Marrakech villa prices: complete guide to investing in luxury real estate

Marrakechthe Pearl of the South, is much more than a tourist destination. With its majestic palmsWith its picturesque landscapes and unique architecture, the city has become a global benchmark for luxury real estate. Whether you're looking to live here or invest, Marrakech offers a unique opportunity to own your own exceptional villacombining comfort, prestige and profitability.

The luxury real estate market in Marrakech is dynamic and attractive, attracting international buyers looking for a property in a setting that is both exotic and prestigious. Thanks to emblematic districts such as la Palmeraie, Winteringor the golf complexes of Samanah and AmelkisThere's a wide range of villas to meet even the most demanding requirements.

In this article, we offer you a complete guide to explore villa prices in Marrakech. You'll discover the factors influencing prices, current market trends and tips for a successful investment. If you're considering investing in luxury real estate, Les Villas de Myriam are with you every step of the way to find the ideal property for your needs. Discover our real estate services.

 

 

Why is Marrakech a top destination for luxury real estate?

An exceptional living environment

Marrakech seduces with its climate year-round sunshinewith its lush gardens and proximity to the Atlas Mountains, offering a unique panorama. Luxury villas located in or near the town offer a calm, leafy environment, yet close to all amenities.

Whether in the palm groves or on the golf courses, the villas offer spacious interiors and exteriors designed for relaxation: private pools, terraces with panoramic viewsand well-tended gardens.

Growing international appeal

Marrakech is a popular destination for many international investors. Visitors from Europe, America and the Gulf States flock here to discover Morocco's rich cultural heritage. This popularity has led to a steadily rising demand for real estatemaking the city a secure market and high potential for buyers.

Rental profitability potential

Investing in a villa in Marrakech can be an excellent high rental profitability thanks to tourist demand. Depending on the season, luxury villas can be rented at attractive prices, especially if they are located in popular areas such as Wintering or Bab Atlas. By working with a concierge service, you can maximize your return while offering your tenants a top-notch service.

 

 

Factors influencing villa prices in Marrakech

Geographical location

The neighborhood plays a crucial role in determining prices:

• Palmeraie Luxurious villas nestled in peaceful surroundings, priced from 8,000,000 to 30,000,000 MAD.
• Wintering A chic, central neighborhood with property values of up to 40,000,000 MAD.
• Samanah Golf Club Modern villas surrounded by golf courses, ideal for sports and luxury enthusiasts.

Villa size and style

Prices vary according to area and the architectural style of the property. Visit modern villas with home automation are often more expensive than traditional riadsalthough the latter are prized for their unique character.

Equipment and services included

Visit villas with private conciergeHeated pools and landscaped gardens can command higher prices, due to maintenance costs and additional services.

 

 

Trends in Marrakech's luxury real estate market in 2024

Rising international demand

Foreign investors, particularly from Europe and the Gulf States, dominate the market. The economic stability and Moroccan tax incentives make Marrakech even more attractive.

Property growth on the outskirts

With prices rising in central neighborhoods, more and more buyers are turning to outlying areas such as Bab Atlaswhere they can obtain more spacious and quiet properties.

Economic and political impact

Initiatives such as the liberalization of foreign investment in Moroccan real estate and the creation of modern infrastructures have consolidated Marrakech's status as a prime real estate destination. To explore our available properties, visit our page dedicated to villas to buy.

 

 

Marrakech villa price ranges: what you need to know

One of the essential aspects to understand before investing in luxury real estate in Marrakech is the price diversityThe price of a villa in Marrakech depends on a number of factors, including its location, the size of the property and the services included. Here's a detailed overview of the price ranges for villas in Marrakech, by neighborhood and property type.

Downtown luxury villas

In upmarket districts such as Wintering and GuélizThe villas are prized for their proximity to the main attractions: restaurants, luxury boutiques and cultural venues. These villas often feature modern design and high-end finishes.

• Price range : Between 15,000,000 and 40,000,000 MAD.
• Common features Our facilities: manicured gardens, heated swimming pools, advanced home automation and, in some cases, panoramic views of the Atlas Mountains.

Example: A modern villa in the Hivernage district, with 5 bedrooms, indoor pool, and private spa, can be sold for around 30,000,000 MAD.

Villas in golf resorts

For golf enthusiasts, Marrakech offers properties located directly on prestigious courses such as the Samanah Golf Club, l'Assoufid Golf Clubor theAtlas Golf Marrakech. These villas will seduce you with their verdant setting and the serenity they offer.

• Price range : From 8,000,000 to 25,000,000 MADdepending on size and features.
• Common features Direct access to the golf course, large terraces overlooking the green, private concierge service and close proximity to restaurants and spas.

Example: A 400 m² villa located Samanah Golf Clubwith heated pool and 1,000 m² garden, usually sells for around 12,000,000 MAD.

Villas on the outskirts of Marrakech

For those looking for more space and peace and quiet, outlying areas such as Bab Atlas, Route de Fèsor Targa offer spacious properties at often more affordable prices.

• Price range : Between 6,000,000 and 15,000,000 MAD.
• Common features Villas: Large villas, often inspired by traditional Moroccan architecture, with lush gardens and outdoor spaces perfect for events or family gatherings.

Example: A 600 m² villa in Bab Atlas, with traditional decoration and a swimming pool, can cost around 10,000,000 MAD.

Exceptional properties

Finally, some villas in exclusive locations, such as renovated riads in the medina or architect-designed villas in the PalmeraieThese properties offer unrivalled luxury and are often custom-designed. These properties offer unparalleled luxury and are often custom-designed.

• Price range From 40,000,000 MAD and can reach 100,000,000 MAD for the most prestigious properties.
• Common features Integrated concierge service, unique architecture, noble materials, and sometimes facilities such as movie theaters or wine cellars.

 

 

Comparative table of Marrakech neighborhoods for investing in a villa

Marrakech districts	Average price per m² (in MAD)	Main assets	Ideal for
Palmeraie	20 000	Green setting, quiet, large properties	Investors looking for prestige and exceptional properties
Wintering	25 000	Prestige, proximity to upscale hotels and restaurants	Buyers looking for luxury and exclusive city living
Guéliz	18 000	Urban atmosphere, nightlife, shops	Young, active investors, shops and a lively lifestyle
Route d'Amizmiz	15 000	Recent development, modern residential complexes	Families and investors looking for modern properties
Route de Fès	12 000	Fast-growing areas, competitive prices	Long-term investments with growth potential

 

Focus on Hivernage and Guéliz: Why are these neighborhoods more expensive?

Marrakech is a city with many facets, and the Hivernage and Guéliz districts stand out for their unique appeal. Sought-after by investors and property buyers alike, these two neighborhoods boast above-average prices per square meter. Here are the reasons for this difference.

 

 

Hivernage: luxury and tranquillity in the heart of Marrakech

Hivernage is one of Marrakech's most prestigious districts, known for its peaceful, residential atmosphere. The area embodies refinement and comfort, attracting a discerning local and international clientele.

• Ideal location Hivernage: Located close to the old medina and major tourist attractions, Hivernage offers quick access to Marrakech's attractions while remaining a haven of tranquility.
• Prestige and standing The area is famous for its five-star hotels, high-end villas and gated communities. Many of the properties boast modern design, private swimming pools and tree-lined gardens - assets that justify the high prices.
• Premium infrastructures The Hivernage area boasts a wide range of gourmet restaurants, luxurious spas and exclusive boutiques, enhancing its appeal to residents and investors alike.

 

 

Guéliz: the modern, dynamic center

Guéliz is the modern heart of Marrakech, renowned for its effervescence and dynamism. This district combines contemporary architecture with historical heritage, offering an upscale urban experience.

• Attractive city life Guéliz: With its trendy cafés, art galleries and shopping malls, Guéliz attracts a cosmopolitan clientele in search of a sophisticated urban lifestyle.
• Close to amenities The neighborhood is perfectly connected to the city's main thoroughfares and offers modern amenities, such as international schools and high-quality medical centers.
• A booming market Guéliz real estate, from modern apartments to detached houses, is highly sought-after by investors looking for high rental yields. Its growing popularity continues to fuel rising prices.

Why invest in Hivernage and Guéliz?

1. Strong international demand These neighborhoods are popular with affluent foreigners looking for second homes or high-potential investment opportunities.
2. Quality infrastructures The constant development of infrastructure, services and green spaces in these areas is helping to boost their appeal.
3. A unique lifestyle The Hivernage and Guéliz districts offer a rare combination of modernity and Moroccan authenticity, allowing you to enjoy city life in a prestigious setting.

These characteristics make Hivernage and Guéliz the preferred choices for buyers looking to invest in luxury real estate in Marrakech. The higher prices in these neighborhoods are justified by the exceptional quality of life they offer, combined with their potential for long-term appreciation.

 

 

 

 

Marrakech real estate price trends in figures

Marrakech's real estate market has seen significant fluctuations in recent years, influenced by a variety of economic and social factors. Understanding these trends is essential for investors and potential buyers.

Price trends by property type

• Apartments In 2024, the national average selling price of apartments in Morocco reached 12,340 MAD/sq.m. In Marrakech, this price is higher, with an average of 14,720 MAD/sq.mreflecting the city's attractiveness (Bladi)

• Villas The average selling price of villas nationwide is around 13,980 MAD/sq.m. Although specific data for Marrakech are not detailed, it is reasonable to assume that prices there are comparable, if not slightly higher, due to demand in the luxury segment. (Bladi)

Neighborhood variations

Real estate prices in Marrakech vary considerably from neighborhood to neighborhood, influenced by factors such as proximity to the center, infrastructure, and the prestige of the areas. For example, neighborhoods such as Wintering and Guéliz have higher prices due to their central location and amenities. (Universelle.ma)

Factors influencing trends

• Supply and demand : In 2024, the Moroccan real estate market showed a notable imbalance, with supply down by 9.95 % and demand up by 15.46 %. This dynamic has contributed to upward pressure on prices, particularly in attractive cities such as Marrakech (Bladi)

• Foreign investment Marrakech continues to attract an international clientele, with strong foreign demand, particularly from France, representing 53 % apartment purchases and 49 % villa acquisitions in 2024. (Bladi)

Outlook for 2025

Experts predict that the Moroccan real estate market, and Marrakech in particular, will continue to grow in 2025. Investors are encouraged to monitor market trends and position themselves strategically to take advantage of the opportunities offered by this positive dynamic. (H24info)

 

 

The advantages of investing in a villa in Marrakech

Marrakech isn't just a luxury destination; it's also one of the world's leading strategic investment opportunity. Here's why so many buyers choose this city to purchase property.

High rental profitability

Marrakech attracts an international clientele, and luxury villas are very much in demand for tourist or business stays. Well-located properties, such as those close to golf courses or in emblematic neighborhoods, can generate a substantial annual profitability of 5 to 8 %according to their occupancy rate.

Advice : To maximize your profitability, consider registering your villa with a luxury rental network or working with a specialized concierge.

Stability in the Moroccan real estate market

Unlike other destinations, the real estate market in Marrakech is stable, thanks to continuing demand and interest from international buyers. Luxury villa prices have shown progressive growth in recent years, making it a sound investment.

Diversity of opportunities

Whether you're looking for a modern villa, a traditional riad or a golf-view property, Marrakech offers a wide variety of real estate to suit all tastes. What's more, the absence of strict restrictions on foreign buyers makes the acquisition process more accessible. Explore investment opportunities with Les Villas de Myriam.

 

 

Current trends in the Marrakech luxury real estate market

Marrakech's luxury real estate market is booming. significant growthThis is thanks in particular to growing international demand and ambitious infrastructure projects. Here are the main trends to keep an eye on to better understand the sector's dynamism.

Increased demand for durable, modern goods

With growing environmental awareness, investors are looking for villas equipped with eco-responsible technologiesThese include solar panels, intelligent energy management systems and sustainable building materials. These features are no longer considered a bonus, but a key criterion for buyers.

• Example: Newer resorts located close to golf courses, such as Samanah Golf Club, often offer villas incorporating these technologies.

The popularity of outlying districts

While central districts such as Hivernage and Guéliz remain popular, outlying areas such as Bab Atlas or Route de l'OurikaThese locations offer These locations offer incomparable calmgenerous space, and competitive prices compared with downtown.

• Notable trend : The emergence of properties integrating services such as infinity pools and landscaped gardens.

Rising popularity of golf villas

Visit golf course villas continue to appeal to both local and expatriate buyers. This segment benefits from the appeal of Moroccan golf courses, which rank among the best in Africa. Visit high-end services The resorts' star-studded restaurants, luxurious spas and exclusive events further enhance their appeal.

Foreign investment boosts market

European investors, particularly French and Spanish, consider Marrakech an ideal destination for diversifying their real estate assets. With advantageous tax policies and a lack of strict restrictions for non-residents, the market remains highly accessible.

The impact of local infrastructures

The development of modern infrastructure, such as the expansion of Marrakech airport and new road projects, plays a key role in enhancing the value of properties. In addition, the renovation of cultural centers and the organization of international events are boosting the city's appeal.

Renovated riads are highly valued

As part of a worldwide trend for architectural heritage, the traditional riads located in the medina and carefully renovated, are highly sought-after investments. They attract buyers looking to combine Moroccan charm with modern comfort.

 

 

Comparative analysis of the cost of villas in Marrakech vs Casablanca, Tangier and Essaouira

When it comes toluxury real estate in MoroccoMarrakech is often cited as the benchmark for its prestigious properties and international tourist appeal. However, other Moroccan cities, such as Casablanca, Tangier and Essaouira, also offer interesting investment opportunities. Here's a comparative analysis of prices and property market characteristics in these four cities.

Marrakech: the destination of choice for luxury and tourism

• Average price of luxury villas : Between 15,000 and 30,000 MAD/sq.mwith high-end properties up to 50,000 MAD/sq.m in exclusive neighborhoods such as the Palmeraie and Bab Atlas.
• Market characteristics :
  • Strong tourist demand.
  • Villas often equipped with swimming pools, landscaped gardens and golf course views.
  • Prestigious neighborhoods such as the Palmeraie and Hivernage attract international buyers.
• Benefits :
  • High potential seasonal rental profitability.
  • Pleasant climate, ideal for year-round stays.

Casablanca: Morocco's economic hub

• Average price of luxury villas : Between 20,000 and 35,000 MAD/sq.mwith peaks at 60,000 MAD/sq.m in prestigious neighborhoods such as Anfa and Californie.
• Market characteristics :
  • Mainly focused on national and professional customers.
  • Villas located in upscale residential areas close to the economic center.
• Benefits :
  • Stable market thanks to the presence of an upper middle class and many expatriates.
  • Strong demand for primary residential properties.

Tangier: the pearl of the north with a view of Europe

• Average price of luxury villas : Between 12,000 and 25,000 MAD/sq.mwith exceptional properties reaching 35,000 MAD/sq.m in areas such as Malabata and Vieille Montagne.
• Market characteristics :
  • A unique blend of history, modernity and proximity to Europe.
  • Villas with breathtaking views of the Mediterranean and the Strait of Gibraltar.
• Benefits :
  • Proximity to Europe, ideal for foreign buyers, especially from Spain and France.
  • Rapid development of modern infrastructure (Tanger Med, LGV).

Essaouira: authentic charm and serenity

• Average price of luxury villas : Between 10,000 and 20,000 MAD/sq.mwith exceptional properties reaching 25,000 MAD/sq.m in areas close to the sea.
• Market characteristics :
  • Smaller market, but appreciated for its peaceful setting and bohemian atmosphere.
  • Villas often located in natural environments, close to the beach or in rural areas.
• Benefits :
  • A niche destination ideal for those seeking peace and quiet.
  • Excellent opportunity for second homes.

Cost of villas in Morocco: price comparison by city

City	Average price (MAD/m²)	Prestigious neighborhoods	Highlights
Marrakech	15 000 - 30 000	Palmeraie, Hivernage, Bab Atlas	Luxury tourism, rental profitability
Casablanca	20 000 - 35 000	California, Anfa, Ain Diab	Economic center, stable customer base
Tangier	12 000 - 25 000	Malabata, Old Mountain	Close to Europe, overlooking the Mediterranean
Essaouira	10 000 - 20 000	Beach, rural areas	Peaceful atmosphere, second home

While Marrakech is the leading city for investing in luxury real estate thanks to its international influence, Casablanca stands out for its stable market, oriented towards primary residences. Tangier attracts an international clientele with its Mediterranean charm and proximity to Europe, while Essaouira offers a quieter, more authentic alternative, perfect for second homes. The choice of city will depend on the buyer's objectives: rental profitability, principal residence or second home.

 

 

 

 

The advantages of investing in luxury real estate in Marrakech

Marrakech has become a destination of choice for real estate investors, thanks in particular to its stable economyMarrakech's appeal as a tourist destination and its unique opportunities in the luxury market. Here are the main advantages of choosing Marrakech for a high-end real estate investment.

Attractive rental yields

The luxury rental market in Marrakech offers particularly attractive yieldsThis is particularly true in popular areas such as Guéliz, Hivernage and the Route de Fès. Villas equipped with premium services (private pools, concierge service, in-home chefs) are particularly sought-after for seasonal rentals.

• On average, a homeowner can expect annual rental yield of 6 to 8 %depending on the property's location and amenities.
• Marrakech attracts a high-end clientele, ready to spend more for luxury stays.

Useful internal link : Find out how Les Villas de Myriam can help you with the rental management of your property by consulting our page dedicated to concierge services.

Villa prices in Marrakech: tax advantages for foreign investors

Morocco offers a particularly attractive tax environment for non-resident buyers:

• No restrictions Foreigners are free to buy real estate in Morocco.
• Lower taxes : Investors can benefit from advantages such as exemptions on rental income in certain situations.

These advantages make Marrakech a competitive destination when compared to other luxury real estate markets in Europe and Asia.

An exceptional living environment

Investing in a luxury villa in Marrakech also means treating yourself to a unique living environmentMoroccan culture, a sunny climate and varied landscapes. The city is a perfect blend of modernity and tradition, offering a quality of life appreciated by expatriates and residents alike.

• Prestigious golf courses, world-renowned spas and the proximity of the Atlas Mountains make the city particularly attractive to an international clientele.

Heritage enhancement

The luxury real estate market in Marrakech is constantly evolving, and prestige properties are enjoying a boom. rapid recovery. By investing in strategic neighborhoods or in villas with exceptional amenities, investors can look forward to a attractive medium- and long-term capital gains.

A destination with strong tourism potential

With over 3 million visitors a year, Marrakech remains a very popular destination, reinforcing the appeal of vacation rentals. Investing in luxury real estate allows you to target affluent international customersThis is particularly true of platforms such as Airbnb Luxe and specialized agencies.

 

 

 

Tips for investing in Marrakech

To maximize your investment, it's essential to follow certain strategic steps. Here are the best practices for a successful real estate project in Marrakech.

Choosing the right location

Location is a key criterion in luxury real estate. In Marrakech, neighborhoods such as Hivernage, Palmeraie and Route de l'Ourika offer interesting opportunities. These areas are renowned for their security, modern infrastructure and proximity to high-end services.

• Advice : Choose properties with panoramic views or close to golf courses for better value.

Surround yourself with competent professionals

Investing in luxury real estate in Marrakech requires local expertise. Working with specialized agencies, such as Les Villas de Myriam, guarantees the best possible individual support throughout the process, from property selection to legal assistance.

Evaluate associated costs

Beyond the purchase price, it's crucial to anticipate ancillary costs such as notary fees, maintenance costs and rental management costs. These elements must be integrated into your financial plan to guarantee the profitability of your investment.

Inspect the property before you buy 

Before signing, carry out a detailed inspection of the property to ensure the quality of the materials, equipment and general condition of the villa. Particular attention should be paid to luxury features such as swimming pools, spas and home automation systems.

 

 

Why is Marrakech the ideal place to invest in a luxury villa?

Investing in a luxury villa in Marrakech is a strategic decision, whether you want to live there, generate rental income or diversify your assets. With its exceptional climateits unique living environment and attractive real estate opportunitiesThe city is attractive to both local and international investors.

Thanks to a advantageous taxationThanks to a constantly evolving market and top-of-the-range services such as those offered by Les Villas de Myriam, Marrakech has become a must-see destination for lovers of prestige real estate.

If you're looking for tailor-made advice and access to an exclusive portfolio of properties, don't hesitate to contact a specialist agency. Your real estate project begins here, in the heart of Moroccan elegance and exclusivity.

Ready to find the villa of your dreams in Marrakech? Take a look at our exclusive selection of luxury villas and let us guide you through your real estate investment.

 

FAQ : Everything you need to know about villa prices in Marrakech

1. How much does a villa in Marrakech cost?

The price of a villa in Marrakech varies according to its location, size and facilities. In general :

• Palmeraie Prices can reach 10 to 30 million dirhams for high-end properties.
• Wintering and Guéliz Villas sell between 5 and 20 million dirhamsbecause of their central location.
• Route d'Amizmiz or Route de Fès These emerging zones offer more affordable options, with prices starting at 2.5 million dirhams.

2. What are the most expensive neighborhoods in which to buy a villa in Marrakech?

The most prestigious districts include :

• Wintering In the heart of Marrakech, close to luxury amenities.
• Palmeraie The "B" and "B" zones: Renowned for their large properties surrounded by greenery. These areas mainly attract investors looking for luxury villas with top-of-the-range amenities.

3. Why do villa prices vary so widely in Marrakech?

Price variations can be explained by :

• L'location : Villas located in central or prestigious areas cost more.
• Visit services Pools, spacious gardens and included services increase value.
• Visit rental potential : Properties in tourist areas or close to golf courses are in high demand.

4. Is it possible to negotiate the price of a villa in Marrakech?

Yes, negotiation is common in Moroccan real estate. By using an experienced real estate agent, you can obtain a reduction of 5 to 15 % on the initial price, depending on market conditions and the seller's motivations.

5. What are the trends in the Marrakech real estate market?

The villa market in Marrakech is dynamic thanks to :

• A growing demand foreign buyers.
• Increased interest in ready-to-rent properties, especially in neighbourhoods such as Guéliz or near golf courses.
• An expanding market in emerging regions such as Route de Fèswhich offers excellent potential for added value.

6. What are the costs in addition to the purchase price?

In addition to the purchase price, buyers should consider :

• Notary fees : About 1 % of the selling price.
• Registration fees : 4 % of the property price.
• Real estate agency fees : Generally between 2 % and 5 %.
• Any renovation or customization costs.

7. Is it worth buying a villa for seasonal rental in Marrakech?

Absolutely! Marrakech is a major tourist destination, and luxury villas are easy to rent for short or long stays. Neighborhoods like the Palmeraie or near golf courses offer high rental yields of up to 8 % per year.

8. What documents do I need to buy a villa in Marrakech?

To complete a purchase, you must :

• A copy of land titles.
• A certificate of ownership.
• A bank account in convertible dirhams for foreign buyers. It is advisable to go through a notary to secure the transaction.

9. Is it possible for a foreigner to buy a villa in Marrakech?

Yes, foreigners can buy property in Morocco without restriction, with the exception of agricultural land. Marrakech is a popular destination for expatriates looking for second homes or rental investments.

10. What are the criteria for choosing a villa in Marrakech?

To choose the ideal villa, consider :

• Location Proximity to amenities, prestigious neighborhoods or quiet areas.
• Size Number of bedrooms and lot size.
• The equipment Swimming pool, garden, security.
• Rental potential : If you are planning to rent.

11. Can I buy a villa in Marrakech as my main residence?

Yes, many expatriates choose Marrakech as their year-round destination. The city offers a pleasant living environment, an ideal climate, and modern infrastructures in areas such as Wintering and Guéliz.

12. How will the Marrakech real estate market fare in 2024?

In 2024, the market remains attractive, supported by :

• Post-pandemic economic recovery.
• Competitive prices compared to other luxury destinations.
• An increase in foreign investment, particularly in rental properties and second homes.