Buyer’s guide · Marrakech

Buying a riad in Marrakech

A riad is not bought like an apartment. Title status, the condition of the walls, access through the alley, neighbours, permits for a guest house: here is the method I follow with my clients to buy a riad in Marrakech with peace of mind.

The method

Five steps to buying a riad

Allow two to four months between the first viewing and signing the deed, longer if the property is not yet titled.

Define the project

Second home, family house or guest house: the intended use decides the neighbourhood, the size, the number of bedrooms and how close you need to be to car access. I shortlist the riads that truly fit, including off-market ones.

View with a technical eye

Damp, roof terrace, cracks, wiring, well and drainage: an old riad is read from the bottom up. I bring a craftsman or an architect along when the property calls for it.

Check the legal file

Titre foncier or melkia, ownership certificate, actual surface, easements, co-ownership between heirs, compliance of past works. Nothing is signed before these answers. Read the full guide to buying in Morocco.

Negotiate and sign the preliminary contract

Written offer, conditions precedent (titling, permits), payment schedule. The compromis is signed at the notary, who secures the funds.

Deed of sale and registration

Signing of the final deed, payment of the balance, registration with the land registry. I stay involved after the keys are handed over: craftsmen, management, letting.

Legal status

Titled or melkia: the first question to ask

Titled riad (titre foncier)

The property is registered with the land registry: owner, surface and any charges are known. It is the safest situation, and the one banks require for financing.

Untitled riad (melkia)

Very common in the medina. Ownership rests on an adoulaire deed. Buying is still possible, but you need to plan for a registration procedure, time, and protective clauses in the preliminary contract.

In the medina

What makes a riad valuable

Location is judged alley by alley: distance to a medina gate and to a car park, neighbourhood (Mouassine, Kasbah, Bab Doukkala, Dar el Bacha…), quiet, and whether the roof terrace is overlooked. Then come the patio, the light, the ceiling height and the state of the original decoration (zellige, tadelakt, painted wood).

To discover the neighbourhoods, read Living in the Marrakech medina, and for the questions to ask during a viewing, see the right reflexes before buying a riad in the medina.

Guest house project

Buying a riad to run it

A hospitality business requires classification and permits, and it shapes the choice of property: number of bedrooms, bathrooms, access, fire safety. I can carry out a feasibility study with you before any offer, or introduce you to guest houses already in operation, sold as property or through a share transfer.

Frequently asked questions

Buying a riad: your questions

Can a foreigner buy a riad in Marrakech?

Yes. A foreigner can freely buy a riad located in an urban area, including the medina, in their own name or through a company.

Can you buy an untitled riad?

Yes, with care: the adoulaire deed (melkia) must be checked, and it is often wise to plan the registration of the property before or right after the sale, with conditions precedent in the preliminary contract.

How long does a purchase take?

For a titled riad with a complete file, two to four months is common. For an untitled property or one held by several heirs, allow more time.

What costs should I plan on top of the price?

Registration duties, land registry fees, notary fees and sundry costs. I give you a detailed breakdown for the specific riad you are interested in. Learn more about the costs.

Should the riad be inspected before buying?

Yes, it is strongly recommended for an old building: structure, damp, roof terrace, networks. The cost of an inspection is small compared with unexpected works.

This guide is provided for general information and does not constitute legal or tax advice. Every situation should be checked with a notary.

A riad in mind?

Tell me about your project: I will tell you frankly what the property is worth and what needs checking before you make an offer.