
FAQ
What is the price per m² in Marrakech in 2026?
For new builds, expect 8,000 – 16,000 MAD/m² on average in Marrakech. Gaps are wide between areas: from MAD 6,500/m² in M’hamid · Massira · Azli up to MAD 28,000/m² in Palmeraie.
What budget for a new 2-bedroom flat in Marrakech?
For a 2-bedroom flat of about 95 m², plan for MAD 620,000 to MAD 2,660,000 depending on the area, plus about 6 to 7.5% purchase costs.
Which is the cheapest neighbourhood in Marrakech?
Among the areas ABRAJ follows, M’hamid · Massira · Azli has the lowest entry prices (6,500 – 9,500 MAD/m²).
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