The real estate market in Marrakech continues to grow, with prices ranging from 15,000 and 50,000 Dhs/m² depending on the district and property type. Premium areas such as the Palmeraie, Hivernage and Majorelle remain the most sought after.
As one of Morocco’s most dynamic luxury real estate markets, Marrakech attracts both international investors and Moroccan buyers seeking high-quality properties, strong long-term value and excellent lifestyle benefits. Understanding price levels, market trends and the characteristics of each district is essential for making an informed purchase or investment decision.
With years of experience in the local high-end market, BARNES Marrakech provides a detailed overview of current real estate prices across riads, villas, apartments, building lands and golf estates, offering clear insight into the city’s most prestigious districts such as the Medina, the Palmeraie, Hivernage, Gueliz, Agdal and the main golf resorts.
Methodology
The price ranges provided in this guide combine:
- asking prices publicly listed on the Marrakech market,
- confidential off-market data monitored by BARNES Marrakech,
- recent transactions handled by our agency,
- ongoing negotiations observed by our consultants,
- local market indicators specific to each district.
Each property remains unique. Its final valuation depends on the exact location, architecture, state of maintenance, renovation quality, amenities and potential rental yield. For this reason, a personalised estimate is strongly recommended.
Last market update: November, 2025.
Marrakech property market trends
Marrakech is undergoing a real estate boom fuelled by major infrastructure upgrades, attractive tax measures and investor incentives, all contributing to a highly favourable environment for property market expansion.
Combined with its exceptional weather, cultural appeal, modern lifestyle, strategic location and growing number of high-end developments, this dynamism makes the Red City one of the most attractive luxury property markets in North Africa. It continues to draw international buyers seeking prestigious secondary residences, profitable investments and long-term relocation opportunities.
If you are looking for a property for sale in Marrakech, the municipality extends over a vast area divided into distinct micro-markets that attract many international investors: the Medina, the Palmeraie, the golf districts of Amelkis and Al Maaden, Gueliz, Hivernage, as well as Agdal and Amizmiz Road.
Each area offers specific property types and highly variable prices depending on location, build quality, condition and rental potential. This is why our team provides strong expertise in the Marrakech property market to guide your buying or selling decisions.
Average property prices in Marrakech in 2025 (per m²)
In 2025, real estate prices in Marrakech range between 15,000 and 50,000 Dhs/m² depending on the district and property type:
- Riads: 10,000 to 40,000 Dhs/m² (up to €2M+ for exceptional properties).
- Villas: 5M to 50M Dhs (80M+ Dhs for private estates in the Palmeraie).
- Apartments: 13,000 to 50,000 Dhs/m² (highest in Hivernage & Majorelle).
- Land: 1,500 to 6,000 Dhs/m² depending on zoning and location.
Most premium areas: Palmeraie, Hivernage, Majorelle, Amelkis & Royal Palm Golf.
Below is an updated overview of price ranges across the main districts of Marrakech:
| District | Property types | Average price (Dhs/m²) | Average price (€ / m² approx.) | Prestige |
|---|---|---|---|---|
| Medina | Riads (to renovate / renovated) | 15,000 – 30,000 | 1,350 – 2,700 | High |
| Palmeraie | Architect villas, estates | 20,000 – 45,000 | 1,800 – 4,200 | Very high |
| Amelkis / Al Maaden / Royal Palm | Golf villas | 18,000 – 30,000 | 1,600 – 2,700 | Very high |
| Hivernage | Luxury apartments, penthouses | 25,000 – 50,000 | 2,300 – 4,600 | Very high |
| Majorelle Gardens | Prestige apartments | 25,000 – 45,000 | 2,300 – 4,150 | High |
| Gueliz | Old / modern apartments | 15,000 – 30,000 | 1,350 – 2,770 | Medium |
| Camp El Ghoul | Family residential | 13,000 – 25,000 | 1,200 – 2,300 | Medium |
| Agdal / Route de l’Ourika / Route de Fès | New developments | 15,000 – 28,000 | 1,350 – 2,500 | Medium |
Prices of riads in Marrakech
Mostly located in the Medina, riads for sale in Marrakech embody authenticity and the traditional Moroccan lifestyle. Their price depends on location, condition, surface area, and renovation level.
Riads to renovate
Prices generally range between 10,000 and 25,000 Dhs/m² depending on structure, with a minimum of 15,000 Dhs/m² in the most sought-after sectors such as Kasbah, Riad Zitoun, Dar Bacha, or Mouassine. A 200 m² riad to renovate sells for between 3 and 5 million Dhs.
Renovated riads
A renovated riad costs between 15,000 and 40,000 Dhs/m² depending on materials, renovation quality and location. Riads redesigned by architects often reach 7 to 12 million Dhs. Exceptional riads regularly exceed 2 million euros when featuring a pool, panoramic terrace, or guesthouse licence.
Prices of villas in Marrakech
Villas for sale in Marrakech come in several styles: contemporary designs, Moroccan architect villas, golf villas, or new developments. Their price varies depending on land size, district, views, and amenities.
Golf villas (Amelkis, Al Maaden, Royal Palm)
Villas located near prestigious golf courses offer plots from 1,000 to 2,500 m² with pools and Atlas Mountain views. Prices range from 8 to 33 million Dhs depending on orientation, construction year and project quality.
Contemporary villas
Found along Amizmiz Road, Route de Fès or in new urban developments, they are sought after for their clean architecture and high-end finishes. Prices range from 6 to 15 million Dhs, and more for large estates.
Moroccan architect villas
In the Palmeraie and surroundings, villas designed by architects such as Charles Boccara or Elie Mouyal represent the height of traditional Moroccan elegance. Prices range between 10 and over 50 million Dhs.
New villas and contemporary developments
New developments around Agdal, Route de l’Ourika and Route de Fès offer modern villas between 5 and 16 million Dhs. Very large properties can reach 2 to 3 million euros.
Exceptional villas and private palaces
In the Palmeraie and its surroundings, some properties are true contemporary palaces including spa, hammam, cinema room and staff areas. Prices easily exceed 80 million Dhs depending on size and amenities.
Prices of apartments in Marrakech
The market for apartments for sale in Marrakech is growing rapidly. High-end residences offer comfort, security and sometimes stunning views of gardens or mountains.
Hivernage
A prestigious district with the finest residences offering pools, gardens and concierge services. Prices range between 25,000 and 50,000 Dhs/m². Penthouses frequently exceed this range.
Majorelle Gardens
This exclusive and highly sought-after area offers apartments between 25,000 and 45,000 Dhs/m², especially those with views of the gardens or the Atlas mountains.
Gueliz
The lively city centre and ideal area for rental investment. Older apartments range from 15,000 to 20,000 Dhs/m², while modern residences reach 25,000 to 30,000 Dhs/m².
Camp El Ghoul
Close to the Lycée Français Victor Hugo, this district offers excellent value for money with prices between 13,000 and 25,000 Dhs/m². Ideal for a main home or long-term investment.
Agdal and nearby outskirts
New contemporary developments located around Agdal, Route de l’Ourika or Route de Fès offer apartments between 15,000 and 28,000 Dhs/m².
Land prices in Marrakech
The market for land for sale in Marrakech is expanding as demand grows for bespoke villa projects and investment developments. Prices vary significantly depending on zoning, location and accessibility.
Serviced land plots (Agdal, Route de Fès, Route de l’Ourika)
Land in serviced subdivisions ranges between 1,500 and 3,500 Dhs/m², ideal for building contemporary villas.
Land in the Palmeraie
The most prestigious plots can reach 3,000 to 6,000 Dhs/m² for exceptional locations.
Golf areas
Plots within or near golf estates range from 2,500 to 4,500 Dhs/m² depending on the view and project quality.
About this Marrakech real estate price guide
This guide is based on transaction data, active listings and daily market monitoring performed by BARNES Marrakech.
As part of the international BARNES network, the agency specialises in luxury real estate and high-end investment advisory.
- Hundreds of valuations completed in recent years.
- Expertise across all premium districts of Marrakech.
- Multilingual team with deep local knowledge.
If you would like a precise valuation, request it here: property valuation in Marrakech.
FAQs about real estate prices in Marrakech
What is the average price of a property in Marrakech?
Most properties range between 2,000,000 and 15,000,000 Dhs (€180,000 to €1,400,000). In premium areas, prices exceed 20,000,000 Dhs (€1.8M+).
How much does a riad cost in Marrakech?
Riads to renovate: 3M to 5M Dhs (€270,000 - 450,000). Renovated: 6M to 12M Dhs (€550,000 - 1.1M). Exceptional riads: 20M+ Dhs.
What is the price of a luxury villa in Marrakech?
5M to 50M Dhs (€460,000 - 4.6M). Top estates: 60M–80M Dhs (€5.5M - 8M).
How much does a high-end apartment cost in Marrakech?
Entry-level units: 1.2M Dhs (€110,000). Most apartments: 2M–4M Dhs (€180,000–370,000). Premium units: 5M–8M Dhs (€450,000–740,000).
How much does land cost in Marrakech?
Serviced residential plots start around 600,000 to 1.5M Dhs (€55,000 - 140,000). Golf-area plots range between 1.5M and 4M Dhs (€140,000 - 370,000). Premium land in the Palmeraie can reach 5M to 10M Dhs+ (€460,000 - 920,000+).
Additional FAQs about Marrakech property Market
Is it a good time to invest in Marrakech real estate?
Yes. Demand is strong and yields remain high.
Which areas offer the best rental yields?
Gueliz, the Medina, golf estates and Amizmiz Road.
Best areas for a second home?
Palmeraie for villas, Medina for luxury riads, Hivernage for apartments.
Are transactions safe for foreign buyers?
Yes. Purchases are fully secured through a notary.
How fast are properties selling?
Premium districts sell very quickly due to limited supply.
Barnes Marrakech
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- +212 6 69 290 290
- +212 6 69 290 290
- marrakech@barnes-international.com
- 234, avenue Mohamed V Marrakech, 40030 Maroc
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