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Modern Villa vs Traditional Riad in Marrakech: Buyer's Guide

Youness Bermime Dec 11, 2025

Marrakech offers two iconic property types: modern villas and traditional riads. Each presents distinct characteristics that influence your investment.

Villas attract with their space, modern comfort, and ease of maintenance. Riads appeal with their authenticity, historical charm, and tourist potential.

This guide compares these two options in detail to help you make the right choice. With Celestia Invest, find the perfect property for your project.

The Modern Villa: Characteristics
The Traditional Riad: Characteristics
Complete Comparison Table
Purchase Prices and Budget
Maintenance Costs
Rental Potential
Legal Aspects (VNA, Titles)
Taxation and Taxes
Which Type for Which Investor?

The Modern Villa: Comfort and Space

Architecture and Design

Modern villas in Marrakech adopt contemporary architecture with clean lines. Large bay windows, flat roofs, and generous volumes characterize this style.

Modern materials: concrete, steel, glass, composite wood. Integration of home automation technologies for optimal comfort.

Preferred open spaces: American-style kitchen, bright living room, spacious terraces. Minimalist and functional interior design.

Typical Location

Villas mainly located on the outskirts of Marrakech. Ourika, Amizmiz, Tahanaout roads, Palmeraie.

Spacious plots from 500 to 5,000 m². Quiet environment with views of the Atlas. Gated communities or independent properties.

Car accessibility essential. Distance from city center: 15 to 40 minutes depending on area.

Standard Amenities

Private pool almost systematic. Landscaped garden with automatic irrigation. Central air conditioning/heating system.

Modern equipped kitchen. Bathrooms with Italian showers. Built-in closets and dressing rooms.

Covered parking or garage. Security system (alarm, video surveillance). Increasingly common solar panels.

Advantages of the Modern Villa

Optimal comfort: Recent construction standards, high-performance insulation
Low renovation needs: New or recent properties requiring little maintenance
Generous space: Large living area and land
Guaranteed privacy: No overlooking, enclosed garden
Easy access: Parking, proximity to main roads
Flexibility: Possibility of extensions, easy modifications

Disadvantages of the Modern Villa

Distance from center: Need for a car for all travel
High maintenance costs: Pool, garden, significant consumption
Less authenticity: Standardized architecture, little local character
Staff required: Caretaker, gardener, pool technician often necessary
Sometimes isolated: Distance can be burdensome off-season

The Traditional Riad: Charm and Authenticity

Architecture and Design

Traditional riads are houses organized around an open-air central courtyard. Introspective architecture turned inward.

Typical architectural elements: zellige (mosaics), tadelakt (polished plaster), carved woodwork, central fountain. High ceilings (3 to 5 meters).

Rooftop terrace (often panoramic). Rooms arranged around the patio. Traditional Moroccan decoration with local craftsmanship.

Typical Location

Riads exclusively located in the historic medina of Marrakech. Sought-after neighborhoods: Bab Doukkala, Mouassine, Dar El Bacha, Kasbah.

Pedestrian access only (narrow alleys closed to cars). Proximity to souks, historic monuments, traditional restaurants.

Authentic atmosphere with constant local activity. No garden or private pool (usually decorative basin).

Standard Amenities

Central patio with fountain and vegetation. Rooftop terrace with medina/Atlas view. Bedrooms with ensuite bathrooms.

Traditional hammam common. Traditional Moroccan kitchen (often needs renovation). Individual air conditioning per room.

No parking (public parking nearby). Basic security system (reinforced gate).

Advantages of the Traditional Riad

Unique authenticity: Historical character, preserved architecture
Central location: Heart of Marrakech, everything accessible on foot
Strong rental potential: High tourist demand for riads
Total privacy: Introspective architecture, calm despite medina
Heritage value: Rare properties, strong long-term appreciation
Cultural experience: Living in the heart of Moroccan history

Disadvantages of the Traditional Riad

No car access: Carrying luggage, groceries on foot or carts
Significant work: Old buildings requiring constant maintenance
High renovation costs: Specialized craftsmanship, traditional materials
Lack of outdoor space: No garden or real pool
Ambient noise: Medina active day and night (calls to prayer, souks)
Frequent humidity: Structural problems in old buildings

Complete Comparison Table

Criterion	Modern Villa	Traditional Riad
Location	Outskirts (Ourika, Amizmiz, Palmeraie)	Historic medina
Land area	500 - 5,000 m²	0 m² (interior patio 20-80 m²)
Built area	200 - 800 m²	150 - 600 m²
Architecture	Contemporary, clean	Traditional Moroccan
Car access	✅ Direct	❌ Pedestrian only
Pool	✅ Private (8x4m minimum)	❌ Decorative basin only
Garden	✅ 300 - 3,000 m²	❌ Potted vegetation
View	Atlas, nature, palm trees	Medina, mosques (terrace)
Privacy	⭐⭐⭐⭐⭐ Total	⭐⭐⭐⭐ Interior
Quietness	⭐⭐⭐⭐⭐ Absolute	⭐⭐ Lively medina
Authenticity	⭐⭐ Modern	⭐⭐⭐⭐⭐ Maximum
General condition	New or recent	Old (frequent work)

Purchase Prices and Initial Budget

Modern Villas: Price Ranges

Price per m² built: 10,000 to 25,000 MAD depending on area and finishes. Ourika Road: 10,000 - 15,000 MAD/m². Amizmiz Road: 12,000 - 18,000 MAD/m².

Palmeraie: 15,000 - 25,000 MAD/m². Discover our new villas on Amizmiz Road.

Villa Price Examples

Villa Type	Area	Land	Price
3-bedroom villa Ourika	200 m²	800 m²	2,500,000 MAD
4-bedroom villa Amizmiz	300 m²	1,200 m²	4,500,000 MAD
5-bedroom villa Palmeraie	500 m²	2,500 m²	8,000,000 MAD
Luxury villa Tahanaout	600 m²	5,000 m²	6,500,000 MAD

Traditional Riads: Price Ranges

Price per m² built: 15,000 to 40,000 MAD depending on neighborhood and condition. Popular neighborhoods: 15,000 - 25,000 MAD/m². Premium neighborhoods (Mouassine, Dar El Bacha): 30,000 - 40,000 MAD/m².

Condition of the riad is very determinant. Riad to renovate: -30% of price. Turnkey renovated riad: full price.

Riad Price Examples

Riad Type	Area	Condition	Price
4-bedroom riad Kasbah	200 m²	To renovate	2,000,000 MAD
5-bedroom riad Mouassine	300 m²	Good condition	6,500,000 MAD
6-bedroom riad Dar El Bacha	400 m²	Luxury renovated	12,000,000 MAD
8-bedroom riad Bab Doukkala	500 m²	Excellent	9,000,000 MAD

Total Initial Budget

Don't forget additional fees (7-12%) and possible renovations.

Item	New Villa	Riad to Renovate
Purchase price	4,500,000 MAD	3,000,000 MAD
Acquisition fees (10%)	450,000 MAD	300,000 MAD
Renovations/finishes	300,000 MAD	1,500,000 MAD
Furnishing	400,000 MAD	500,000 MAD
TOTAL	5,650,000 MAD	5,300,000 MAD

Final budget often similar, but villa ready more quickly.

Annual Maintenance Costs

Modern Villa: Predictable Maintenance

Pool: Products + maintenance = 40,000 - 60,000 MAD/year. Garden: Irrigation + gardener + products = 50,000 - 80,000 MAD/year.

Utilities: Electricity, water, internet = 50,000 - 85,000 MAD/year. Maintenance: Air conditioning, plumbing, painting = 30,000 - 50,000 MAD/year.

Staff: Caretaker (optional) = 45,000 - 85,000 MAD/year. Insurance: Multi-risk = 10,000 - 15,000 MAD/year.

Total annual villa: 225,000 - 375,000 MAD (with caretaker).

Traditional Riad: Specialized Maintenance

Structural maintenance: Tadelakt, zellige, roofing = 50,000 - 120,000 MAD/year. Old plumbing: Frequent repairs = 20,000 - 40,000 MAD/year.

Utilities: Electricity, water = 25,000 - 45,000 MAD/year (no garden/pool). Humidity treatment: Recurring problem = 15,000 - 35,000 MAD/year.

Staff: Medina caretaker (recommended) = 40,000 - 70,000 MAD/year. Insurance: Multi-risk old building = 12,000 - 20,000 MAD/year.

Total annual riad: 162,000 - 330,000 MAD (with caretaker).

Maintenance Comparison Table

Item	Villa	Riad
Outdoor spaces	90,000 MAD	0 MAD
Structural maintenance	30,000 MAD	85,000 MAD
Utilities	70,000 MAD	35,000 MAD
Staff	65,000 MAD	55,000 MAD
Insurance	12,000 MAD	16,000 MAD
TOTAL	267,000 MAD	191,000 MAD

Riad cheaper in current maintenance, but heavy work more frequent.

Rental Potential and Profitability

Modern Villa: Seasonal Rental

Target clientele: families, groups of friends, private events. High season (May-October): strong demand.

Average rates 4-bedroom villa: Low season: 2,500 - 4,000 MAD/night. High season: 4,500 - 8,000 MAD/night.

Average occupancy rate: 40 - 55% annually. 150 nights/year for well-managed villas.

Villa Profitability Calculation

Villa purchase 4,500,000 MAD, rental 5,000 MAD/night average, 150 nights/year:

Gross income: 750,000 MAD/year
Operating expenses (35%): 262,500 MAD
Annual maintenance: 267,000 MAD
Net income: 220,500 MAD
Net profitability: 4.9%

Profitability increases with optimized occupancy rates and pricing.

Traditional Riad: Guest House

Different economic model: guest house with services. Clientele seeking authenticity and cultural experience.

Average rates 5-bedroom riad: Low season: 1,500 - 2,500 MAD/room/night. High season: 2,500 - 4,500 MAD/room/night.

Occupancy rate: 50 - 70% for well-positioned riads. 200+ nights/year possible.

Riad Profitability Calculation

Riad purchase 5,000,000 MAD (renovated), 5 rooms, 200 nights/year, average rate 2,800 MAD/room:

Gross income: 2,800,000 MAD/year (5 rooms × 2,800 × 200)
Operating expenses (40%): 1,120,000 MAD
Annual maintenance: 191,000 MAD
Net income: 1,489,000 MAD
Net profitability: 29.8%

Note: operating a riad = intensive hotel activity (permanent staff, daily management).

Rental Potential Comparison

Criterion	Villa	Riad
Rental type	Passive seasonal	Active hotel
Management required	⭐⭐ Moderate	⭐⭐⭐⭐⭐ Intensive
Permanent staff	❌ Not necessary	✅ Mandatory
Net profitability	4 - 7%	12 - 35%
Time investment	Low (delegable)	Very high
Seasonality	⭐⭐⭐ Marked	⭐⭐ Less marked

Villa = passive investment. Riad = entrepreneurial activity

Legal Aspects: VNA, Titles and Authorizations

Modern Villa: VNA Mandatory

The Non-Agricultural Vocation (VNA) is essential to sell a villa to a foreigner. Without VNA, purchase impossible for non-residents.

Villas in housing developments: collective VNA obtained by developer. Individual villas: VNA to verify with CRI.

See our villas with confirmed VNA. Essential verifications: VNA certificate, land title, building permit, construction compliance.

For tourist operation: license mandatory according to new 2024 standards (decree 985-24).

Traditional Riad: Land Complexity

Riads in the medina often have melkia status (traditional property). Melkia must be registered (transformed into land title) for sale to foreigner.

Registration procedure: 6 to 18 months. Costs: 50,000 to 200,000 MAD. Check progress status before purchase.

Some riads already have land title: simplified transaction. For guest house: Tourism Ministry authorization + operating license.

New 2024 standards: 1 to 5 key classification with strict criteria (digitalization, security, cleanliness).

Legal Comparison

Aspect	Villa	Riad
VNA required	✅ Yes	⚠️ Depending on zone
Land title	✅ Standard	⚠️ Frequent melkia
Registration	✅ Already done	❌ Often to do
Purchase complexity	⭐⭐ Simple	⭐⭐⭐⭐ Complex
Transaction time	2-3 months	6-18 months
Legal security	⭐⭐⭐⭐⭐ High	⭐⭐⭐ Medium

Important: Specialized lawyer essential for riads. Exhaustive verification of land status before signing.

Taxation and Taxes

Acquisition Fees

Identical for villa and riad: 7 to 12% of price (registration fees, land registry, notary, agency).

20% VAT on new villas sold by developers. Old riads: no VAT.

Annual Taxes

Local taxes calculated on market value and area. Villa with large land: higher taxes.

Type	Annual Taxes
Villa 300 m² + land 1,000 m²	25,000 - 60,000 MAD
Riad 300 m² medina	15,000 - 35,000 MAD

Income Tax on Rental Income

Villa seasonal rental: income subject to IR, flat-rate or actual regime. Riad guest house: professional activity, mandatory accounting, actual regime.

Possible deductions: renovations, maintenance, salaries, insurance, depreciation (actual regime).

Capital Gains on Resale

20% tax on net capital gains. 10% reduction/year after 5th year. Total exemption after 15 years.

New villa: strong potential appreciation (+ 30-50% in 10 years). Well-renovated riad: high potential appreciation (+ 50-100% in 10 years).

Which Type for Which Investor?

Choose a Modern Villa If You Are:

Family seeking space: Multiple bedrooms, garden for children, secure pool
Retiree seeking comfort: Single-level possible, modern amenities, easy maintenance
Passive investor: Delegated seasonal rental, little daily involvement
Nature and quiet lover: Peaceful environment, spectacular views
Seeking liquidity: Broader market, easier resale
Budget 2-8 million MAD: Wide choice available

Choose a Traditional Riad If You Are:

Passionate about Moroccan culture: Live total immersion, preserve heritage
Hotel entrepreneur: Launch guest house, daily activity
Active investor: Manage business, optimize high profitability
Urban life lover: Proximity to souks, restaurants, monuments
Seeking authenticity: Unique architecture, historical character
Budget 2-12 million MAD: Exceptional riads available

Hybrid Profiles

Some investors buy both types: villa for personal/family use, riad for commercial activity.

Diversified strategy: spread risks, multiply income sources, benefit from advantages of each type.

Conclusion: Two Investments, Two Philosophies

Modern villa and traditional riad represent two distinct approaches to real estate investment in Marrakech. Neither is better than the other: it all depends on your project.

The villa offers: Comfort, space, ease, tranquility. Passive investment with moderate but secure profitability.

The riad offers: Authenticity, location, high rental potential. Active investment requiring involvement but very rewarding.

At Celestia Invest, we accompany you in analyzing your project. Our expertise covers both modern villas and traditional riads.

We evaluate with you: real budget, personal objectives, management capacity, investment horizon, risk appetite.

Our exclusive portfolio guarantees you access to the best opportunities in each category. From turnkey new villa to fully renovated exceptional riad.