Marrakech Area Guide for Property Buyers

How Marrakech Is Laid Out

Marrakech is broadly divided into two main zones:

• The Medina (Old City) – historic, walkable, dense and atmospheric, with traditional riads and townhouses.
• The New City – including Gueliz and Hivernage, with modern apartments, villas and wider roads.

Within these zones, each district has its own character, price level and type of property. Below, we break down the most popular areas for foreign buyers and investors.

The Medina: Authentic, Atmospheric and Full of Potential

The Medina is where you find Marrakech’s famous riads: traditional homes built around central courtyards, often hidden behind simple doors in narrow streets. It’s ideal if you want:

• A character property with historical charm
• A renovation project with strong value-add potential
• A boutique guesthouse, Airbnb or second home

Within the Medina, some areas are particularly interesting for renovation projects and investment.

Riad Laarouss

Riad Laarouss is a popular central district with relatively easy access, good taxi connections and a mix of renovated guesthouses and local homes. It’s attractive if you want:

• A central location within walking distance of main souks
• Mid- to upper-range renovation projects
• Properties with strong rental potential once upgraded

Sidi Ben Slimane

Sidi Ben Slimane has become a favourite for buyers looking for a more peaceful, authentic feel while still being close to the centre. Here you’ll find:

• Quiet residential streets with traditional architecture
• Good opportunities for tasteful renovations
• Increasing interest from boutique hotel and guesthouse investors

Bab Aylan & Arset El Houta

On the eastern side of the Medina, areas like Bab Aylan and Arset El Houta offer some of the best value per square metre.

• More spacious footprints for the price, ideal for full reconstruction
• Plenty of Melkia (traditional) titles with strong potential once regularised
• Excellent opportunities for investors willing to take on larger projects

If you’re looking for a riad to completely rebuild or transform into a high-end guesthouse, these areas are well worth exploring.

Kasbah

The Kasbah district, in the southern Medina, has a village-like atmosphere and a loyal following. It’s close to key landmarks yet feels more residential and relaxed.

• Ideal for family homes or calm guesthouses
• Good mix of renovated and unrenovated properties
• Easy access to main roads and the airport direction

Gueliz: Modern City Living

Gueliz is Marrakech’s modern downtown, originally developed under the French protectorate. It features:

• Modern apartments and some townhouses
• Shops, cafés, restaurants and co-working spaces
• Better car access and more familiar infrastructure for European buyers

Gueliz is a good fit if:

• You prefer lifts, parking and more contemporary layouts
• You want a straightforward rental property
• You plan to spend longer periods in Marrakech and value day-to-day convenience

Hivernage: Hotels, Palms and Premium Apartments

Hivernage sits between the Medina and the newer outskirts, known for its wide avenues, palm trees and luxury hotels. Here you’ll find:

• Comfortable, higher-end apartments
• Some villas and serviced residences
• Proximity to major hotels, restaurants and nightlife

It’s a good option if you want:

• A more “resort-like” environment
• Properties aimed at mid- to high-end rental markets
• Easy access to both the Medina and the airport

Palmeraie & Outskirts: Villas and Space

The Palmeraie and areas just outside the city offer more space, greenery and privacy. Think:

• Large villas and guesthouses with gardens and pools
• Potential for wellness retreats and boutique hotels
• Quieter surroundings away from the intensity of the Medina

These areas are ideal if:

• You’re looking for a villa-style investment
• You want land, outdoor space and calm
• You plan to run retreats, weddings or high-end rentals

How to Choose the Right Area for Your Project

The “best” area in Marrakech depends on what you want from your property. Here are a few simple guidelines:

If You Want a Renovation Project

• Look at: Bab Aylan, Arset El Houta, Sidi Ben Slimane, parts of Riad Laarouss.
• Focus on Melkia properties with good footprints and strong renovation potential.

If You Want a Ready-to-Rent Guesthouse or Airbnb

• Look at: Central Medina areas (Riad Laarouss, Mouassine, Dar el Bacha, Kasbah).
• Prioritise: Access, guest-friendly layouts, and existing tourism licensing where possible.

If You Prefer Modern Comfort

• Look at: Gueliz and Hivernage.
• Think about: Lift access, parking, building management and shared facilities.

If You Want Space and Privacy

• Look at: Palmeraie and the outskirts of Marrakech.
• Ideal for: Villas, retreats and long-stay rentals.

Title Status: Melkia vs Titled Properties

In many Medina districts, especially where traditional family homes are common, you’ll find Melkia properties (traditional ownership) alongside fully titled properties.

Melkia properties can offer excellent value and larger footprints, but they require a clear legal strategy:

• Verifying ownership and number of heirs
• Working with notaires and surveyors
• Regularising the title to obtain full freehold (Titre Foncier)

This process is entirely manageable with the right team. Our role at Red City Real Estate is to help you understand the legal context of each area and guide you through the title regularisation process where needed.

Planning a Property Trip to Marrakech?

Choosing the right area is one of the most important steps in a successful Marrakech property purchase. Whether you’re dreaming of a Medina riad, a modern apartment or a peaceful villa on the outskirts, our team can help you:

• Shortlist the best districts for your budget and goals
• Arrange targeted viewing days in the most relevant areas
• Assess renovation potential and realistic costs
• Navigate Melkia and titled ownership with confidence

If you’d like personalised advice or to plan a viewing trip, feel free to contact us:

Contact Red City Real Estate