Can Foreigners Rent Long-Term in Marrakech? Complete 2026 Guide

Posted by Zoubida on January 16, 2026

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In short: no law prevents a foreigner from renting a home long term in Marrakech. Residential leases fall under Law 67-12, in force since 2014, which requires a written, dated contract: turn down any verbal agreement. The written lease must be registered within 30 days of signing, whatever its length, for a flat fee of 200 dirhams. As a guide, a modern flat in Gueliz rents for 3,500 to 8,000 dirhams a month, and a villa with a pool in the Palmeraie for 10,000 to 25,000 dirhams or more. For a one-year lease, the agency commission is usually one month's rent from each side, with no scale set by law. Beyond 90 days, you need a residence card, applied for at the police department for your home address before those 90 days run out, with a certified copy of the lease as proof of address.

Renting long-term in Marrakech as a foreigner is straightforward: thousands of expats, digital nomads and retirees do it every year. This practical guide walks you through the legal framework, the right neighbourhoods and the steps to secure your home in the Red City with confidence.

Legal framework for renting property in Morocco

Foreign nationals have the right to rent a home long-term in Marrakech. No law prohibits foreigners from entering into rental agreements. The process is governed by Moroccan law. The general foundation is the dahir of 12 August 1913 forming the Code of Obligations and Contracts, but the text that actually applies to a residential lease is law no. 67-12 on the leasing of buildings for residential or professional use, published in Official Bulletin no. 6208 and in force since 28 February 2014. Every residential lease is automatically subject to it, even if the contract does not mention it.

Key legal points:

Written contract and language: do not accept a verbal agreement. Article 3 of law 67-12 requires a written and dated contract : without one, you lose most of what the law guarantees you. Contracts are generally drawn up in French or Arabic ; insist on a version you fully understand, translated if necessary.
Security deposit: Landlords often require a security deposit, equivalent to one or two months’ rent. It must be refundable at the end of the lease, minus any damage beyond normal wear and tear.
Registration: the General Tax Code lists the written lease among the deeds compulsorily subject to registration (art. 127), whatever its duration: there is no two-year threshold. The deadline is 30 days from signing, with surcharges applying in case of delay, for a fixed fee of 200 MAD as long as the lease does not exceed ten years (art. 135), with the Registration and Stamp Administration. Registration also gives the lease a certain date that is enforceable against third parties. Only verbal leases are exempt, and law 67-12 requires a written contract anyway.
Rights and obligations: The law sets out the tenant’s right to peaceful enjoyment of the property and the landlord’s obligation to carry out major repairs. The tenant is responsible for routine maintenance and for electricity, water and gas bills.

For official information, the national portal is maroc.ma. One thing not to confuse : an adoul is not a notary. Adouls, who sign in pairs under the supervision of a judge, have jurisdiction over Muslim personal status, inheritance and untitled property (melkia) ; a titled apartment in Guéliz or the Nouvelle Ville falls under the notary (law 32-09). It is not a matter of preference: the legal nature of the property dictates the professional. For a lease, go to a notary or a lawyer specialising in property law.

Covered terrace of a Marrakech house: rammed-earth walls, reed ceiling on thuya beams, palm-fibre armchairs, an olive tree and old jars — What changes with a year-long rental rather than a week: this is the room where comfort is decided. The covered loggia, with thick walls and a reed ceiling, is the real living room from March to November — look at it before you look at the lounge. Photo: Unlimited Marrakech.

The long-term rental market in Marrakech

The Marrakech rental market offers a wide range of choices. The medina remains iconic, but modern neighbourhoods such as Gueliz, Hivernage and the Palmeraie offer a broad selection of homes. The market is characterised by:

Increased supply: Ongoing construction of apartments and villas, particularly in the Nouvelle Ville, gives long-term tenants more choice.
Price stabilisation: Rents have stabilised, but vary widely depending on location, amenities and property type.
Digitalisation: Local estate agencies remain essential, but online platforms and expat Facebook groups are growing in popularity for finding listings.

Average long-term rental costs

Prices are quoted per month and in Moroccan dirhams (MAD).

Medina (traditional riad): 4,000 – 10,000 MAD for a modest 1-2 room home or small riad. Fully renovated luxury riads reach 15,000 MAD and more.
Gueliz (city centre): 3,500 – 8,000 MAD for a modern 1 to 3 bedroom apartment with amenities.
Hivernage/Semlalia: 5,000 – 12,000 MAD for apartments in upscale secure residences, often with pools and gardens.
Palmeraie (villas): 10,000 – 25,000 MAD and more for villas with a private pool and large gardens, ideal for families.

Note: Utilities (electricity, water, gas, internet) are generally extra and can add 500 to 1,500 MAD per month.

Step-by-step process for renting long-term

Define your needs and budget: Choose the neighbourhood, the property type (apartment, villa, riad), the size and the must-have amenities (air conditioning, parking, pool access). If you are unsure about the neighbourhood, see our month-by-month guide to visiting Marrakech, which will help you choose according to your pace of life.
Search for properties: Use local estate agencies, reputable online portals such as Mubawab.ma, and expat community groups on social media.
View properties in person: Never rent without having seen the home. Plan a scouting trip to Marrakech. Check the water pressure, the electrical sockets and the absence of damp.
Negotiate the terms: Rent, deposit, duration and the inclusion of furniture or appliances are negotiable. It is customary to negotiate, especially for leases of 12 months or more.
Sign the contract and pay: Once an agreement is reached, a contract is drawn up. Read it carefully, ideally with a bilingual adviser. You then pay the first month’s rent and the security deposit. Ask for a signed receipt for every payment.
Utilities and registration: Arrange the transfer of the water and electricity contracts into your name. Have the lease registered within 30 days of signing (fixed fee of 200 MAD), whatever its duration.

Choosing the right neighbourhood for year-round living

Medina (old town)

Ideal for an immersive, historic experience. Living in a traditional riad offers unique charm, with its zellige-tiled inner patios and the scent of cedar wood, but it means narrow alleys, the sound of the call to prayer and sometimes less modern infrastructure. Recommended for singles or couples in search of authenticity.

Gueliz

The heart of the Nouvelle Ville, built under the French Protectorate.

It offers wide avenues lined with jacarandas, international restaurants, cafés with terraces, art galleries and supermarkets such as Carrefour. Gueliz offers a lifestyle blending Moroccan and European influences, with modern apartments.

Very popular with expats and professionals. Discover our tips on what to wear in Marrakech to prepare for your visits.

Hivernage

A chic, peaceful district adjacent to Gueliz, known for its luxury hotels, villas and gated residences. It offers enhanced security, lush greenery with mature gardens and proximity to the Menara Mall. Rents are higher, but the area is popular with families and those looking for a calm, upscale setting.

Palmeraie

Located north of the city, this area is famous for its palm groves and its vast villas with private pools.

It offers space, privacy and a resort-like atmosphere, lulled by the rustle of palm fronds. The downside is the reliance on a car or taxi to reach the city centre (a 15 to 25 minute drive).

Perfect for those who prioritise space and luxury. See our guide to choosing a private villa in Marrakech. For a complete overview of the areas, read our guide to the best neighbourhoods for expats in Marrakech.

Essential tips and potential challenges

Working with an estate agency

A reputable local agent is a valuable ally : they know the market, negotiate on your behalf and guide you through the paperwork. Budget for it, because the custom is not what you might think : for a lease of one year or more, the commission is generally one month’s rent from each side, landlord and tenant, i.e. two months in total. Nothing is set by law : the scale drops to around 50% of the rent for six months and 25% for three, and everything is negotiable. Check the agent’s references and ask for recommendations from the expat community.

Understanding the contract

Make sure your contract clearly states:

The exact rent amount in MAD and the payment method.
The duration of the lease and the renewal conditions.
The amount and the refund conditions of the security deposit.
The list of furniture and appliances included, with an inventory report.
The split of repairs (structural vs. routine maintenance).
The notice period required for either party to terminate the contract.

Cultural nuances and communication

Building a good relationship with your landlord (propriétaire) is essential. Communication is often indirect and courteous. Small problems are sometimes solved more easily through a friendly conversation than by immediately referring to the contract. Learning some basic French or Darija (Moroccan Arabic) is a considerable asset.

Administrative formalities

While renting itself is simple, other formalities apply to long-term stays:

Residency: beyond 90 days, you need a carte d’immatriculation, known as the carte de séjour (residence card). The application is filed at the foreigners’ office of the police prefecture (Direction générale de la sûreté nationale) — and the point to remember is the timing : it must be filed before the 90 days expire, not after. Expect around 100 MAD and four to eight weeks depending on the city and the season, with a provisional receipt in the meantime. The proof of address required is a legalised copy of your lease : one more reason to have it drawn up properly.
Bank account: Opening a local bank account makes paying rent and utilities easier. It requires your passport, proof of address (your rental contract) and sometimes the residence card.

A useful clarification so you do not knock on the wrong door : the Ministry of Foreign Affairs and its consulates handle visas and Moroccans living abroad, but not residence permits issued in Morocco, which fall under the national security services. To discover the neighbourhoods and the city’s events calendar, the Marrakech-Safi Regional Tourism Council publishes its portal visitmarrakech.com — it is a tourism site and does not document any administrative procedure. Before you arrive, consider getting an eSIM Maroc for an immediate connection, or opt for a pocket WiFi with Pocket WiFi Morocco.

Frequently Asked Questions

Can foreigners rent a home long-term in Marrakech?

Yes. Foreign nationals have the right to rent a home long-term in Marrakech, and no law prohibits foreigners from entering into rental agreements.

Do I need to register my lease in Morocco?

Yes. The lease must be registered within 30 days of signing, whatever its duration, for a fixed fee of 200 MAD.

How much is monthly rent for an apartment in Gueliz?

Expect 3,500 – 8,000 MAD a month for a modern 1 to 3 bedroom apartment with amenities in Gueliz.

How much commission does an estate agent charge in Marrakech?

Nothing is set by law, but the usual total is two months’ rent, split between landlord and tenant; the scale drops to around 50% of the rent for six months and 25% for three.

How long does it take to get a carte de séjour for a long stay?

Expect around 100 MAD and four to eight weeks depending on the city and the season, with a provisional receipt in the meantime.

Conclusion: renting long-term in Marrakech

Renting a home long-term in Marrakech as a foreigner is not only possible, it is a well-trodden path for a diverse and growing international community. The keys to success are preparation, local knowledge and patience. By understanding the legal framework, budgeting accurately for the neighbourhood that matches your lifestyle, and getting professional support when needed, you can approach the market with confidence. Marrakech offers a unique living environment, blending ancient history and modern comfort, which makes it a top destination for an extended stay. For a fuller picture of accommodation options, read our article on the best villas and riads with a private pool.

Ready to start your search? First connect with established expat communities online to gather first-hand feedback, then plan a scouting trip to Marrakech to discover the neighbourhoods for yourself and launch your search with local experts. Your future Moroccan home awaits.