Marrakech · Neighbourhood analysis
Buying in Hivernage Marrakech: asking prices markedly higher than in other tracked neighbourhoods
Hivernage posts the highest median asking price per sqm among the Marrakech neighbourhoods tracked by Dar Invest, with properties considerably larger than in most other areas of the city.
Hivernage concentrates a supply of properties whose asking price per square metre clearly exceeds that of every other Marrakech neighbourhood tracked by Dar Invest. This positioning holds for both sales and rentals. The article below draws exclusively on public listings collected each month; figures update automatically.
How to read the figures in this article
Two concepts appear throughout every section.
Price per square metre. The listed price of a property is divided by its area. An apartment of 100 sqm offered at 2,000,000 MAD works out to 20,000 MAD per square metre. This unit allows a studio and a large apartment to be compared on the same basis, which would be impossible by looking at total prices alone.
The median. This is the value that splits listings into two equal halves: half ask more, half ask less. A single overpriced villa would be enough to pull the average upward without moving the median. In a market as varied as Hivernage, the median better describes what a buyer actually encounters.
Figures from the latest snapshot
In the latest reference month, September 2026, the sales market in Hivernage shows the following indicators.
| Indicator | Hivernage (sales) |
|---|---|
| Median asking price per sqm | 23,748 MAD |
| Lower range (1st quartile) | 19,091 MAD |
| Upper range (3rd quartile) | 26,944 MAD |
| Median asking price per property | 1,900,000 MAD |
| Median area | 93 sqm |
| Median listing duration | 10 days |
| Listings retained | 82 |
| Change over the tracked period | +2.5% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
The range between the first and third quartile illustrates the spread of supply: a quarter of listings fall below 19,091 MAD per sqm, a quarter above 26,944 MAD per sqm. This spread reflects the diversity of properties available in the neighbourhood.
Asking price trend
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 23,171 |
| April 2026 | 24,000 |
| May 2026 | 21,788 |
| June 2026 | 21,852 |
| July 2026 | 23,862 |
| August 2026 | 23,706 |
| September 2026 | 23,748 |
Change over the tracked period: +2.5% since March 2026. The increase is characterised as moderate over the window covered by Dar Invest, which sets it apart from neighbourhoods such as Guéliz, Route de Casablanca, M'Hamid and Palmeraie, where asking prices have risen more markedly over the same period.
Hivernage in the Marrakech context
The table below positions Hivernage relative to the other neighbourhoods with reliable sales data.
| Neighbourhood | Asking price per sqm | Median area | Median duration | Listings | Change |
|---|---|---|---|---|---|
| Hivernage | 23,748 MAD | 93 sqm | 10 days | 82 | +2.5% since March 2026 |
| Guéliz | 20,602 MAD | 80 sqm | 13 days | 396 | +11.1% since March 2026 |
| Route de Casablanca | 15,464 MAD | 70 sqm | 13 days | 105 | +5.9% since March 2026 |
| Palmeraie | 16,977 MAD | 116 sqm | 11 days | 65 | +6.1% since March 2026 |
| Semlalia | 15,596 MAD | 93 sqm | 19 days | 60 | −0.9% since March 2026 |
| M'Hamid | 8,281 MAD | 64 sqm | — | 87 | +13.9% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
Several observations emerge from this table.
On prices. Hivernage posts an asking price per sqm markedly higher than every other neighbourhood listed: Guéliz, Route de Casablanca, M'Hamid, Palmeraie and Semlalia. Guéliz ranks second, at a level clearly above Route de Casablanca, M'Hamid, Palmeraie and Semlalia. Route de Casablanca, Palmeraie and Semlalia sit in broadly similar ranges, with no clear ranking possible among them. M'Hamid shows the lowest level.
On areas. Properties listed in Hivernage are markedly larger than those in Guéliz, Route de Casablanca and M'Hamid. Palmeraie offers properties markedly larger than Hivernage. Hivernage and Semlalia show median areas of a similar order.
On listing volume. Guéliz concentrates markedly more listings than Hivernage. Hivernage sits at a comparable volume to Route de Casablanca, M'Hamid and Palmeraie. Semlalia has a markedly lower volume than Hivernage.
On listing duration. Hivernage, Guéliz, Route de Casablanca and Palmeraie show durations of a similar order. Semlalia stands out with a median duration markedly longer than these four neighbourhoods, suggesting a slower turnover of properties on the platforms.
Listing duration in Hivernage
The median duration measures how long a listing remains visible online before disappearing. A short duration indicates that properties leave the platforms quickly; a longer duration generally leaves more room to negotiate. A listing that disappears is not necessarily sold: the seller may have withdrawn it, reposted it under a different title, or abandoned the process without finding a buyer.
| Month | Median time on market, in days |
|---|---|
| March 2026 | 12 |
| April 2026 | 12 |
| May 2026 | 14 |
| June 2026 | 14 |
| July 2026 | 19 |
| August 2026 | 33 |
| September 2026 | 10 |
| Month | Number of listings, per month |
|---|---|
| March 2026 | 55 |
| April 2026 | 65 |
| May 2026 | 61 |
| June 2026 | 73 |
| July 2026 | 54 |
| August 2026 | 61 |
| September 2026 | 82 |
Rentals in Hivernage
Dar Invest also tracks rental listings in Hivernage. The median asking rent per sqm stands at 132 MAD per month in the latest snapshot. Change over the tracked period: +4.8% since March 2026.
Hivernage posts a median asking rent per sqm markedly higher than Guéliz, which itself clearly exceeds Route de Casablanca. Rental data for M'Hamid, Palmeraie and Semlalia do not meet our reliability threshold; no rent figures are available for those neighbourhoods.
Gross rental yield
Gross rental yield relates annual rent to the purchase price. An apartment bought for 2,000,000 MAD and rented at 8,000 MAD per month generates 96,000 MAD over the year, a gross yield of 4.8%. The word "gross" matters: this calculation ignores tax, service charges, maintenance costs and vacancy periods, all of which reduce the actual return.
Since both sales and rental data are available for Hivernage, it is possible to estimate a rough gross yield from the neighbourhood medians. This ratio provides a positioning indicator, not a commitment on the profitability of any specific property. Hivernage and Route de Casablanca show a gross rental yield of a similar order, with no clear ranking possible between them.
For an MRE buyer
Several points deserve attention for a buyer residing abroad.
The volume of listings in Hivernage is more limited than in neighbourhoods such as Guéliz. The market is less liquid, which may lengthen the search period and make negotiation more complex in the absence of recent comparable references.
The price spread between the first and third quartile is notable. Two properties of similar area can show very different prices per sqm depending on their condition, floor or aspect. Visiting several properties and requesting recent comparable data remains essential before making any offer.
The prices shown in listings are asking prices set by sellers. The gap between what a seller hopes to achieve and what a buyer actually pays — the negotiation — does not appear anywhere in this data. A notary or a local estate agent can give an indication of the typical negotiation margins in the neighbourhood.
Finally, financing conditions, the tax treatment applicable to non-residents and fund transfer procedures require specialist advice that this article does not provide.
What these figures do not resolve
Three limitations apply before drawing a purchase decision from this data.
Asking prices, not transaction prices. The medians presented here reflect what sellers display on public platforms. The price actually paid at the time of a transaction may differ, sometimes considerably.
A neighbourhood median, not a property price. Hivernage is not homogeneous. A specific property can deviate markedly from the median depending on its condition, floor, area or layout. The median describes the centre of available supply, not each apartment individually.
A limited listing volume. Hivernage has a smaller number of listings than Guéliz. On a smaller sample, the median is more sensitive to the entry or exit of a few atypical properties. Trends should be read with this caveat in mind.
Figures as of September 2026.