Official index, transactions, prime segment and sought-after neighbourhoods: where Marrakech property prices stand in 2026.
Property prices in Marrakech stayed almost flat in 2026, but the volume of sales varied sharply. According to the official index from Bank Al-Maghrib and the ANCFCC, prices fell 1.5% in the first quarter then rose 0.5% in the second. Transactions, for their part, dropped 51.5% in the first quarter before rebounding 18.3% between April and June.
Behind this average, the market is highly segmented. The high end (Palmeraie, Amelkis, Hivernage, some riads in the medina) keeps rising according to private studies, while the market as a whole moves slowly. Here is how to read the figures, what they say by type of property and by neighbourhood, and how to prepare a purchase.
The property asset price index (IPAI) is published every quarter by Bank Al-Maghrib and the Agence nationale de la conservation foncière, du cadastre et de la cartographie (ANCFCC). It is based on transactions recorded at the land registry and follows the repeat-sales method: only properties sold at least twice are taken into account. This method compares the same property with itself over time and avoids confusing a rise in prices with a change in the quality of the properties sold.
Two limits to keep in mind: the index measures a change (base 100 in 2006), not a price per square metre, and it is not calculated when the number of transactions is too low. For a price per square metre, you have to turn to private studies and listings, with caution.
In Marrakech, prices fell 1.5% over the quarter, with a 3.5% drop for residential and 1.4% for land, while commercial premises gained 1.3%. Sales fell 51.5%: down 53.3% for residential, down 45.3% for land. Nationwide, Hespress reports a 2.4% fall in the index over the quarter and a 40.2% fall in transactions.
Between April and June, the Marrakech index rose 0.5%. The breakdown by type of property:
The rebound does not make up for the earlier fall: the volume of sales remains clearly below that of late 2025. Over the same period, prices rose 2.3% in Tangier, 1.9% in Rabat and 0.5% in Casablanca. Marrakech is therefore in the lower half of the major cities.
The official index does not go down to neighbourhood level. The only recent data published concern the prime segment. According to the Knight Frank study cited by Le360 in June 2026, high-end residential properties generally trade at between €5,500 and €7,000 per square metre, and prices have gained 10% to 15% in two years in some areas. Most of the stock available in this segment is furnished villas for resale.
The sought-after areas in this segment, according to the same study:
Outside the prime segment, no recent public source gives a reliable price per square metre by neighbourhood. The ranges you will read on property portals reflect asking prices, not sale prices: always compare several properties in the same area before making an offer.
Interviewed by MAP and quoted by TelQuel in March 2026, the president of the national federation of property developers expects a contained rise in prices of 2% to 5% nationwide in 2026, with no surge and no sharp correction. He names tourist property in Marrakech and Agadir among the promising segments, linked to tourism activity and the construction work for the 2030 World Cup. He also notes that more than half of searches are for homes under 80 m².
On financing, mortgage rates were around 5% to 5.2% at the start of 2026, according to the same source. A one-point change in the rate can cut a household's property buying power by up to 10%.
Finally, two infrastructure projects are supporting demand, according to Knight Frank: the planned extension of the high-speed rail line between Casablanca and Marrakech, and the expansion of Marrakech-Menara airport, which serves 111 direct destinations.
The Knight Frank study describes a path that has become common among foreign buyers: a hotel stay, then several months of renting, sometimes up to a year, before buying. This period is used to test neighbourhoods, schools and daily life.
To get an idea of the budget, rents seen in listings in 2024 and 2025 range from 4,000 to 8,000 dirhams per month for an unfurnished studio or one-bedroom in Guéliz or Hivernage, from 3,000 to 10,000 dirhams for a furnished apartment in the medina, and from 10,000 dirhams in the Palmeraie. The lease must be in writing, and the deposit is usually one to two months' rent.
If you are searching from abroad, 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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