Everyone asks for the price per square metre in Marrakech, and we understand why: it is the quickest way to compare. The honest answer is that a single figure per area will mislead you, and an average published online is rarely based on actual sales. Here is how to read the market properly.
Why published averages mislead
- Asking prices are not sale prices. The difference can be large in some segments.
- Surface can mean built area, living area or plot area. A villa on 3,000 m² of land and 400 m² built does not have a "price per m²" in the way an apartment does.
- Condition, finish and title change the price more than the street.
The general ranking of areas
Without quoting figures that would be out of date by the time you read them, the pattern is stable:
- Hivernage and the best addresses in the Palmeraie sit at the top.
- Golf residences and modern Guéliz buildings follow, depending on services and age.
- Medina riads vary enormously: a renovated riad with a pool and good access is priced very differently from a project that needs work.
- The outskirts are the lowest per square metre, for land especially.
How to compare two properties
Use the price divided by the living area for apartments and built villas. For land, use plot area. Then add the cost of anything missing: a pool, air conditioning, refurbishment. The cheaper property per square metre is not always the cheaper property overall.
The costs that sit outside the price
Registration and notary fees (detailed here), service charges in a residence, and works. A buyer comparing two homes should compare the total cost after one year, not the price on the listing.
What we do when you ask us
We give you a comparison of recent comparable properties, with the surface and condition stated, so that you can judge the figure yourself. We would rather show you three real examples than one average. We do not publish a single table here because it would age badly and give you false confidence.
Frequently asked questions
Is the price per square metre the same in a villa and in an apartment?
No. A villa is usually priced on the whole property, with land counting for a lot. An apartment is the case where price per square metre is most useful.
Do prices differ between listing and sale?
Often yes, by a margin that depends on the segment and on how well the property is priced at the start.
How can I know if an asking price is fair?
Compare three similar properties for surface, finish, title and situation, and ask for the real sale prices of comparable ones from a local agent.
To see how areas compare for your purpose, read our guide to the best neighbourhoods to buy in Marrakech. Then ask us for current comparable prices, or browse villas for sale and apartments for sale to see actual asking prices.