Marrakech · Neighbourhood analysis
Buying in Gueliz, Marrakech: what the listings say in June 2026
Gueliz is the central, modern district of Marrakech, a few minutes from the medina, where shops, offices and residential buildings are concentrated. Based on the 369 active sale listings recorded in June 2026, here is what the data supports — and what it does not.
1. Prices
The median price per m² stands at MAD 20,000. The median price of a property, across all sizes, is MAD 1,500,000.
Neither median can be derived from the other. Multiplying MAD 20,000/m² by the median floor area of 79 m² gives MAD 1,580,000, a figure that matches no actual property and is not the median of total prices. For budgeting, the total median (MAD 1,500,000) is the reference; price per m² serves to compare two properties of different sizes.
1.1. Dispersion: a tight core, a long upper tail
The interquartile range runs from MAD 16,226 to MAD 23,148 per m², a ratio of 1.43. The middle half of the market therefore sits within a narrow band: across the mainstream segment, price per m² is a usable benchmark.
The coefficient of variation nevertheless reaches 0.56, a high value. The gap between the two indicators comes from the extremes: a handful of very expensive properties (large floor areas, high specification, prime positions along Avenue Mohammed V) pull the mean and standard deviation upward without distorting the core of the market.
Practical consequence: a property priced above MAD 23,148/m² sits in the top quartile and should justify that gap through identifiable features. Below MAD 16,226/m², condition and exact location warrant an inspection on site.
2. The typical property
Median floor area: 79 m². Median number of rooms: 3.
| Rooms | Listings |
|---|---|
| 1 | 21 |
| 2 | 139 |
| 3 | 142 |
| 4 | 52 |
| 5 and above | 15 |
| Total | 369 |
Two- and three-room properties account for 281 of the 369 listings, or 76% of supply. Four rooms and above drop to 67 listings. A buyer looking for a large family apartment therefore faces a markedly narrower choice, and weaker negotiating ground at equal demand.
3. Liquidity: a signal to handle with care
The median time before a listing disappears is 13 days; the median age of active stock is 9 days. The monthly expiry rate stands at 11.9%.
These three indicators measure the same thing: how quickly a listing leaves the portals. They do not measure how quickly a property sells. A listing disappears for varied reasons — a completed sale, withdrawal by the seller, expiry of the agency's subscription, or identical republication to climb back up the search results. That last practice is common and artificially shortens observed timeframes.
A cautious reading: the Gueliz market is active and its stock turns over, but 13 days does not mean a property finds a buyer in a fortnight. For a buyer travelling from abroad, the operational consequence is unchanged: a property spotted remotely may have left the portals before the next trip. Grouping viewings into a short stay, or appointing a local intermediary, avoids rebuilding a shortlist on every visit.
4. Rental yield
The median gross rental yield is 6.78% annualised, based on a median rent of MAD 113/m²/month.
The median across the Marrakech neighbourhoods we track stands at 6.85%. The 0.07-point gap falls below the margin of uncertainty of a calculation resting on two independent medians (sale prices and rents, drawn from properties that are not the same ones). Gueliz therefore sits at the level of the Marrakech average, and ranking neighbourhoods this close together carries no meaning at this scale.
This yield is gross. It ignores service charges, taxation, rental voids and management fees, which together weigh several points. It serves to compare neighbourhoods against one another, not to project a net income. Any investment decision requires validation by a notary licensed in Morocco and, depending on your country of residence, a tax adviser.
5. Notes for buyers based abroad
Buying in Morocco from abroad presupposes a documented flow of funds: a convertible dirham account, a traceable transfer, and registration with the land registry. These formalities condition your ability to repatriate the proceeds of a future sale. They are handled with a licensed notary, ahead of the offer rather than after it.
Go further
The same figures, for every neighbourhood in Morocco
Gueliz is one of many neighbourhoods we track. On dar-invest.com, you will find price per m², time on market and rental yields across 12 Moroccan cities, updated every night from published listings. Access is free.