Guéliz is the modern, cosmopolitan heart of Marrakech. Laid out by French urban planners in the early 20th century, the neighborhood has preserved its Art Deco architecture while establishing itself as the city's central hub: wide avenues, international boutiques, fine-dining restaurants, French-language schools and private clinics. It is now the favorite district for European families settling in Marrakech, as well as for investors looking for a profitable new-build apartment for short-term rental. VALORISIMO hand-picks the finest apartments for sale in Guéliz: secured new developments with pool, renovated apartments on the most sought-after streets, and residences close to international schools. Before investing, read our complete guide to the
Guéliz neighborhood in Marrakech to discover the best streets, residences and rental opportunities.
Why Invest in Guéliz, Marrakech?
Guéliz combines two assets that rarely come together in Marrakech: the practicality of European-style urban living and the charm of a Moroccan city. The district is home to most of the city's international schools (Lycée Français Victor Hugo, École Belge, American Academy), the leading French-speaking clinics, and the bulk of daily-life amenities — a decisive argument for families settling year-round. Avenue Mohammed V and Avenue Hassan II concentrate the recent new-build developments, often in gated residences with pool, parking and 24/7 security.
The price per square meter — between 14,000 and 24,200 MAD in 2026 — remains more accessible than in Hivernage or La Palmeraie, allowing entry to the Moroccan market from as little as 1.2 million MAD for a recent 1-room (T1). On the rental investment side, Guéliz attracts a different Airbnb clientele than the palace district: independent travelers, mid-length stays (4 to 7 nights), couples and families looking for a lively neighborhood within walking distance of the medina. Gross rental yield sits between 4 % and 6 % per year, with a high, stable occupancy rate across the full year thanks to the mix of tourism, expats and business travel.
- 📍 Location: Modern center of Marrakech · Walking distance to the medina
- 💰 Prices 2026: 14,000 – 24,200 MAD/m² · From 1.2M to 6M+ MAD
- 🏨 Nightly rate (recent 1-bedroom): 900 – 2,200 MAD
- 📈 Gross rental yield: 4 – 6 % per year · Stable year-round occupancy
Finally, the district benefits directly from the major projects now underway — tramway extension, expressways, modernization of Marrakech-Menara airport — and from the anticipation effect of the 2030 FIFA World Cup, which should accelerate property appreciation over the next five years.Want to compare Guéliz with other areas of the city? Discover the
best neighborhoods to buy in Marrakech.
Guéliz Property Prices in 2026
| Property type |
Indicative 2026 price (MAD) |
Typical buyer profile |
| Studio / 1-room (T1) — 35–50 m² |
1,200,000 – 1,800,000 |
First-time investor, urban Airbnb |
| 1-bedroom apartment (T2) — 55–80 m² |
1,800,000 – 3,000,000 |
Second home, mid-stay rental |
| 2–3 bedroom apartment (T3 / T4) — 95–140 m² |
3,000,000 – 4,800,000 |
Expat family, primary residence |
| High-end penthouse / apartment |
4,800,000 – 6,050,000+ |
Urban prestige buyer |
| Average price per m² |
14,000 – 24,200 MAD/m² |
Rental yield: 4 – 6 % gross/year |
2026 data. The upper ranges correspond to new-build residences with pool and parking on the most central streets (Avenue Mohammed V, the Carré Eden area, Boulevard Mohammed Zerktouni). To compare with other premium areas of Marrakech, see our overview of property prices in Marrakech.Q: What does an apartment in Guéliz cost on average?
A: The price of an apartment in Guéliz depends on floor area, year of construction and the street. Studios and 1-room units start around 1.2 to 1.8 million MAD, while 2- and 3-bedroom apartments range from 1.8 to 4.8 million MAD. High-end apartments in new-build residences with pool can reach 6 million MAD. The average price per m² sits between 14,000 and 24,200 MAD in 2026, making Guéliz one of the most accessible neighborhoods among Marrakech's central districts.
Q: What are the timelines between purchase and delivery for an off-plan property in Guéliz?
A: For an off-plan purchase (VEFA — sale in future state of completion), delivery times typically run between 18 and 30 months, sometimes less for programs already near completion. Guéliz has a high concentration of active new developments, driven by the renewal of older housing stock — it is often possible to find an apartment deliverable within 12 months. Always verify the completion guarantee, the building permit and the developer's track record.
Q: What fees should you plan for when buying property in Guéliz?
A: In addition to the purchase price, several fees should be anticipated:
- Registration duties: 4 % of the property price.
- Land registry (Conservation Foncière): 1 % of the price + 200 MAD in fixed fees.
- Notary fees: 5 % to 1 % excl. VAT + 20 % VAT.
- Agency commission (secondary market): approximately 2.5 % to 3 %.
- Co-ownership charges (syndic): in Guéliz, expect 600 to 1,500 MAD/month on average, depending on amenities (pool, doorman, elevator).
All in, plan for roughly 5 % to 7 % of the purchase price in acquisition costs.
Before signing, read our guide on notary fees in Morocco and the real costs of a property purchase.
Q: Can a non-resident or foreigner buy property in Guéliz?
A: Yes. Foreign nationals (French, Belgian, Swiss, other Europeans) can freely buy an apartment in Guéliz in full ownership, without needing a residence visa. The purchase goes through a Moroccan notary. The transfer of funds from abroad must be registered with the Office des Changes via a transfer certificate (attestation de transfert) — this is the document that will later allow you to freely repatriate the proceeds of resale, as well as your net rental income. Non-residents can also obtain a mortgage from Moroccan banks, generally with a down payment of 30 % to 40 %.
To secure your project, see our step-by-step guide on how to buy property in Morocco.
Q: Is Guéliz a good neighborhood to settle in with a family in Marrakech?
A: Yes — Guéliz is the favorite district of French-speaking expat families in Marrakech. It brings together the main international schools (Lycée Français Victor Hugo, École Belge, American Academy, OSUI), the French-speaking clinics (Polyclinique du Sud, Clinique Internationale de Marrakech), European supermarkets (Carrefour, BIM, Marjane), and an active neighborhood life with parks, cafés, restaurants and a dense network of tramway and taxi services. Most recent residences offer a pool, 24/7 security and parking — essential comforts for year-round living.
Looking for a more prestigious area for a premium investment? See luxury apartments in Hivernage.
Q: What rental yield can you expect in Guéliz?
A: Guéliz offers an estimated gross rental yield of 4 % to 6 % per year — slightly lower than Hivernage but with a more stable year-round occupancy rate. A recent 1-bedroom apartment typically rents for 900 to 2,200 MAD/night on a short-term basis, or 6,000 to 12,000 MAD/month on a long-term lease. The district's strength comes from the diversity of its rental demand: Airbnb tourists, relocating expats, business travelers and students from private schools — a mix that limits seasonality and makes rental management easier.
Looking for an Apartment in Guéliz Tailored to Your Profile?
Our team based in Marrakech supports you from the property search through to signing at the notary — including the opening of your Moroccan bank account, the documentation of your transfer of funds with the Office des Changes, and full-delegation rental management if you wish. Whether you're looking for a high-yield Airbnb 1-room in a new-build residence, a family 2-bedroom near the Lycée Français, or a high-end apartment in the very heart of Guéliz, VALORISIMO offers an exclusive selection and personalized support — whether you're moving in or investing.
Want to explore other neighborhoods before making your decision? Browse all properties for sale in Marrakech.
