Hivernage is the most prestigious neighborhood in Marrakech, tucked between the medina and the modern Guéliz district. Bordered by the Red City's most iconic palaces — La Mamounia, Royal Mansour, Four Seasons — it is home to secured, high-end residences favored by European investors and connoisseurs of premium short-term rental. VALORISIMO hand-picks the finest apartments for sale in Hivernage: new-build developments, residences with pool, properties with views of the Atlas Mountains — analyzing each opportunity for its Airbnb rental potential and its long-term value. Want to understand the area better before investing? Read our full guide to the
Hivernage neighborhood in Marrakech.
Why Invest in Hivernage, Marrakech?
Hivernage concentrates everything that defines a premium location in Marrakech: immediate proximity to 5-star palaces, walking access to the UNESCO-listed medina, and a direct connection to Guéliz's modern arteries and to Marrakech-Menara airport in under 10 minutes. The district attracts a wealthy international clientele — Europeans buying second homes, luxury travelers on short-term stays, high-end expats — which sustains rental demand year-round.
Per-square-meter prices, ranging from 18,000 to 30,800 MAD in 2026, reflect this high-end positioning while remaining competitive compared with prestige neighborhoods in European capitals. Recent residences typically offer a pool, 24/7 security, concierge services and private parking — features that justify some of the highest nightly rates in Marrakech (1,800 to 4,500 MAD per night on average for a premium 1-bedroom) and an estimated gross rental yield of 5 % to 7 % per year.
- 📍 Location: Between the medina and Guéliz · <10 min to Menara airport
- 💰 Prices 2026: 18,000 – 30,800 MAD/m² · From 1.5M to 8.8M+ MAD
- 🏨 Nightly rate (premium 1-bed): 1,800 – 4,500 MAD
- 📈 Gross rental yield: 5 – 7 % per year
With the 2030 FIFA World Cup on the horizon — Marrakech will be a host city — and the massive infrastructure investments now underway (tramway extension, airport modernization, expressways), Hivernage stands out as one of the most strategic choices for combining capital appreciation, seasonal yield and an exceptional quality of life. To compare with other premium areas of the city, see all the neighborhoods where you can
buy property in Marrakech.
Hivernage Property Prices in 2026
| Property type |
Indicative 2026 price (MAD) |
Typical buyer profile |
| Studio / 1-room (T1) — 40–55 m² |
1,500,000 – 2,200,000 |
Airbnb investor, first-time investor |
| 1-bedroom apartment (T2) — 60–85 m² |
2,200,000 – 4,000,000 |
Second home, premium rental |
| 2–3 bedroom apartment (T3 / T4) — 100–160 m² |
3,800,000 – 6,500,000 |
Expat family, primary residence |
| High-end penthouse / duplex |
6,500,000 – 8,800,000+ |
Prestige buyer, luxury residence |
| Average price per m² |
18,000 – 30,800 MAD/m² |
Rental yield: 5 – 7 % gross/year |
Based on transactions observed in 2026. The upper ranges correspond to recent residences with pool, security and unobstructed views. To compare with other neighborhoods, see our overview of property prices in Marrakech. Yields are indicative and exclude charges and taxes.Q: Can a non-resident or foreigner buy property in Hivernage?
A: Yes. Foreign nationals (French, Belgian, Swiss, other Europeans) can freely acquire property in Marrakech, in full ownership, without needing a residence visa. The only restriction concerns agricultural land — which does not apply in Hivernage. The purchase must go through a Moroccan notary, and the transfer of funds from abroad must be documented via a transfer certificate (attestation de transfert) issued by the Office des Changes — this is the document that will guarantee the reversibility of your capital and rental income (repatriation of funds on resale or from rental revenue). Non-residents also have access to financing via mortgage loans from Moroccan or European banks, subject to eligibility and a minimum down payment of 30 % to 40 %.
Need help understanding the process? Read our guide on how to buy property in Morocco.
Q: What rental yield can you expect in Hivernage?
A: Hivernage delivers one of the strongest yields in Marrakech for premium short-term rental — estimated at 5 % to 7 % gross per year depending on the property type and the quality of management. A recent 1-bedroom apartment in a residence with pool typically rents for 1,800 to 4,500 MAD per night, with an average occupancy rate of 55 % to 70 % across the year (up to 85 % in high season: December–April). Properties close to the major palaces (Mamounia, Royal Mansour) benefit from a luxury clientele with strong purchasing power and higher nightly rates. Rental management can be delegated to a local property manager for roughly 20 % to 25 % of gross revenue.
Looking for a more accessible budget? See apartments for sale in Guéliz.
Q: What are the best locations within Hivernage?
A: The most sought-after spots are Avenue Mohammed VI (the district's main artery, lined with palaces and high-end residences), Rue Echouhada and its surroundings (calm, secure, 5 minutes on foot from Jemaa el-Fna Square), and the residences near the Palais des Congrès and Lalla Hasna Park. These micro-locations concentrate the majority of recent new-build developments and offer the best long-term appreciation as well as the highest rental yields.
To analyze each micro-area in detail, explore our complete Hivernage property guide.
Q: What does an apartment in Hivernage cost on average?
A: The price of an apartment in Hivernage depends on several factors: floor area, view, type of residence and standing. As a rule, studios and 1-room units start around 1.5 to 2.2 million MAD, while more spacious 2- and 3-bedroom apartments range from 2.2 to 6.5 million MAD. In recent prestige residences with pool, Atlas Mountain views or immediate proximity to the palaces, prices can exceed 8 million MAD. The average price per square meter sits between 18,000 and 30,800 MAD in 2026.
Want to compare prices with other neighborhoods? Explore the Marrakech property market.
Q: What are the timelines between purchase and delivery for an off-plan property in Hivernage?
A: For an off-plan purchase (VEFA — sale in future state of completion), delivery times typically run between 18 and 36 months, depending on the developer and the project's stage. Some near-completion programs offer shorter timelines of 6–12 months. It is strongly recommended to verify the developer's track record, previously delivered programs and the existence of a completion guarantee before committing. VALORISIMO only lists developers with multiple completed residences in Marrakech.
Q: What fees should you plan for when buying property in Hivernage?
A: In addition to the purchase price, several fees should be anticipated:
- Registration duties (Direction des Impôts): 4 % of the property price.
- Land registry (Conservation Foncière): 1 % of the price + 200 MAD in fixed fees.
- Notary fees: generally between 0.5 % and 1 % excl. VAT + VAT (20 %).
- Agency commission (secondary market only): approximately 2.5 % to 3 % of the purchase price.
- Co-ownership charges (syndic): variable depending on the residence and the services included (24/7 security, pool, landscaping, concierge, etc.). In Hivernage, expect on average 1,200 to 2,500 MAD/month for a standard apartment.
All in, plan for roughly 5 % to 7 % of the purchase price in acquisition costs. Before buying, read our guide on notary fees and acquisition costs in Morocco.
Looking for an Apartment in Hivernage Tailored to Your Profile?
Our team of specialized advisors 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, and rental management if you wish. Whether you're looking for a 1-bedroom for premium short-term rental, a 3-bedroom family unit in a secured residence, or an exceptional penthouse in Hivernage, VALORISIMO offers an exclusive selection and personalized support at every step — whether you're moving in or maximizing your yield.
Want to broaden your search beyond Hivernage? See all properties for sale in Marrakech.
