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Complete Beginner's Guide to Buying in Marrakech
Acheter une Villa à Marrakech
Route de l'Ourika: Find Your Mountain Villa
The Route de l'Ourika represents the perfect alternative for nature lovers seeking proximity to Marrakech. Just 15-30 km from the city center, this legendary route offers mountain landscapes, pure air and welcome freshness.
Long considered a secondary area, the Route de l'Ourika is now experiencing remarkable growth. Charming villas with stunning Atlas views, generous land plots and still affordable prices attract savvy investors.
This guide details everything you need to know to find your mountain villa on this exceptional route. With Celestia Invest, discover the most beautiful properties in Ourika.
Table of Contents
- Presentation of the Route de l'Ourika
- 7 Advantages of Investing on Route de l'Ourika
- Villages and Sectors of the Route
- Types of Villas Available
- Detailed Prices and Budgets
- Climate and Environment
- Accessibility and Proximities
- Rental Potential and Profitability
- Legal Aspects (VNA, PLU)
- Lifestyle and Art of Living
Presentation of the Route de l'Ourika
Geography and Location
The Route de l'Ourika (S513) extends over 60 km from Marrakech to Setti Fatma. It crosses the magnificent Ourika Valley, natural gateway to the High Atlas.
North-South orientation following the Ourika River. Progressive elevation from 500m (Marrakech) to 1,500m (Setti Fatma). Traditional Berber villages dotting the route.
Sought-after residential area: 10-30 km from Marrakech exit. Beyond 30 km: wild nature and tourist destinations (waterfalls, hiking trails).
Development History
1990-2000s: Mainly tourist route with restaurants and guesthouses. A few villas of wealthy Moroccan families. Limited infrastructure.
2010s: Road improvement and complete electrification. First structured real estate projects. Growing interest from European expatriates.
2015-2025: Explosion in demand for secondary villas. Infrastructure development (fiber optics, sanitation). Multiplication of high-end projects. Spectacular land appreciation (+150-200% in 10 years).
Current Panorama
The Route de l'Ourika is now one of the most sought-after residential areas in Marrakech. Over 200 upscale villas built since 2015. 50+ projects under development.
Harmonious mix: contemporary villas, mountain riads, renovated bergeries. Dynamic international community (French, Belgian, British, MRE). Constantly developing services (shops, restaurants, craftsmen).
7 Advantages of Investing on Route de l'Ourika
1. Stunning Atlas Views
Exceptional panorama of the High Atlas peaks (up to 4,000m). Mountain range visible 360 days/year with spectacular winter snow. Unforgettable sunsets with glowing red mountains.
All well-located villas benefit from this iconic view. Priceless added value impossible to create elsewhere. Exceptional marketing photos for tourist rentals.
2. Appreciable Climate Freshness
Temperatures 3-6°C lower than central Marrakech. Scorching summer mitigated: 35-38°C vs 42-45°C in the city. Cool and pleasant nights even in July-August (18-22°C).
Air conditioning less necessary or used moderately. Significant energy savings (30-50% vs city). Superior living comfort for 7 months of the year.
3. Generous Land Plots and Attractive Prices
Typical plots: 1,000 - 5,000 m² (vs 500-800 m² in the city). Possibility to create lush gardens, vegetable gardens, orchards. Multiple relaxation spaces without constraints.
Price per m²: 8,000 - 15,000 MAD (vs 18,000-35,000 MAD Palmeraie). Complete villas: 2,500,000 - 8,000,000 MAD for excellent standing. Acquisition budget 30-50% lower vs equivalent urban areas.
4. Nature and Biodiversity
Preserved environment with abundant natural vegetation. Fruit trees (olive, almond, walnut, pomegranate). Numerous and varied birds (raptors, passerines). Accessible Ourika River for walks.
Gardens thriving naturally thanks to mountain climate. Possibility of organic farming (vegetable garden, fruit trees). Exceptional air quality without urban pollution.
5. Preserved Proximity to Marrakech
Distance to Marrakech center: 20-35 minutes depending on sector. Quick access for shopping, schools, airport, cultural activities. Possibility to work in Marrakech with Ourika residence.
Feeling of nature and escape immediately upon leaving the city. Best of both worlds: countryside + urban services. Ideal for families with children schooled in Marrakech.
6. Growing Rental Potential
Strong rental demand for "nature and view" villas. Clientele seeking authenticity and calm (vs city hotels). Competitive rates 3,500 - 8,000 MAD/night depending on villa.
Annual occupancy rate 40-55% (well managed). Annual gross income: 450,000 - 1,200,000 MAD for a 4-bedroom villa. Net profitability: 5-7% (good performance).
7. Dynamic International Community
Many expatriates installed creating social life. Regular events (brunch, hiking, workshops). Active and supportive Facebook groups. Facilitated professional and friendly network.
Adapted services: international restaurants, qualified craftsmen. Help and advice between owners (craftsmen, administrations). Sense of belonging to a privileged community.
Villages and Sectors of the Route
Km 10-15: Close Exit from Marrakech
Location: Tassoultante sector, beginning of Tnine Ourika. Immediate proximity to the city (10-15 min from center).
Characteristics: Semi-urban area in transition. Medium-sized plots (800-1,500 m²). Rapid development with new subdivisions. Complete infrastructure (electricity, water, internet).
Villa types: Dominant modern contemporary. Some recent charm riads. Good to very good standing.
Prices: 12,000 - 18,000 MAD/m². Complete villas: 3,500,000 - 7,000,000 MAD.
Advantages: Maximum city accessibility. Close urban services. Sustained appreciation. Disadvantages: Increasing densification. Growing traffic. Limited authenticity.
Km 15-22: Premium Residential Area
Location: Tnine Ourika, Aghbalou. Heart of Ourika residential area.
Characteristics: Most sought-after sector by international buyers. Generous plots (1,500-3,000 m²). Upscale villas with guaranteed Atlas views. Lush vegetation and accessible river.
Villa types: Varied architectures (contemporary, traditional Moroccan, renovated bergeries). Swimming pools standard in 80% of villas. High-end finishes.
Prices: 10,000 - 16,000 MAD/m². Complete villas: 3,000,000 - 9,000,000 MAD.
Advantages: Perfect balance nature/accessibility. Established international community. Restaurants and shops available. Excellent infrastructure. Disadvantages: Strong demand = limited supply. Constantly rising prices.
Km 22-30: Preserved Authenticity
Location: Dar Caid Ouriki, Souk Tnine Ourika. Authentic Berber villages.
Characteristics: Strong rural and traditional atmosphere. Very generous plots possible (2,000-5,000 m²). Noticeable altitude (temperature -2°C vs Marrakech). Proximity to mountains and hiking trails.
Villa types: Renovated traditional bergeries. Mountain riads. Ecological villas (local materials). Environmentally respectful architectural style.
Prices: 8,000 - 13,000 MAD/m². Complete villas: 2,000,000 - 6,000,000 MAD.
Advantages: Maximum authenticity. Very attractive prices. Large plots. Omnipresent nature. Absolute tranquility. Disadvantages: Distance from Marrakech center (30-35 min). Less developed services. More difficult tourist rental (specific clientele).
Beyond Km 30: Wild Nature
Location: Towards Setti Fatma and waterfalls. Tourist and natural area.
Characteristics: Spectacular mountain environment. Immense plots available (5,000-20,000 m²). Eco-lodge and guesthouse projects. Not suitable for primary residence.
Villa types: Ecotourism projects. Professionally operated guesthouses. Secondary residences for extreme nature lovers.
Prices: 5,000 - 10,000 MAD/m². Land: 200 - 600 MAD/m².
Advantages: Exceptional nature. Unique projects possible. Very low prices. Disadvantages: Significant distance (45-60 min from city). Cold winters. Almost no services. Very specific clientele.
Types of Villas Available
Contemporary Villa with Atlas View
Description: Minimalist modern architecture. Large bay windows facing mountains. Roof terrace with pergola. Modern materials (concrete, glass, steel).
Typical characteristics: 250-400 m² living space. 4-6 bedrooms with private bathrooms. Cathedral living room with designer fireplace. Fully equipped high-end American kitchen. Infinity pool 8×4m minimum.
Land: 1,000-2,500 m² with landscaped garden. Price: 3,500,000 - 8,000,000 MAD. 11,000-16,000 MAD/m².
Buyer profile: European expatriates, affluent retired couples, high-end rental investors. Rental potential: Excellent (international clientele). Rate: 5,000-10,000 MAD/night.
Traditional Mountain Riad
Description: Moroccan architecture adapted to mountains. Exposed pisé or local stone. Terracotta tile roofing. Central patio with basin or fountain. Artisanal elements (zellige, tadelakt, woodwork).
Typical characteristics: 200-350 m² spread over 2 levels. 3-5 authentic Moroccan style bedrooms. Multiple lounges (Moroccan, European). Panoramic terraces with Atlas views. Hammam/spa possible.
Land: 800-2,000 m² with Mediterranean garden. Price: 2,800,000 - 7,000,000 MAD. 10,000-15,000 MAD/m².
Buyer profile: Lovers of Moroccan authenticity, clientele seeking character, MRE families. Rental potential: Very good (authentic experience). Rate: 4,000-8,000 MAD/night.
Charming Renovated Bergerie
Description: Former Berber bergerie transformed. Thick stone walls (60-80 cm). Exposed cedar or thuya wood beams. Respectful renovation with noble materials. Perfect integration into rural environment.
Typical characteristics: 150-280 m² with generous volumes. 2-4 comfortable rustic bedrooms. Massive stone fireplaces. Mezzanines and attic spaces. Natural or traditional pool.
Land: 1,500-4,000 m² often planted with olive trees. Price: 2,000,000 - 5,500,000 MAD. 9,000-13,000 MAD/m².
Buyer profile: Artists, writers, retirees seeking serenity, heritage renovation enthusiasts. Rental potential: Good (authentic niche clientele). Rate: 3,500-7,000 MAD/night.
Autonomous Ecological Villa
Description: High-performance bioclimatic construction. Ecological materials (earth, wood, local stone). Reinforced natural insulation. Renewable energy systems (solar, wind). Rainwater harvesting. Phytopurification possible.
Typical characteristics: 180-320 m² energy optimized. 3-5 bedrooms with modern comfort. Large double-glazed bay windows facing south. Central wood or pellet stove. Permaculture garden or organic vegetable garden.
Land: 1,500-5,000 m² cultivable. Price: 2,500,000 - 6,500,000 MAD. 10,000-14,000 MAD/m².
Buyer profile: Eco-responsible, families seeking autonomy, remote workers. Rental potential: Growing (ecotourism clientele). Rate: 4,000-7,500 MAD/night.
Estate with Multiple Buildings
Description: Extensive property on large land. Main house + guesthouses or outbuildings. Possibility of structured tourist activity (gîtes, chambres d'hôtes). Lifestyle project or significant rental income.
Typical characteristics: 400-800 m² total built. 8-15 bedrooms distributed in buildings. Common areas (reception, restaurant, spa). Pool(s), landscaped gardens. Professional infrastructure.
Land: 5,000-20,000 m² (0.5-2 hectares). Price: 8,000,000 - 25,000,000 MAD. 12,000-20,000 MAD/m².
Buyer profile: Tourism investors, extended families, ambitious lifestyle projects. Rental potential: Very high if professionally operated. Income: 1,500,000 - 4,000,000 MAD/year possible.
Detailed Prices and Budgets
Price per m² by Sector
| Sector | Distance from Marrakech | Price per m² Built |
|---|---|---|
| Close exit (Tassoultante) | 10-15 km | 12,000 - 18,000 MAD |
| Premium area (Tnine Ourika) | 15-22 km | 10,000 - 16,000 MAD |
| Authenticity (Dar Caid Ouriki) | 22-30 km | 8,000 - 13,000 MAD |
| Wild nature (>30 km) | 30-45 km | 5,000 - 10,000 MAD |
Villa Prices by Type and Size
| Villa Type | Area | Land | Total Price |
|---|---|---|---|
| Contemporary 4 bedrooms | 280 m² | 1,500 m² | 3,500,000 - 5,500,000 MAD |
| Mountain riad 5 bedrooms | 320 m² | 1,800 m² | 4,000,000 - 6,500,000 MAD |
| Renovated bergerie 3 bedrooms | 220 m² | 2,500 m² | 2,500,000 - 4,000,000 MAD |
| Ecological villa 4 bedrooms | 260 m² | 2,000 m² | 3,200,000 - 5,000,000 MAD |
| Luxury contemporary 6 bedrooms | 450 m² | 3,000 m² | 6,500,000 - 10,000,000 MAD |
| Tourism estate | 600 m² | 8,000 m² | 10,000,000 - 20,000,000 MAD |
Overall Budget for Ourika Villa Project
Example: Contemporary 4-bedroom villa, 300 m², 1,800 m² land
| Item | Amount |
|---|---|
| Villa purchase | 4,500,000 MAD |
| Acquisition fees (10%) | 450,000 MAD |
| Refresh work | 200,000 MAD |
| Complete furnishing | 350,000 MAD |
| Garden landscaping | 150,000 MAD |
| Working capital (6 months) | 100,000 MAD |
| TOTAL PROJECT | 5,750,000 MAD |
Annual Recurring Costs
| Item | Annual Cost |
|---|---|
| Local taxes | 25,000 - 40,000 MAD |
| Water, electricity, internet | 35,000 - 55,000 MAD |
| Permanent guard | 50,000 - 70,000 MAD |
| Gardener (2×/week) | 30,000 - 45,000 MAD |
| Pool (maintenance) | 40,000 - 60,000 MAD |
| General maintenance | 30,000 - 50,000 MAD |
| Insurance | 12,000 - 20,000 MAD |
| TOTAL | 222,000 - 340,000 MAD |
Or 18,500 - 28,300 MAD/month in fixed costs.
Possible Financing
Classic mortgage: For foreigners: max 10 years, 30% down payment, 6-8% rate. For MRE: up to 20 years, 10-20% down payment, 5.5-6.5% rate.
Example financing for 4,500,000 MAD villa:
| Element | Amount |
|---|---|
| Villa price | 4,500,000 MAD |
| 30% down payment | 1,350,000 MAD |
| 70% loan | 3,150,000 MAD |
| Duration | 15 years |
| Rate | 6.5% |
| Monthly payment | 27,450 MAD |
| Total loan cost | 4,941,000 MAD |
| Total interest | 1,791,000 MAD |
Climate and Environment
Average Monthly Temperatures
| Month | Marrakech Center | Route Ourika (km 20) | Difference |
|---|---|---|---|
| January | 12°C | 9°C | -3°C |
| April | 20°C | 17°C | -3°C |
| July | 38°C | 33°C | -5°C |
| August | 38°C | 33°C | -5°C |
| October | 24°C | 21°C | -3°C |
| December | 13°C | 10°C | -3°C |
Climate Advantages
Bearable summer: Heat mitigated by altitude and vegetation. Cool nights allowing recovery (18-22°C). Optional air conditioning or moderate use. Energy savings 40-60% vs city.
Ideal spring and autumn: Perfect temperatures 18-25°C during day. Green and blooming nature (March-May). Long pleasant seasons (March-June, September-November).
Mild winter: Mild daytime temperatures 15-20°C. Generous sunshine despite altitude. Spectacular snow-capped Atlas peaks view. Heating necessary evenings/nights (fireplace/stove/central heating).
Rainfall
Annual precipitation: 400-600 mm (vs 250 mm Marrakech). Rainy season: mainly November-March. Possible summer storms (beneficial for gardens). Perennial Ourika River with variable flow.
Garden impact: Vegetation thrives naturally. Reduced watering vs city. Lawns and plants possible without overconsumption of water.
Air Quality
Pure mountain air without urban pollution. Absence of smog and fine particles. Natural scents (pines, eucalyptus, wild mint). Clear night sky for star observation.
Health benefits: respiratory, reduced allergies, improved sleep.
Accessibility and Proximities
Distances and Travel Times
| From Route Ourika | Distance | Time |
|---|---|---|
| Marrakech city center (Jemaa El Fna) | 20-30 km | 25-35 min |
| Marrakech-Menara Airport | 25-35 km | 30-40 min |
| Guéliz (shops/restaurants) | 15-25 km | 20-30 min |
| International schools (Victor Hugo, George Washington) | 18-28 km | 25-35 min |
| Carrefour/Marjane (supermarkets) | 12-22 km | 15-25 min |
| Private hospitals (Clinique Al Moutamayiz) | 18-28 km | 25-35 min |
Road Condition
S513 Route (main): Asphalt in generally good condition. Widened and modernized in residential sectors. Street lighting in inhabited areas. Regular maintenance by authorities. Some speed bumps in villages.
Secondary roads: Access to plots via paved or dirt roads. Variable depending on developments. Check quality before purchase (renovation cost 200-400 MAD/linear meter).
Traffic: Fluid on weekdays outside rush hours. Busy weekends (tourists to waterfalls). Avoid Sunday afternoons return to Marrakech (possible traffic jams).
Nearby Services
Food shops: Village convenience stores (bread, basic products). Weekly local souks (vegetables, meats). Butcher/bakery in Tnine Ourika. For complete shopping: Marrakech (typically twice/month).
Restaurants: Dozen restaurants on Ourika route (Moroccan, international). Cafes with mountain view terraces. Variable quality (excellent to average). Reasonable prices (150-300 MAD/person).
Craftsmen and services: Local plumbers, electricians, gardeners available. Variable quality requiring recommendations. Expatriate community shares reliable contacts. Pool specialists, architects from Marrakech.
Health: Pharmacies in Tnine Ourika and Aghbalou. General practitioners for basic consultations. Emergency/specialists: Marrakech mandatory (25-30 min).
Internet Connectivity
Fiber optics widely deployed since 2020. Standard speeds 50-100 Mbps. Operators: Maroc Telecom, Orange, Inwi. Excellent connection quality (teleworking possible). Remote areas: high-performance 4G (reliable backup).
Rental Potential and Profitability
Ourika Tenant Profiles
Families seeking nature: Group of 4-8 people. Average stays 4-7 nights. Appreciate space, tranquility, nature activities. High season: spring, summer, autumn.
Retired couples: Long stays 2-4 weeks. Seeking calm, authenticity, mild climate. Low and medium seasons mainly.
Friend groups: Extended weekends or weeks. Friendly atmosphere, pool, barbecues. Year-round with summer peak.
Remote workers: Growing monthly rentals. Need excellent connection. Calm for concentration. Strong trend since COVID.
Seasonal Rental Rates
| Villa Type | Low Season | Mid Season | High Season |
|---|---|---|---|
| Standard 3-bedroom villa | 2,500 - 4,000 MAD/night | 3,500 - 5,500 MAD/night | 4,500 - 7,000 MAD/night |
| Comfortable 4-bedroom villa | 3,500 - 5,500 MAD/night | 5,000 - 7,500 MAD/night | 6,500 - 10,000 MAD/night |
| Luxury 5-6 bedroom villa | 5,000 - 8,000 MAD/night | 7,000 - 11,000 MAD/night | 10,000 - 15,000 MAD/night |
| Estate/guesthouse | 8,000 - 12,000 MAD/night | 12,000 - 18,000 MAD/night | 15,000 - 25,000 MAD/night |
Seasons: High: March-May, July-September, October. Mid: June, November, February. Low: December, January.
Realistic Occupancy Rates
Well-managed villa with services: 40-55% annual occupancy (145-200 nights). Moderately managed villa: 30-40% occupancy (110-145 nights). Poorly positioned/managed villa: 20-30% occupancy (70-110 nights).
Key occupancy factors: Quality professional photos. Excellent customer reviews (>4.5/5). Included services (cleaning, guard, concierge). Competitive pricing. Presence on multiple platforms.
Profitability Calculation for 4-Bedroom Villa
Villa 300 m², purchase 4,500,000 MAD
| Element | Amount |
|---|---|
| Annual occupancy | 160 nights (45%) |
| Weighted average rate | 6,000 MAD/night |
| Gross income | 960,000 MAD |
| Operating expenses (30%) | 288,000 MAD |
| Annual fixed costs | 280,000 MAD |
| Net income | 392,000 MAD |
| Net profitability | 8.7% |
Excellent profitability compared to other Marrakech areas. Additional asset appreciation: +4-6%/year historical.
Long-Term Rental
Growing market: International remote workers. Temporary expatriate families. Winter retirees (6 months/year).
Monthly rates: 3-bedroom villa: 15,000 - 25,000 MAD/month. 4-5 bedroom villa: 25,000 - 40,000 MAD/month. Utilities generally on tenant.
Advantages: Stable and predictable income. Less wear vs short-term rental. Simplified management. Advantageous taxation (actual regime).
Specific Legal Aspects
VNA and Sale to Foreigners
The majority of land on the Route de l'Ourika requires VNA for sale to foreigners. Initially agricultural land transformed into residential. VNA obtained either collectively (subdivisions) or individually.
Mandatory verifications: Existence of written and registered VNA. Construction compliance with granted VNA. Validation with CRI (Regional Investment Center).
Individual VNA timelines: 6-12 months complete procedure. Cost: 50,000 - 200,000 MAD depending on area. Never buy without VNA if foreigner.
For more details on VNA, consult our complete villa purchase guide.
Zoning and Urban Planning Regulations
Villa zones: Majority of Route Ourika classified as villa zone (R+1). Maximum height: ground floor + 1 floor. Ground coverage: 20-30% depending on sectors. Mandatory setbacks: 3-5 meters periphery.
Building permit: Mandatory for any construction >30 m². Review period: 2-4 months. Architect mandatory if >150 m². Strict zoning compliance or fine/demolition penalty.
Environmental Constraints
Ourika River protection: 20m non-building zone from banks. Prohibition of wastewater discharge into river. Autonomous sanitation mandatory if no network. Compliant micro-purification station recommended (70,000-150,000 MAD).
Landscape protection: Some sectors classified as sensitive areas. Architectural constraints for landscape harmony. Materials and colors to be respected.
Tourism Operation
Applicable 2024 standards: Villa classification 1-5 stars according to equipment. Online booking mandatory. Enhanced security (extinguishers, detectors). Strict controllable cleanliness.
Ourika advantages: Natural environment facilitates high classifications. Exceptional setting as major marketing argument. Premium clientele accepts justified rates.
Operating license: Mandatory if >60 rental days/year. Cost: 5,000-15,000 MAD. Prior inspection by Ministry of Tourism. Annual renewal 2,000-5,000 MAD.
Lifestyle and Art of Living
Nature Activities
Hiking: Countless trails for all levels. Ourika Valley to Setti Fatma (famous waterfalls). Peak ascents (Jbel Yagour, accessible Toubkal). Local guides available (150-300 MAD/day).
Mountain biking and cycling: Rural tracks and mountain paths. Progressively marked circuits. Bike rental in villages (100-200 MAD/day). Active resident cyclists community.
Horseback riding: Several equestrian centers on Ourika route. Hourly or full-day rides. Ideal setting for discovery on horseback. Rates: 200-500 MAD/hour depending on service.
Nature observation: Numerous birds (raptors, passerines). Rich flora (wild olives, junipers, thyme). Nature photographers favor the area. Exceptional night sky for amateur astronomy.
Culture and Traditions
Berber villages: Preserved authentic Amazigh culture. Colorful and lively weekly souks. Local crafts (pottery, weaving, ironwork). Traditional festivals and moussems.
Local gastronomy: Fresh valley products (vegetables, fruits, honey). Authentic Berber cuisine (tajines, couscous, homemade bread). Warm atmosphere family restaurants. Mint tea and homemade pastries.
Traditional hammams: Several village hammams (entrance 20-40 MAD). Authentic and friendly experience. Traditional beauty rituals (scrub, clay).
Expatriate Social Life
Close-knit community: Active "Expats Ourika" Facebook groups (400+ members). Regular events (brunch, parties, group hikes). Daily mutual aid (sharing contacts, advice, carpooling).
Organizations: Rotating monthly community brunch. Francophone book club. Creative workshops (painting, pottery, cooking). Summer outdoor film screenings.
Solidarity: Shared guard system between neighbors. Sharing gardens and home productions. Reliable craftsman recommendations. Emergency and breakdown assistance.
Pace of Life
Slowed down daily routine: Relaxed and natural pace of life. Wake with sunrise, sleep with sunset. Afternoon siesta recommended in summer. Cozy winter fireside evenings.
Connection to nature: Daily gardening and contact with earth. Observation of seasons and natural cycles. Possible wild foraging (herbs, seasonal mushrooms). Organic vegetable garden common among residents.
City-countryside balance: Marrakech escapes 1-2 times/week (shopping, cultural outings). Renewed appreciation of calm upon return. Best of both worlds embraced.
Conclusion: Ourika, the Mountain Opportunity
The Route de l'Ourika today represents one of the best real estate opportunities in Marrakech. Combining preserved nature, city proximity and affordable prices, it attracts savvy investors and lovers of a different lifestyle.
Undeniable strengths: Prices 30-50% lower than equivalent urban areas. Stunning Atlas views. Cooler and more pleasant climate. Generous land plots. Active international community. Excellent rental potential (6-9% profitability).
Complete project budget: Standing 4-bedroom villa: 4,500,000 - 6,500,000 MAD all-inclusive. Annual recurring costs: 220,000 - 340,000 MAD. Largely covered by rental income if tourist operation.
Ideal area for: Families seeking quality of life. Active retirees nature lovers. Smart rental investors. Lifestyle remote workers. First-time buyers with controlled budgets.
At Celestia Invest, we have specific expertise in the Route de l'Ourika. Rigorous selection of properties with confirmed VNA. Exhaustive legal verifications. Quality craftsman network. Complete support until installation.
Discover our selection of Route de l'Ourika villas and be seduced by the magic of the mountains near Marrakech.
Contact Us
Ready to find your mountain villa on the Route de l'Ourika?
Personalized guided tour of the best sectors. Presentation of exclusive unpublished properties. Expert support for secure investment.
Phone: +212 688-107270
Email: contact@celestiainvest.com
Website: www.celestiainvest.com
Explore our villas:
Celestia Invest - Specialist in Route de l'Ourika since 2010
© 2025 - Complete guide updated December 2025
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