Official 2026 prices, sought-after neighbourhoods, foreign-currency financing and repatriation: what to check before buying a property in Marrakech.
Buying in Marrakech in 2026 means entering a market that is calm on average but very contrasted depending on the type of property. According to the official index published by Bank Al-Maghrib and the National Agency for Land Conservation (ANCFCC), prices there rose 0.5% in the second quarter of 2026, while the number of sales rose 18.3%. Houses gained 2.2%, apartments 0.7%, and villas fell 1.3%.
The high end follows its own logic. According to a Knight Frank study picked up by Le360 in June 2026, prestige residences most often trade between 5,500 and 7,000 euros per square metre, with rises of 10% to 15% over two years in some areas. Between these two worlds, the foreign buyer must above all take care over three points: the choice of neighbourhood, the legal security of the property and the payment channel, which determines whether you can one day repatriate the proceeds of a resale.
This guide covers these three points, in the order in which they come up.
The real estate asset price index (IPAI) is based on sales recorded at the land registry. It gives changes, not a price per square metre. It is the only public series that lets you track Marrakech quarter after quarter and compare it with the other major cities.
Overall, residential property in Marrakech gained 1.1% over the quarter. Nationally, the index rose 0.7% over the quarter and over a year, and transactions rose 6.3% over a year. Over the same period, prices rose 0.5% in Casablanca and 2.3% in Tangier: Marrakech is around the average.
A market where prices move little and sales are picking up leaves room for negotiation, especially on villas, where prices have fallen. Conversely, houses attracted many more buyers than the previous quarter. Before making an offer, compare the asking price with several similar properties in the same area: the prices shown on portals remain asking prices, not sale prices.
The official index does not go down to neighbourhood level. To find your bearings, you need to cross-check the profile of each area with the studies available on the high-end segment.
According to the study cited by Le360, five zones concentrate high-end demand: the medina for its historic riads, Hivernage and Majorelle for urban life, Amelkis, Al Maaden and the Ouarzazate road around the golf courses, the Amizmiz road, presented as the most dynamic luxury corridor, and the Palmeraie North with the Casablanca road for large plots. The buyers there are increasingly young families, professionals who often change country, Middle Eastern households and Dubai residents, as well as Moroccans living abroad.
The same study points to two projects that support demand: Marrakech-Menara airport, which serves 111 direct destinations and is due to be expanded, and the planned extension of the high-speed line between Casablanca and Marrakech.
Before any commitment, ask whether the property is registered with the land registry and have the title deeds and the seller's identity checked by a legal professional. This matters all the more for a riad in the medina or a plot of land, whose ownership history can be complex. Be wary of listings that push you to pay a deposit before any checks.
If you sign the deed outside Morocco, a recent tax rule applies. As Hespress reminded readers in June 2026, deeds signed abroad concerning a property located in Morocco must now be accompanied by a registration certificate issued by the Moroccan tax authority. The legal registration deadlines still apply, however long the formalities abroad take, on pain of surcharges and penalties. Crediting tax already paid abroad is not automatic: you have to request it.
This is the point most often overlooked. Article 171 of the 2026 General Instruction on Foreign Exchange Operations guarantees the transfer of income and of the proceeds from the sale of a property, provided the purchase was financed in foreign currency. According to Bladi.net (September 2026), this guarantee covers foreigners, resident or not, and Moroccans living abroad, for a purchase as well as for a renovation. The funds must go through the banking system, with supporting documents linking the transfer to the purchase. Article 228 allows you to open a foreign-currency or convertible-dirham account to receive these transfers.
Without this proof, the proceeds of a resale are paid into an ordinary dirham account and cannot be freely transferred. For a non-resident foreigner, a convertible term account lets you recover 25% immediately, then three instalments of 25% on the anniversary dates. So keep every transfer notice from the very first payment.
The study cited by Le360 describes a path that has become common among foreign buyers: a few months, sometimes up to a year, of renting before buying, to test neighbourhoods, schools and daily life. To get an idea, an unfurnished studio or T1 in Guéliz or Hivernage rents for between 4,000 and 8,000 dirhams per month according to 2024 and 2025 listings, a furnished apartment in the medina for between 3,000 and 10,000 dirhams, and the Palmeraie starts at around 10,000 dirhams. The lease must be in writing, and the deposit is generally one to two months' rent.
If you are preparing your project from France, a Remoters home finder based in Marrakech can spot properties, visit them for you, gather the documents and support you through to signing. The first conversation and the quote are free.
Short answers to the questions our readers ask, written to stand on their own.
Sources cited in this article
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