Marrakech · Neighbourhood analysis
Property prices in Marrakech: a neighbourhood-by-neighbourhood breakdown
Marrakech neighbourhoods show sharply contrasting asking price levels, uneven listing durations and diverging trends depending on the area. A data-driven overview, updated every month.
Marrakech brings together neighbourhoods whose property markets operate in very different ways: listing volumes, price levels, property sizes and turnover speed vary considerably from one area to another. This article brings together the available indicators for six neighbourhoods covered by Dar Invest data, updated every month.
How to read the figures in this article
Two concepts appear throughout every section below.
Price per square metre. This is calculated by dividing the listed price of a property by its floor area. An apartment of 100 sqm listed at 1,000,000 MAD works out to 10,000 MAD per sqm. This unit makes it possible to compare a studio and a large apartment 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 more resistant than the average to outliers — an exceptionally priced villa shifts it far less than it would shift a mean. In a heterogeneous market like Marrakech, the median better describes what a buyer actually encounters.
All prices quoted are asking prices set by sellers, never transaction prices. What buyers actually pay, after negotiation, does not appear in these data.
Guéliz (sale)
Guéliz is by far the neighbourhood with the highest volume of sale listings among those tracked in Marrakech. This market depth makes the median more robust than in less well-supplied neighbourhoods.
At the latest reading, September 2026, the asking price per sqm stands at 20,542 MAD. The median property has a floor area of 72 sqm and a total asking price of 1,450,000 MAD. The median listing duration is 13 days.
| Indicator | Value |
|---|---|
| Asking price per sqm | 20,542 MAD |
| Median asking price | 1,450,000 MAD |
| Median floor area | 72 sqm |
| Median listing duration | 13 days |
| Listings retained | 252 |
| Change over the tracked period | +8.3% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 18,966 |
| April 2026 | 20,474 |
| May 2026 | 19,943 |
| June 2026 | 20,000 |
| July 2026 | 21,366 |
| August 2026 | 20,542 |
| September 2026 | 20,542 |
| Month | Median time on market, in days |
|---|---|
| March 2026 | 12 |
| April 2026 | 12 |
| May 2026 | 12 |
| June 2026 | 13 |
| July 2026 | 13 |
| August 2026 | 16 |
| September 2026 | 13 |
Route de Casablanca (sale)
Route de Casablanca has a listing volume well below Guéliz, but well above Hivernage, Palmeraie and Semlalia. The properties listed are of comparable size to those in Guéliz.
The asking price per sqm is well below that of Guéliz and well below that of Hivernage. It is in the same range as Palmeraie and Semlalia.
| Indicator | Value |
|---|---|
| Asking price per sqm | 14,769 MAD |
| Median asking price | 1,198,000 MAD |
| Median floor area | 74 sqm |
| Median listing duration | 44 days |
| Listings retained | 106 |
| Change over the tracked period | +1.1% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
The median listing duration on Route de Casablanca is well longer than in Guéliz, Hivernage, M'Hamid, Palmeraie and Semlalia. It is the neighbourhood where listings remain visible the longest among those tracked here.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 14,607 |
| April 2026 | 15,116 |
| May 2026 | 15,385 |
| June 2026 | 15,392 |
| July 2026 | 16,134 |
| August 2026 | 15,476 |
| September 2026 | 14,769 |
| Month | Median time on market, in days |
|---|---|
| March 2026 | 13 |
| April 2026 | 12 |
| May 2026 | 12 |
| June 2026 | 14 |
| July 2026 | 36 |
| August 2026 | 21 |
| September 2026 | 44 |
Hivernage (sale)
Hivernage is the neighbourhood with the highest asking price per sqm among those covered in this article: it is well above Guéliz, Route de Casablanca, M'Hamid, Palmeraie and Semlalia. The properties listed are considerably larger than in Guéliz and Route de Casablanca, which translates into substantially higher entry prices.
Listing volume is well below Guéliz and Route de Casablanca, in the same range as M'Hamid and Palmeraie.
| Indicator | Value |
|---|---|
| Asking price per sqm | 23,748 MAD |
| Median asking price | 1,928,000 MAD |
| Median floor area | 96 sqm |
| Median listing duration | 11 days |
| Listings retained | 78 |
| Change over the tracked period | +2.5% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
| 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 |
| 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 | 11 |
M'Hamid (sale)
M'Hamid has the lowest asking price per sqm of the six neighbourhoods tracked: it is well below Guéliz, Route de Casablanca, Hivernage, Palmeraie and Semlalia. The properties listed are considerably smaller than in most other neighbourhoods.
In return, the median listing duration is well shorter than in Guéliz, Route de Casablanca, Hivernage, Palmeraie and Semlalia: listings disappear from platforms quickly.
| Indicator | Value |
|---|---|
| Asking price per sqm | 8,281 MAD |
| Median asking price | 595,000 MAD |
| Median floor area | 64 sqm |
| Median listing duration | 3 days |
| Listings retained | 84 |
| Change over the tracked period | +13.9% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 7,270 |
| April 2026 | 7,791 |
| May 2026 | 8,525 |
| June 2026 | 8,103 |
| July 2026 | 8,276 |
| August 2026 | 8,316 |
| September 2026 | 8,281 |
| Month | Median time on market, in days |
|---|---|
| March 2026 | 9 |
| April 2026 | 3 |
| May 2026 | 1 |
| June 2026 | 6 |
| July 2026 | 38 |
| August 2026 | 27 |
| September 2026 | 3 |
Palmeraie (sale)
Palmeraie stands out for properties that are considerably larger than those in Guéliz, Route de Casablanca, Hivernage, M'Hamid and Semlalia. The asking price per sqm is in the same range as Route de Casablanca and Semlalia, well below Guéliz and Hivernage, and well above M'Hamid.
The median listing duration is well longer than in Guéliz, Hivernage and M'Hamid, and in the same range as Semlalia.
| Indicator | Value |
|---|---|
| Asking price per sqm | 16,977 MAD |
| Median asking price | 2,000,000 MAD |
| Median floor area | 116 sqm |
| Median listing duration | 18 days |
| Listings retained | 65 |
| Change over the tracked period | +6.1% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 16,000 |
| April 2026 | 16,667 |
| May 2026 | 17,406 |
| June 2026 | 17,210 |
| July 2026 | 16,146 |
| August 2026 | 16,667 |
| September 2026 | 16,977 |
| Month | Median time on market, in days |
|---|---|
| March 2026 | 14 |
| April 2026 | 12 |
| May 2026 | 11 |
| June 2026 | 10 |
| July 2026 | 13 |
| August 2026 | 48 |
| September 2026 | 18 |
Semlalia (sale)
Semlalia has a profile close to Palmeraie on several indicators: asking price per sqm in the same range, listing duration in the same range, listing volume in the same range. Properties are considerably larger than in Guéliz, Route de Casablanca and M'Hamid, but considerably smaller than in Palmeraie.
| Indicator | Value |
|---|---|
| Asking price per sqm | 15,545 MAD |
| Median asking price | 1,325,000 MAD |
| Median floor area | 94 sqm |
| Median listing duration | 21 days |
| Listings retained | 58 |
| Change over the tracked period | −1.2% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
| Month | Median price, in MAD/m² |
|---|---|
| March 2026 | 15,732 |
| April 2026 | 16,405 |
| May 2026 | 17,647 |
| June 2026 | 17,410 |
| July 2026 | 17,410 |
| August 2026 | 15,211 |
| September 2026 | 15,545 |
| Month | Median time on market, in days |
|---|---|
| March 2026 | 12 |
| April 2026 | 12 |
| May 2026 | 12 |
| June 2026 | 14 |
| July 2026 | 14 |
| August 2026 | 19 |
| September 2026 | 21 |
Comparative table — sale
| Neighbourhood | Price per sqm | Median total price | Median floor area | Median duration | Listings | Change |
|---|---|---|---|---|---|---|
| Guéliz | 20,542 MAD | 1,450,000 MAD | 72 sqm | 13 days | 252 | +8.3% since March 2026 |
| Route de Casablanca | 14,769 MAD | 1,198,000 MAD | 74 sqm | 44 days | 106 | +1.1% since March 2026 |
| Hivernage | 23,748 MAD | 1,928,000 MAD | 96 sqm | 11 days | 78 | +2.5% since March 2026 |
| M'Hamid | 8,281 MAD | 595,000 MAD | 64 sqm | 3 days | 84 | +13.9% since March 2026 |
| Palmeraie | 16,977 MAD | 2,000,000 MAD | 116 sqm | 18 days | 65 | +6.1% since March 2026 |
| Semlalia | 15,545 MAD | 1,325,000 MAD | 94 sqm | 21 days | 58 | −1.2% since March 2026 |
Table: apartments for sale, public listings, figures as of September 2026.
Rental market and gross rental yield
Rental data are available for Guéliz, Route de Casablanca and Hivernage. M'Hamid, Palmeraie and Semlalia do not reach the reliability threshold for rentals: no rent figure or yield can be calculated for these three neighbourhoods.
Guéliz (rental)
The asking rent per sqm stands at 113 MAD per month at the latest reading. Change over the tracked period: −5.8% since March 2026.
Route de Casablanca (rental)
The asking rent per sqm stands at 89 MAD per month. The rent per sqm is well below that of Guéliz. Change over the tracked period: −4.3% since March 2026.
Hivernage (rental)
The asking rent per sqm stands at 132 MAD per month. It is well above Guéliz and Route de Casablanca. Change over the tracked period: +4.8% since March 2026.
Gross rental yield
A note on this concept. Gross yield relates annual rental income to the purchase price. An apartment bought for 1,000,000 MAD and rented at 5,000 MAD per month generates 60,000 MAD over the year, equivalent to a 6% gross yield. This calculation ignores tax, service charges, maintenance costs and void periods, all of which reduce the actual return.
Across the three neighbourhoods with data on both sides, the estimated gross rental yield is in the same range for Guéliz, Route de Casablanca and Hivernage: no ranking between them is possible on this indicator at the latest reading.
For an overseas Moroccan buyer
Several points deserve attention before starting a purchase process in Marrakech from abroad.
Listing duration varies considerably by neighbourhood. A short duration indicates that listings disappear from platforms quickly, leaving less time to organise a visit from abroad. A longer duration generally provides more room to plan a trip and negotiate. M'Hamid has the shortest durations among the neighbourhoods tracked; Route de Casablanca has the longest, while Palmeraie and Semlalia also show durations well above those of Guéliz, Hivernage and M'Hamid, but shorter than Route de Casablanca.
Median floor areas differ considerably from one neighbourhood to another. Comparing prices per sqm neutralises this difference, but the total budget required also depends on the size of properties available in the target neighbourhood. Palmeraie and Semlalia offer properties considerably larger than those in Guéliz or M'Hamid.
Rental data are absent for M'Hamid, Palmeraie and Semlalia. A buyer considering a rental investment has no reliable rent indicator for these neighbourhoods in the current data.
Finally, the prices quoted are asking prices. The gap between what the seller lists and what the buyer pays — the negotiation — does not appear anywhere in these figures.
What these figures do not resolve
Three limitations apply before any decision is made.
Rental data are partial. M'Hamid, Palmeraie and Semlalia do not have a sufficient volume of rental listings to calculate reliable medians. Any yield estimate for these neighbourhoods relies on data outside the scope of this article.
Neighbourhoods are not homogeneous. Each of the areas covered here encompasses very different properties. A specific apartment may differ considerably from the neighbourhood median, depending on its floor, condition or layout.
A listing that disappears is not necessarily a sale. Listing duration measures the time a property is visible online, not the time until signing. A seller may withdraw a listing, republish it under a different title, or abandon the sale without any deed having been signed.
Figures as of September 2026.