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.
