Marrakech · Neighbourhood analysis
Property prices in Izdihar, Marrakech
Izdihar shows asking prices well below other tracked neighbourhoods in Marrakech, with one of the longest listing durations in the city. Data updated every month.
Izdihar is one of the Marrakech neighbourhoods for which Dar Invest collects sale listings. Its market has several distinctive characteristics compared to other tracked areas in the city: an asking price per sqm well below all available comparison neighbourhoods, a limited listing volume, and one of the longest listing durations. This article presents the figures from the latest snapshot and places them in the Marrakech context.
How to read the figures in this article
Two concepts recur throughout the following sections.
The price per sqm. The listed price of an apartment is divided by its floor area. A property of 100 sqm listed at 1,000,000 MAD works out to 10,000 MAD per sqm. 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 of the properties are listed above it, the other half below. It is less sensitive than an average to the few outlier properties that can distort the reading of a thin market.
Izdihar in figures at the latest snapshot
In the latest reference month, September 2026, the listings retained for Izdihar total 47. The median asking price per sqm is 11,429 MAD, for a median property of 74 sqm listed at 900,000 MAD.
The central price range runs from 10,119 MAD per sqm (lower quartile) to 13,994 MAD (upper quartile). Half of all listings fall within this interval; properties outside this range exist but remain a minority.
Change over the tracked period: −6.3% since March 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 12,203 |
| May 2026 | 12,282 |
| June 2026 | 12,368 |
| July 2026 | 12,093 |
| August 2026 | 12,214 |
| September 2026 | 11,429 |
The median listing duration — the length of time a listing remains visible online before disappearing — is 22 days.
| Month | Median time on market, in days |
|---|---|
| May 2026 | 13 |
| June 2026 | 11 |
| August 2026 | 23 |
| September 2026 | 22 |
| Month | Number of listings, per month |
|---|---|
| May 2026 | 32 |
| June 2026 | 31 |
| August 2026 | 38 |
| September 2026 | 47 |
Izdihar compared to other Marrakech neighbourhoods
Dar Invest tracks several Marrakech neighbourhoods for sales. The table below brings together the key indicators from the latest snapshot.
| Neighbourhood | Median price per sqm | Median total price | Median area | Median duration | Listings | Change |
|---|---|---|---|---|---|---|
| Izdihar | 11,429 MAD | 900,000 MAD | 74 sqm | 22 days | 47 | −6.3% since March 2026 |
| Guéliz | 21,148 MAD | 1,539,000 MAD | 79 sqm | 13 days | 577 | +11.5% since March 2026 |
| Route de Casablanca | 15,476 MAD | 1,250,000 MAD | 74 sqm | 11 days | 137 | +12.2% since March 2026 |
| Hivernage | 23,972 MAD | 1,855,000 MAD | 94 sqm | 9 days | 132 | +3.5% since March 2026 |
| Agdal | 24,211 MAD | 2,350,000 MAD | 95 sqm | 11 days | 101 | +1.8% since March 2026 |
| Semlalia | 16,197 MAD | 1,545,000 MAD | 90 sqm | 17 days | 72 | −1.3% since April 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
Price level
The asking price per sqm in Izdihar is well below that of each of the five other tracked neighbourhoods: Guéliz, Route de Casablanca, Hivernage, Agdal and Semlalia. Among these five, Guéliz, Hivernage and Agdal sit at levels well above Route de Casablanca and Semlalia, with the latter two broadly in line with each other. Guéliz and Hivernage are broadly in line with each other, as are Guéliz and Agdal, and Hivernage and Agdal.
Recent trends widen this gap further: the asking price per sqm in Izdihar has fallen sharply over the tracked window, while Guéliz and Route de Casablanca show a clear increase, Hivernage a moderate increase, and Agdal and Semlalia broad stability.
Property size
Izdihar and Guéliz offer properties with a broadly similar median area, as do Izdihar and Route de Casablanca. By contrast, properties for sale in Hivernage, Agdal and Semlalia are considerably larger than those in Izdihar. Comparing prices per sqm neutralises this size difference; comparing total prices means putting properties of different sizes in direct competition.
Listing volume
Izdihar has considerably fewer sale listings than each of the five other tracked neighbourhoods. Guéliz has the highest listing count, ahead of Route de Casablanca and Hivernage — broadly in line with each other — then Agdal, then Semlalia. A limited listing volume means that the Izdihar median rests on a smaller sample, making it more sensitive to month-on-month fluctuations.
Listing duration
The median listing duration measures how long a listing remains visible before disappearing from the platforms. A long duration indicates that properties find a buyer less quickly — or at least that they stay online longer, which is not exactly the same thing.
Izdihar shows a considerably longer duration than Guéliz, Route de Casablanca, Hivernage and Agdal. Its duration is broadly in line with that of Semlalia, which is itself considerably longer than all other tracked neighbourhoods. At the other end of the scale, Hivernage, Agdal, Guéliz and Route de Casablanca show broadly similar durations, among the shortest of the tracked neighbourhoods.
One clarification is worth making: a listing that disappears has not necessarily found a buyer. The seller may have withdrawn it, reposted it under a different title, or simply abandoned it. Listing duration tracks market attention, not signed deeds.
For an overseas buyer
For a buyer based abroad, Izdihar offers a considerably lower entry price than the most sought-after neighbourhoods in Marrakech. The median area of available properties is comparable to that of Guéliz and Route de Casablanca, which makes a direct per-sqm comparison with those two areas straightforward.
The longer listing duration compared to Guéliz, Hivernage or Agdal suggests that properties remain available for longer, which generally allows more time to arrange a visit from abroad and to negotiate. This observation applies to the market as a whole; any specific property may behave very differently.
Rental data for Izdihar does not meet our reliability threshold for the most recent month. It is therefore not possible to calculate a reliable gross rental yield for this neighbourhood from current data.
Nothing in this article constitutes tax or legal advice. The conditions of a property purchase in Morocco for a non-resident depend on personal factors that listings do not capture.
What these figures do not resolve
Three limitations deserve to be stated clearly.
Prices are asking prices, not transaction prices. All values cited here are prices listed by sellers. The gap between the asking price and the price actually paid — negotiation — does not appear anywhere in this data.
Listing volume in Izdihar is limited. With considerably fewer listings than other tracked neighbourhoods, the median rests on a narrower sample. A handful of atypical properties is enough to move it from one month to the next without this reflecting any underlying market shift.
A neighbourhood is not homogeneous. The median describes the centre of the distribution, not every individual property. A specific apartment may differ considerably from the figures cited depending on its floor, condition, layout or exact location within the neighbourhood.
Figures as of September 2026.