Renovate and Modernize an Old Villa in Marrakech

Renovating an old villa in Marrakech represents an exciting but demanding adventure. Between preserving authentic charm and necessary modernization, the balance is delicate.

Old villas offer exceptional potential: traditional architecture, prime locations, attractive purchase prices. But they often require significant work with costs that are difficult to anticipate.

This guide details all the steps to successfully complete your renovation project. With Celestia Invest, benefit from expert support from purchase to delivery.

Table of Contents

• Why Renovate Rather Than Buy New?
• Types of Old Villas in Marrakech
• Mandatory Preliminary Assessment
• Common Renovation Work
• Detailed Costs by Type of Work
• Regulatory Framework and Permits
• Choosing Your Craftsmen and Contractors
• Preserving Authenticity vs Modernizing
• Timelines and Planning
• Pitfalls to Avoid

Why Renovate Rather Than Buy New?

1. Attractive Purchase Price

Old villas sell for 30-50% less than comparable new properties. Old villa 250 m²: 2,500,000 - 3,500,000 MAD. Equivalent new villa: 4,500,000 - 6,000,000 MAD.

Even with a renovation budget of 1,500,000 MAD, the total remains lower than new construction. Overall savings of 500,000 to 1,000,000 MAD possible.

2. Prime Locations

Old villas located in established areas with complete infrastructure. Close to city center, mature residential neighborhoods, abundant established vegetation.

Stable and known neighborhood. Access to schools, shops, services already present. New villas often in distant suburbs.

3. Generous Land Plots

Old properties often have spacious plots (1,000-3,000 m²). Recent developments offer reduced parcels (500-800 m²).

Possibility to create lush gardens, multiple relaxation spaces. Future expansion potential without land constraints.

4. Character and Authenticity

Traditional Moroccan architecture with noble materials (pisé, zellige, cedar wood). Artisanal decorative elements unavailable in standard new construction.

Generous ceiling heights (3-5 meters). Harmonious volumes and proportions according to local architectural traditions.

5. Complete Customization

Renovation allows you to create a villa exactly to your tastes. Free choice of all materials, finishes, equipment. Perfect adaptation to your lifestyle.

In new construction, choices limited to developer's options. Subsequent modifications complex and costly.

6. Superior Appreciation

Well-renovated old villa appreciates strongly. Appreciation of 50-100% over 10 years is common. Growing demand for renovated character properties.

International market favors authenticity and character. Tastefully renovated villa outperforms standard new construction.

Types of Old Villas in Marrakech

Colonial Villas (1920-1950)

French architecture with Art Deco influences. Materials: stone, red brick, mechanical tiles. High ceilings, large windows, wrought iron balconies.

Current condition often average: outdated plumbing, electrical system to redo, weakened roofing. Renovation budget: 1,500 - 2,500 MAD/m².

Typical neighborhoods: Historic Gueliz, Old Hivernage, Avenue Mohammed V. Purchase price: 15,000 - 25,000 MAD/m².

Traditional Moroccan Villas (1960-1980)

Neo-Moorish architecture with arches, zellige, tadelakt. Central patio or interior courtyard. Terracotta tile roofing.

Variable condition: sometimes degraded craftsmanship, frequent humidity, obsolete installations. Renovation budget: 2,000 - 3,500 MAD/m².

Typical neighborhoods: Old Route de l'Ourika, Historic Palmeraie, medina periphery. Purchase price: 12,000 - 22,000 MAD/m².

1980s-1990s Villas

Mixed modern-Moroccan architecture. Reinforced concrete, 80s finishes, dated tiling. Aging but functional technical systems.

Generally structurally sound condition. Mainly aesthetic and modern comfort needs. Renovation budget: 1,200 - 2,000 MAD/m².

Typical neighborhoods: Agdal, Gueliz extensions, Targa. Purchase price: 13,000 - 20,000 MAD/m².

Old Urban Riads

Traditional medina houses transformed into villas. Introspective architecture around patio. Thick pisé walls, painted wood ceilings.

Condition often requiring heavy renovation: weakened structure, absent networks, significant humidity. Renovation budget: 2,500 - 4,000 MAD/m².

Location: Marrakech medina (Mouassine, Kasbah, Bab Doukkala). Purchase price: 15,000 - 30,000 MAD/m².

Mandatory Preliminary Assessment

Why a Professional Assessment?

Never buy an old villa without exhaustive assessment by independent expert. Allows identification of all hidden problems and estimation of actual budget.

Avoids unpleasant surprises after purchase (costs multiplied by 2 or 3 are common). Serves as basis for price negotiation with seller. Assessment investment: 8,000 - 20,000 MAD.

Structure and Major Works

Foundations: Check for absence of significant cracks, differential settlement, basement/cellar infiltration. Soundings if doubts about stability.

Load-bearing walls: Inspect condition of pisé/brick (cracks, crumbling). Verify verticality and absence of deformation. Watch for rising damp (capillary rise).

Framework and roofing: Wood condition (termites, rot, deformation). Roof waterproofing and rainwater drainage. Existing or absent thermal insulation.

Technical Networks

Plumbing: Age and pipe materials (lead to replace imperatively). Water pressure and flow. Water heater and drainage pipe condition.

Electricity: Electrical panel up to code or outdated. Ground connection present. Sufficient cable section for modern power. Number of outlets and circuits.

Sanitation: Connection to public network or septic tank. Pipe condition and risk of blockage. Environmental standards compliance.

Humidity and Waterproofing

Search for humidity traces on walls, ceilings, floors. Identify sources: capillary rise, roof infiltration, condensation. Measure humidity rate with hygrometer.

Humidity problems can cost 100,000 - 500,000 MAD to treat. Precise assessment essential before commitment.

Specific Installations

Pool: Structure condition, waterproofing, filtration system. Safety standards compliance. Pool renovation budget: 80,000 - 300,000 MAD.

Air conditioning/Heating: Existing functional or obsolete systems. Need for complete replacement or simple maintenance.

Assessment Report

Detailed document with photos, problem descriptions, repair cost estimates. Emergency classification: critical (safety/structure), important (comfort/durability), secondary (aesthetic).

Work costing by item with low/high ranges. This report becomes the basis for negotiating purchase price and planning renovation.

Common Renovation Work

1. Structural Work (Priority)

Foundation repair: Micropiles or resin injection if settlement. Peripheral drainage against humidity. Cost: 80,000 - 300,000 MAD.

Wall consolidation: Reinforced concrete chains in load-bearing walls. Treatment of significant cracks with metal staples. Cost: 50,000 - 200,000 MAD.

Roof renovation: Framework replacement if necessary. New tile or terrace waterproofing cover. Integrated thermal insulation. Cost: 150,000 - 500,000 MAD.

2. Technical Networks (Essential)

Complete plumbing: Replacement of all piping (copper or multilayer). New solar water heater + electric/gas backup. Modern water-saving fixtures. Cost: 100,000 - 250,000 MAD.

Up-to-code electricity: New distribution panel with differential circuit breakers. Complete villa rewiring (copper 2.5-6 mm²). Numerous outlets and designer switches. Integrated LED lighting. Cost: 80,000 - 200,000 MAD.

Sanitation: Public network connection if possible. Otherwise, compliant micro-treatment plant. Separation of wastewater/rainwater. Cost: 50,000 - 150,000 MAD.

3. Humidity Treatment

Wall injection: Waterproof barrier against capillary rise. Hydrophobic resin injection in walls. External drainage if necessary. Cost: 80,000 - 250,000 MAD.

Terrace waterproofing: Old coating removal. Application of liquid waterproofing or membrane multilayer. New tiling or composite wood. Cost: 400 - 800 MAD/m².

4. Thermal Insulation

Roofing: Mineral wool or polyurethane insulation (10-20 cm). Air conditioning bill reduction of 40-60%. Cost: 200 - 400 MAD/m².

Exterior walls: External insulation with coating or cladding. Preserves interior space. Cost: 300 - 600 MAD/m².

Windows: Single glazing replacement with double glazing. Improved acoustic and thermal comfort. Cost: 2,000 - 4,000 MAD/m².

5. Secondary Work and Finishes

Floor coverings: Tiling, zellige, natural stone, parquet. Professional installation with prior leveling. Cost: 300 - 1,500 MAD/m².

Paints and coatings: Traditional tadelakt or modern paints. Wall preparation (filling, sanding). Cost: 80 - 300 MAD/m².

Interior joinery: New wood or composite doors. Custom closets with fittings. Cost: 3,000 - 8,000 MAD/door, 4,000 - 15,000 MAD/linear meter closet.

6. Bathrooms and Kitchens

Bathrooms: Complete demolition of existing. Hidden plumbing installation. Wall/floor tiling or tadelakt. Basins, walk-in shower, wall-hung toilets. Cost: 50,000 - 150,000 MAD per bathroom.

Kitchen: Modern fitted kitchen (cabinets, appliances, worktop). Water, electricity, gas connections. Zellige or tile backsplash. Cost: 80,000 - 300,000 MAD.

7. Air Conditioning and Comfort

Air conditioning: Reversible multi-split system (cooling + heating). Discreet indoor units in each room. Cost: 60,000 - 150,000 MAD complete installation.

Home automation: Management of lighting, shutters, temperature, security. Centralized smartphone control. Cost: 50,000 - 200,000 MAD depending on sophistication.

8. Outdoor Spaces

Pool: Structure and waterproofing renovation. New filtration and treatment system. Coping and pool decks redone. Renovation cost: 150,000 - 400,000 MAD. New pool: 250,000 - 800,000 MAD.

Garden: Complete landscaping. Automatic irrigation system. Designer exterior lighting. Terraces and pathways. Cost: 300 - 800 MAD/m².

Detailed Costs by Type of Work

Renovation Budget by Villa Condition

Concrete Example: 300 m² Villa

1970s villa requiring complete renovation

Or 10,883 MAD/m² for complete high-end renovation.

Overall Project Budget

Equivalent new villa: 9,000,000 - 11,000,000 MAD. Real savings: 1,500,000 - 3,500,000 MAD.

Regulatory Framework and Permits

Building Permit

Major work requires prior urban planning authorization. Mandatory if: exterior facade modifications, extensions or elevations, change of use (residential → commercial).

File preparation: plans by licensed architect, detailed work description, existing condition photos. Processing time: 2-4 months depending on municipality.

Cost: free but architect fees for file (15,000 - 40,000 MAD). Work without authorization = illegal, subject to fine and demolition.

Work Declaration

For interior work without load-bearing structure modification. Window replacement, identical roof renovation, interior fittings.

Simplified procedure with 1-month deadline. Minimal administrative cost (500 - 2,000 MAD).

Heritage Constraints

Villas located in protected area or near historic monuments: strict architectural constraints. Approval from Buildings of France Architect sometimes required.

Mandatory preservation of remarkable elements (facades, decorative elements). Precise specifications on authorized materials and colors.

Construction Standards

Electrical standards: Installation compliant with NFC 15-100 adapted to Morocco. Mandatory grounding, 30mA differential circuit breakers.

Plumbing standards: Drainage compliant with DTU. Separation of wastewater/rainwater. Recommended water-saving devices.

Anti-seismic standards: Marrakech in moderate seismic zone. Compliance with para-seismic rules for extensions or reinforcements.

Tourist Operation

Villa renovated for tourist rental must comply with new 2024 standards (decree 985-24). Classification 1-5 stars according to equipment and services.

Mandatory criteria: online booking, enhanced security (fire extinguishers, smoke detectors), strict controlled cleanliness. Additional criteria: wifi, air conditioning, leisure equipment (pool, spa).

Investment to meet tourist standards: 100,000 - 400,000 MAD depending on target level. Operating license issued by Ministry of Tourism after inspection.

Choosing Your Craftsmen and Contractors

Architect: Essential

Never renovate old villa without experienced architect. Roles: architectural project design, coordination of trades, quality site supervision, work acceptance.

Choosing architect: verify degree and Order of Architects registration, visit similar previous achievements, verify client references.

Fees: 10-15% of work amount for complete mission. On 3,000,000 MAD work: 300,000 - 450,000 MAD. Savings achieved through expertise far exceed cost.

General Contractors vs Craftsmen

General contractor: Manages entire site with their teams or subcontractors. Single contact, overall responsibility. Price: +15-25% vs direct craftsmen but guaranteed peace of mind.

Separate craftsmen: Coordination by you or architect. Optimized prices but complex management. Risks of delays and conflicts between trades.

For heavy renovation, general contractor strongly recommended. For light work, direct craftsmen possible if you are available.

Moroccan Specialized Craftsmen

Maâlem (master craftsman): Specialist in traditional work (zellige, tadelakt, plasterwork, carved woodwork). Transmission of ancestral knowledge, exceptional quality.

Recruitment: reliable recommendations, visit ongoing sites, work samples. Rates: 400 - 1,000 MAD/day depending on specialty and reputation.

Modern trades: Certified plumbers, electricians, masons. Verify civil and ten-year liability insurance. Rates: 250 - 600 MAD/day depending on qualification.

Contracts and Guarantees

Detailed written contract for all parties. Mandatory contents: precise work description, execution deadlines with delay penalties, firm or fixed price, payment terms (installment according to progress).

Guarantees: completion guarantee (1 year), two-year guarantee (2 years equipment), ten-year guarantee (10 years structure). Require current valid insurance certificates.

Staged Payments

Never pay total upfront. Standard schedule: 20% on order, 40% at observed mid-point, 30% at work completion, 10% after lifting reservations (1 month).

Retention guarantees: retain 5-10% during guarantee period. Payments conditional on invoice provision and architect validations.

Preserving Authenticity vs Modernizing

Elements to Preserve Absolutely

Zellige and mosaics: Clean and restore rather than replace. Maâlem can recreate missing pieces identically. Irreplaceable heritage and aesthetic value.

Traditional tadelakt: Lime waxed coating offering unique appearance. Restoration by specialized craftsman. Water-resistant, ideal for bathrooms.

Carved woodwork: Ceilings, doors, moucharabiehs in cedar. Anti-termite treatment and renovation by cabinetmaker. Masterpieces of Moroccan architecture.

Arches and columns: Structural and decorative elements. Mandatory preservation even if space rearrangement. Cleaning and consolidation if necessary.

Elements to Modernize

Technical networks: Plumbing, electricity, sanitation completely to redo. Invisible modern technologies do not denature character.

Insulation and comfort: High-performance insulation, discreet air conditioning, double glazing. Modern comfort compatible with old architecture.

Kitchen and bathrooms: Functional modern equipment with aesthetics respecting villa style. Successful contemporary-traditional blend.

Successful Old-Modern Fusion

Concept: preserve architecture and noble elements, discreetly integrate modern technologies. Successful examples: traditional ceilings + discreet integrated LED lighting, old zellige floors + invisible modern underfloor heating.

Clean contemporary furniture sublimating traditional architecture. Bathrooms with tadelakt + minimalist design fixtures. Modern kitchen hidden behind traditional doors.

Errors to Avoid

Never: destroy authentic architectural elements to "modernize", use modern materials poorly imitating old, mix too many different styles creating visual confusion.

Overload decoration to detriment of architecture. Neglect color and material harmony. Install technical equipment (air conditioning, antennas) ungracefully.

Timelines and Planning

Typical Renovation Project Timeline

Work Duration by Scope

Total Project Duration

From villa purchase to move-in: 14-27 months for complete renovation. Purchase + assessment: 2-3 months. Studies and permits: 6-9 months. Work: 8-12 months. Finishes and furnishing: 2-3 months.

Provide 20-30% safety margin on announced timelines. Unforeseen events common in old renovation.

Accelerating the Project

Parallelizable phases: architectural design during permit processing (if minor modifications). Long lead-time equipment ordering (kitchen, bathrooms) in advance.

Contractor selection before permit approval (subject to). Optimized logistics organization: material storage, site access, team rotation.

Living On-Site During Work?

Strongly discouraged for heavy renovation: noise, dust, dangers, extreme discomfort. Difficult access, water/electricity periodically cut off.

Possible for light refresh if work by separate zones. Temporary rental recommended during site duration.

Pitfalls to Avoid Absolutely

1. Underestimating the Budget

Most frequent error: initial budget doubled during construction. Causes: insufficient assessment, non-provisioned unforeseen, modifications in progress.

Solution: Exhaustive assessment before purchase, provision 20-30% contingencies, limit modifications after work start.

2. Buying Without Assessment

Villa appearing correct can hide serious defects (foundations, humidity, termites). Discovery after purchase = financial disaster. Repair costs sometimes higher than purchase price.

Solution: Invest 8,000 - 20,000 MAD in complete assessment by independent expert. Negotiate purchase price according to identified problems.

3. Working Without Architect

Approximate coordination between craftsmen. Costly design errors to correct. Budget and timeline overruns. Disappointing aesthetic result.

Solution: Engage experienced architect from project start. Fees 10-15% largely compensated by optimizations and error avoidance.

4. Choosing the Cheapest Craftsman

Low price often hides incompetence, low-grade materials, dubious subcontracting. Shoddy work requiring costly rework. Craftsmen disappearing during construction.

Solution: Compare 3-4 detailed quotes. Prioritize experience, references, quality over price alone. Visit ongoing and completed sites.

5. Paying Too Much Upfront

Contractors receiving large deposits then slowing work. Money paid = lost negotiating leverage. Contractor bankruptcy leaving site unfinished.

Solution: Staged payments according to actual observed progress. Maximum 20-30% before start. Retain 10% after final acceptance.

6. Neglecting Permits

Work without permit = illegal. Risks: significant fines, demolition obligation, inability to sell or mortgage in future. Insurance invalidated in case of loss.

Solution: Research administrative obligations at town hall. File required applications before any start. Wait for official permits.

7. Constantly Modifying the Project

Permanent changes disorganize site. Significant extra costs for adaptations. Multiplied timelines. Tensions with contractors.

Solution: Define project precisely in design phase. Validate all choices (materials, equipment, colors) before work. Limit subsequent modifications to essential.

8. Forgetting Furnishing and Decoration

Work budget exhausted, empty non-functional villa. Proper furnishing represents 10-20% of work cost. Neglecting this stage = incomplete project.

Solution: Include furnishing budget from initial planning. 300,000 - 500,000 MAD for 300 m² villa decent standard.

9. Neglecting the Exterior

Magnificent villa interior, desolate garden and defective pool. Exteriors represent 30-40% of overall impression. Exterior development costs often underestimated.

Solution: Garden and pool budget in overall plan. 500 - 1,000 MAD/m² for complete landscaping. 250,000 - 800,000 MAD for new pool or heavy renovation.

10. Aiming for Absolute Perfection

Perfectionism syndrome: infinite retouching, tiny details, exploding costs. Project lasting for years. Cost/benefit ratio unbalanced for ultra-luxury finishes.

Solution: Define finish level adapted to budget and villa use. "High-end" standard amply sufficient. Accept minor imperfections inherent to old renovation.

Financing and Renovation Taxation

Work Financing

Work loan: personal loan allocated to renovations. Maximum amount: 500,000 - 1,000,000 MAD. Duration: 5-10 years. Rate: 7-10%.

Global mortgage loan: purchase + work financing in one go. Requires detailed work quotes. Duration: 10-25 years. Minimum down payment: 20-30%.

Self-financing: preferred solution if available cash. Avoids interest but immobilizes significant capital.

Tax Deductions

Rented villa under actual regime: work deductible from rental income. Maintenance/repair work: immediate total deduction. Improvement work: depreciation over several years.

Mandatory retention of detailed invoices. Justification of villa allocation (proven rental). Tax saving: 20-35% of work amount depending on tax bracket.

VAT on Work

Standard 20% VAT on all work. No reduced VAT for renovation in Morocco (unlike some European countries).

Example: 3,000,000 MAD work excl. tax = 3,600,000 MAD incl. tax. Anticipate VAT surcharge in overall budget.

Conclusion: A Passionate but Demanding Project

Renovating an old villa in Marrakech offers exceptional opportunity to create unique property. Substantial savings vs new construction, prime location, authentic character are major assets.

But project requires rigor, patience and expertise. Exhaustive preliminary assessment, realistic budget with 20-30% safety margin, qualified professional team (architect + contractors) are essential.

Total project duration: 14-27 months from purchase to move-in. Renovation cost: 1,500 - 4,000 MAD/m² depending on scope. Total budget including purchase: count 7,000,000 - 10,000,000 MAD for 300 m² villa fully renovated.

At Celestia Invest, we accompany you at every step. Selection of villas with potential, organization of complete assessments, connection with trusted architects and contractors, regular site monitoring.

Our network of qualified craftsmen and our experience of dozens of renovations guarantee success of your project. Discover our villas to renovate with strong potential.

Contact Us

Old villa renovation project in Marrakech?

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Phone: +212 688-107270
Email: contact@celestiainvest.com
Website: www.celestiainvest.com

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© 2025 - Complete renovation guide updated December 2025