Real Estate Agency in Marrakech

In 2025, a crucial question still arises for every savvy investor: should you prioritize the authentic charm of a riad in the heart of the Medina, or opt for the contemporary comfort of a villa in Marrakech’s residential districts? This decision, far from trivial, can directly influence the profitability and long-term sustainability of your real estate project. Let’s shed light on the advantages and drawbacks of these two investment opportunities to guide your decision. A Real Estate Market on the Rise in 2025 The Moroccan property sector shows remarkable growth, with Marrakech recording a moderate 3% increase in Q1 2024, while certain neighborhoods have seen property prices per square meter double in just two years. Buyers are now split between European investors (35%)—mainly French and Belgian nationals seeking a sunny second home, Moroccan expatriates (40%) aiming to maintain a family heritage, and an emerging clientele from the Gulf and Sub-Saharan Africa (25%). This diversification ensures market stability despite international economic fluctuations.   Investing in a Riad: Authenticity and Cultural Heritage The undeniable strengths of a traditional riad Buying a riad in Marrakech represents far more than a financial investment—it is the acquisition of a piece of history. Located in the heart of the Medina, a UNESCO World Heritage site, these traditional homes enjoy an exceptional location just minutes from Jemaa el-Fna Square and the souks. Tourism appeal is their main competitive advantage. A renovated 4-bedroom riad rented on a short-term basis (Airbnb) can generate 6% to 8% net annual rental yield, with an average nightly rate reaching 700 MAD in Marrakech—the highest in Morocco. Travelers are seeking this immersive and authentic experience that only a riad can provide. The challenges to anticipate However, buying a riad in Marrakech requires a methodical approach. Maintenance costs are significant: expect 3% to 5% of the property’s value annually to preserve the architectural features (tadelakt, zellige tiles, woodwork). Renovation in the Medina is subject to strict regulations to maintain architectural authenticity. Accessibility is another challenge: narrow alleys limit vehicle access, complicating deliveries and moves. Finally, property management requires strong local expertise to meet the high service expectations of an international clientele.   Investing in a Villa: Comfort and Modern Living The appeal of high-end residential districts Contemporary villas in Marrakech stand out for their modern design and premium amenities. Located in sought-after districts such as the Palmeraie, Hivernage, or Guéliz, they offer space, privacy, and security. A 300 m² villa with pool and garden perfectly matches the expectations of expatriate families and European retirees seeking comfort. The long-term rental market is especially attractive: a furnished 4-bedroom villa rents for 15,000 to 25,000 MAD per month, depending on the district, generating a stable 6% to 8% annual return. Demand comes mainly from expatriates, international executives, and Moroccan expatriates during extended stays. The limits of villa investment The main drawback lies in the entry ticket: expect 3 to 6 million MAD for a quality villa in a desirable district, compared to 1.5 to 3 million MAD for a renovated riad in the Medina. Distance from the historic center may also reduce tourist appeal, although districts like Hivernage compensate with proximity to luxury hotels and golf courses.   Villa vs Riad in 2025: A Numerical Comparison Average prices per district Riad Medina: 9,000 to 15,000 MAD/m² (depending on renovation)   Villa Palmeraie: 8,000 to 18,000 MAD/m²   Villa Hivernage: 10,000 to 20,000 MAD/m²   Villa Guéliz: 7,000 to 15,000 MAD/m²   Estimated rental yields Riad short-term rental: 6% to 8% net annually   Villa long-term rental: 5% to 7% net annually   Villa short-term rental: 6% to 9% net annually (depending on district)   These figures confirm that the choice between villa and riad depends as much on your investor profile as on your long-term objectives.   Investor Profiles and Opportunities in 2025 Each property type suits different strategies. Riads attract investors seeking long-term capital appreciation and attractive short-term rental yields. Villas are better suited for buyers looking for stable rental income and occasional personal use. European retirees generally opt for villas offering comfort and easy maintenance, while young entrepreneurs focus on riads for their immediate profitability potential. Moroccan expatriates often diversify by purchasing both types depending on family needs.   Practical Advice and Essential Precautions Whatever your choice, some verifications are crucial. Title deed validation is key: ensure the property has a definitive title deed or a valid building permit. Local taxation must also be considered: registration fees (6%), VAT (20% on new properties), and income tax on rental earnings. Partnering with an experienced professional like KNA Immobilier is essential to secure your acquisition. Our in-depth knowledge of the local market, privileged relations with local authorities, and strong regulatory expertise ensure a safe and profitable investment.   So, Villa or Riad? Make the Right Choice with KNA Marrakech real estate offers exceptional opportunities in 2025, whether you choose the authenticity of a riad or the modernity of a villa. Each option presents unique benefits depending on your profile and investment goals. Still hesitating between the two? Contact KNA Immobilier today for a free personalized study of your project. From property search to signing, including administrative procedures and rental management, our expert advisors will guide you every step of the way. Because your investment deserves the best guidance, trust KNA’s expertise to turn your Marrakech real estate ambitions into reality.   Sources and References Marché Immobilier au Maroc 2025 - NeroLink Media   Évolution des prix immobiliers Marrakech - Médias24   Indice des prix des actifs immobiliers - Bank Al-Maghrib   Quartiers rentables Marrakech 2025 - Luxurious Properties

Renting a riad for the long term in Marrakech represents a unique opportunity to experience Moroccan authenticity on a daily basis. These traditional homes, with their typical architecture and central patios, are increasingly attracting expatriates and Moroccans looking for an exceptional living environment. (h2)Why Choose a Riad for Long-Term Rent? (h3)The Advantages of the Traditional Riad Renting a riad offers an incomparable real estate experience in Marrakech. These traditional houses are distinguished by their authentic architecture with interior courtyards (sahn), fountains, and often terraces with views of the Atlas Mountains or the city’s minarets. Privacy is one of the main assets: unlike modern apartments, riads offer rare tranquility in the heart of the medina. The thick walls provide natural soundproofing and welcome freshness during Marrakech summers. (h3)An Attractive Rental Investment For owners, long-term rental of riads offers several advantages: Stable and regular rental income Less turnover than seasonal rental Simplified maintenance Tenants often careful and respectful of heritage   (h2)Riad Rental Prices in Marrakech in 2025 (h3)Price Ranges by Neighborhood Rental prices for riads vary considerably depending on location and standing: Historic Medina (Bab Doukkala, Mouassine): Riad with 2-3 bedrooms: 8,000 to 15,000 MAD/month Riad with 4-5 bedrooms and pool: 15,000 to 25,000 MAD/month Restored luxury riad: 25,000 to 40,000 MAD/month Residential Areas (Targa, Route de Fès): Modern riad with traditional style: 12,000 to 20,000 MAD/month Villa-riad with garden: 18,000 to 35,000 MAD/month   (h3)Criteria Influencing Prices The rental price of a riad depends on several factors: Renovation status and quality of restoration Presence of a pool and modern equipment Accessibility (proximity to parking, width of alleys) Surface area and number of bedrooms View (terrace with panorama of the Atlas)   (h2)Practical Tips for Renting a Riad (h3)Before the Visit Check accessibility: some riads in the medina can only be reached on foot through narrow alleys. Make sure this fits your lifestyle, especially for deliveries and moving.   Inquire about recent renovations. A poorly renovated riad may present humidity or electrical installation issues.   (h3)Key Points During the Visit Heating system: essential for Marrakech winters Water pressure and hot water in all rooms Condition of the terrace and waterproofing Soundproofing if near a mosque or artisans Security: quality of locks and discretion of the entrance   (h3)Negotiation and Contract Rent negotiation is common in Marrakech. Do not hesitate to discuss the price, especially for a long-term rental (minimum 12 months). Owners value stability and may agree to significant reductions. Important clauses to negotiate: Trial period of 1 to 3 months Coverage of certain maintenance works Possibility of personalized fittings Conditions for early termination   (h2)Recommended Neighborhoods for Long-Term Rental (h3)Medina: Guaranteed Authenticity The districts of Bab Doukkala and Riad Laarous offer the best compromise between authenticity and modern amenities. Quieter than Jemaa el-Fna, they are still well served. (h3)Peripheral Areas: Modern Comfort Targa and the Route de Fès offer recent riads combining traditional charm and contemporary comfort, with easier car access.     (h2)Services and Expenses to Consider Common Charges Electricity: 200 to 500 MAD/month depending on surface area Water: 100 to 200 MAD/month Internet/telephone: 300 to 500 MAD/month Guard service (if desired): 1,500 to 2,500 MAD/month   Optional Services Weekly cleaning: 800 to 1,200 MAD/month Gardening and pool maintenance: 500 to 1,000 MAD/month Concierge: tailor-made services   Renting a riad long-term in Marrakech offers a unique lifestyle experience, combining architectural heritage and modern comfort. With attractive prices compared to European standards and exceptional quality of life, this option is increasingly appealing to demanding tenants. To succeed in your search, consider the support of a specialized real estate agency that can guide you to the riad perfectly suited to your needs and budget.  

  This shift in the rental market is taking place against a backdrop of exceptional tourism performance. Morocco has posted record-breaking numbers that are redefining the rules of real estate investment. Read for better context: “Is Morocco Really Breaking Tourism Records in 2025?” With 28.7 million overnight stays recorded in 2024 (+12% vs 2023) and 17.4 million tourists, Morocco is undergoing a deep transformation of its rental market. The surge in tourism demand is redefining the balance between traditional rentals and short-term vacation rentals, creating new economic opportunities — but also unprecedented social tensions. The observed increase in the average length of stay is intensifying pressure on rental supply and radically transforming landlords’ strategies. Positive Impacts: The Golden Age of Short-Term Rentals Exceptional Rental Yields Short-term rental profitability has reached historic levels in 2025. In prime tourist destinations like Marrakech, Agadir, and Essaouira, annual yields frequently exceed 12–15%, compared to 4–6% for long-term leases. This performance is supported by strong occupancy rates, fueled by MAD 54 billion in tourism revenue in the first half of 2025 (+9.6%). Diversified Rental Income The internationalization of Moroccan tourism ensures a diverse clientele year-round. French visitors increased by 14% in June 2025, alongside growing numbers from the UK, the U.S., and the Middle East — allowing property owners to stabilize revenue across all 12 months. Professionalization of the Sector The tourism boom is accelerating the professionalization of short-term rentals. The emergence of specialized agencies, concierge services, and tech platforms is enhancing service quality while optimizing returns.   Negative Impacts: The Challenges of Tourism-Driven Gentrification Displacement of Traditional Tenants The large-scale conversion of housing into short-term rentals is causing a shortage of long-term rental supply. In the medinas of Marrakech and Fez, many long-term residents are being pushed out in favor of more profitable tourist clientele. This “tourist gentrification” is fragmenting local communities. Rising Residential Rents The demand surge from tourism is also driving up prices for traditional rentals. Landlords are increasingly setting prices based on the potential profitability of short-term leasing, making it harder for Moroccan tenants to keep up with rent increases. Erosion of Urban Social Fabric The transformation of entire neighborhoods into tourist hubs is eroding traditional social networks. Local shops are disappearing in favor of tourist businesses, schools are emptying, and community ties are weakening.   Sector Analysis: How Different Property Types Are Evolving Traditional riads remain the most sought-after properties, with occupancy rates nearing 85% in medinas and annual yields of 15–20%. Modern apartments attract international tenants looking for comfort, but they also divert high-quality inventory away from the long-term rental market. High-end villas create additional supply without directly impacting traditional housing stock.   Regulation & Outlook 2025–2030 In response to growing social tensions, some Moroccan cities are exploring regulatory solutions: Marrakech is considering neighborhood quotas   Rabat is introducing differentiated tax measures   With tourism projected to reach 26 million visitors by 2030, Morocco will need to double its accommodation capacity, driving an even more radical transformation of the rental market.   Innovative Solutions: Balancing Tourism with Housing Needs New approaches are emerging to balance rental profitability and housing access: Flexible leases   Mixed seasonal/annual rental models   Shared ownership/co-housing models   The geographic diversification of tourism (+22% growth in February 2025) is also opening new opportunities in less saturated areas.   Conclusion: A Rental Market Transformed — But at What Cost? Morocco’s tourism boom is irreversibly transforming the national rental market. While it’s generating exceptional economic opportunities, it’s also creating major social challenges. The future of the sector will depend on Morocco’s ability to balance tourism-driven profitability with social cohesion, through smart regulation and innovation in rental models.   Smart Investing: Sell or Rent in 2025? This rental market transformation raises a key question for investors: Should you focus on buy-to-let income or capitalize on resale value in this booming tourism context?   Further Reading: “Is the Tourism Boom Boosting Real Estate Sales?” → Zone-specific valuations, optimal timing, and resale strategies in a hot foreign market.   “Is Morocco Really Breaking Tourism Records in 2025?” → The reference analysis guiding your real estate decisions.   Need a Personalized Investment Strategy? Our experts will assess your situation and guide you toward the real estate approach best suited to your goals.