People often fall in love with a riad within minutes. There is the light in the patio, the scent of orange blossom, the sudden silence when the door closes on the derb. Yet after years of guiding buyers through the medina, I can tell you this: the perfect riad does not exist. There is the riad that suits you. To find it, you first need to know what really matters to you, then check that the property lives up to its promise.
Part one: the questions to ask yourself
Why do you want this riad?
This is the first question, and it changes everything.
- A home where you will spend several months a year?
- A pied-à-terre for a few stays?
- A guest house or a property to rent out?
- A labour of love, to restore room by room?
A riad designed to welcome travellers does not have the same requirements as a family home. The clearer your answer, the more focused the search.
Who will you live there with?
Alone, as a couple, with children, with friends who visit often? The number of bedrooms, how they are arranged around the patio, everyone’s privacy, the stairs: it all depends on this question.
Which neighbourhood feels like you?
The medina is not one place, it is a mosaic of neighbourhoods with very different atmospheres.
- Mouassine, Dar El Bacha: close to the souks and galleries, in the heart of the medina.
- Laksour, Bab Doukkala: lively, authentic and much sought-after.
- The Kasbah: more open, often easier to reach by car, near the palaces.
- Riad Zitoun, the Mellah: steeped in history, close to Jemaa el-Fna square.
Other, less well-known neighbourhoods are emerging and are also worth a look. They often offer gentler prices, a more authentic neighbourhood life or beautiful houses still waiting to be revealed. It all depends on what you are looking for: I will point you towards the ones that suit your project.
Walk around in the morning, in the evening and on a Friday. Have a coffee on the corner. The neighbourhood you love matters as much as the riad itself.
What matters most to you?
This is often where you have to make choices. It is rare to find everything in one house. For example:
- a large roof terrace or easy car access;
- original character or a recent renovation with no work to do;
- a very central location or complete quiet;
- a patio with a pool or more bedrooms;
- a riad to restore to your taste or a property ready to move into.
My advice: make three lists before the viewings.
- Essential: what you cannot be happy without.
- Desirable: what would make the difference.
- Negotiable: what you can give up.
You will see that many decisions become obvious.
Are you ready for renovation work?
Some buyers dream of restoring a riad with craftsmen, choosing every zellige tile. Others want to unpack the day they sign. Both are possible, but the budget, time and energy are not the same. Be honest with yourself.
How will you live with the rhythm of the derb?
Living in the medina means accepting its rhythm:
- the call to prayer;
- the neighbours;
- the handcarts;
- streets you walk rather than drive.
That is what makes it charming. Better to know it beforehand. If you can, rent a few nights in the neighbourhood that attracts you before you decide.
What is your real budget?
Think beyond the asking price. Count the acquisition costs, any renovation, the decoration, then day-to-day maintenance and management. A clear budget from the start keeps you from missing the right riad, or falling in love with the wrong one.
What comes next?
Once your priorities are clear, it is time for the checks: the legal status of the property, the condition of the structure, and building permits in a UNESCO-listed medina. This is where serious guidance makes all the difference.
Part two: what to check before you sign
Legal status: titre foncier or melkia
- Titre foncier (registered title): the property is registered with the Land Registry. Ownership is guaranteed by the State, with known boundaries and charges. This is the situation to favour.
- Melkia: the property is unregistered. Ownership rests on an adoul deed, often old, with no precise plan. It is not necessarily a deal-breaker, but registration has to be started, which takes time and carries a risk of objection.
Always ask for a recent certificate of ownership. It confirms the owner, the surface area, and that there is no mortgage or seizure.
Joint ownership: every heir must sign
Many riads have belonged to the same family for generations. If the property is held in joint ownership, every co-owner must agree to the sale. A single absent or unwilling heir can block the transaction.
The structure: what charm can hide
Riads are built with traditional materials (rammed earth, brick, cedar wood). Have an engineer or architect check:
- damp rising in the walls;
- the waterproofing of the roof terrace;
- cracks;
- the condition of the beams;
- party walls shared with neighbours;
- drainage and sewage;
- the available electrical capacity.
Since the earthquake of September 2023, this survey has become essential.
Heritage rules
The medina of Marrakech has been a UNESCO World Heritage Site since 1985. Building work is regulated: façades, heights, raising roof terraces, materials, openings onto the street. Before buying, make sure your project (pool, extra floor, lift) is feasible.
If you plan a guest house
The activity is regulated. It requires a tourism classification, fire safety standards and a suitable legal structure (often an SARL company). If you buy a guest house that is already operating, the deal may take the form of a transfer of company shares. The company itself then needs to be examined: accounts, tax and social security debts, contracts and permits.
The real budget
On top of the purchase price, plan for:
- acquisition costs, around 6 to 7% of the price: registration duties, Land Registry fees, notary fees;
- a renovation budget, often underestimated, with a margin for the unexpected;
- furniture, decoration and equipment;
- annual costs: municipal services tax, maintenance, caretaking or management.
For foreign buyers
Foreigners can freely buy a riad in Morocco. One point is essential: bring your funds from abroad by bank transfer in foreign currency. This is what will later allow you to repatriate your capital and your gain when you sell.
When you sell, the gain is subject to real estate profit tax: 20% of the gain, with a minimum of 3% of the sale price.
The buying process
- Viewing and offer.
- Checks: certificate of ownership, plan, technical survey, compliance.
- Preliminary sale agreement at the notary, with a deposit.
- Final deed and payment of the balance.
- Registration in your name at the Land Registry.
In short
A beautiful riad can be recognised in minutes. The right riad is chosen with the head as much as the heart. First know what matters to you, then check that the house lives up to its promise.
My role begins before the viewings: understanding what you are really looking for, so I only show you riads that suit you. I then guide you all the way to the handover of the keys, with a network of trusted notaries, architects and craftsmen.