A closed supply
A fixed perimeter, a listed heritage site, and demand from all over the world. What grows scarcer does not lose value.
Marrakech · Medina
Medina riads, delivered turnkey.
One all-inclusive price: purchase, title, renovation, furniture. Every listing states the measured surfaces, the condition of the structure, the nature of the title and a yield computed from occupancy assumptions we publish in full.
—medina properties
—average conservative yield
—months before operation
No hidden price
The figure shown is the figure you pay — building works and furniture included.
The catalogue
Properties currently offered
Every property is visited, measured and checked before it appears here. A reserved riad stays on the site: we do not rewrite history.
Why the medina
A market that cannot expand
Marrakech's ramparts date from the 12th century and have not moved. The number of riads inside them is fixed: nobody builds a new medina.
An asset that works
A riad run as a guest house produces operating income, not just a theoretical capital gain. We put a figure on both, separately.
A living craft
Zellige, tadelakt, carved plaster, cedar wood: Marrakech's master craftsmen still work as they always have. That is where the value sits.
The process
From first viewing to first guest
Five stages, one point of contact, one price. You deal neither with the notary, nor the craftsmen, nor the administration.
Selection
We present one property in twenty that we visit. The rest are set aside over title, structure or access.
Title and deeds
Nature of the title, heirs, rights of way, compliance. Nothing moves until the legal file is clean.
Building works
Architect, master craftsmen, a dated schedule. Structure, waterproofing and services first, traditional finishes after.
Furnishing
The riad is handed over furnished, equipped and photographed, ready to receive guests on day one.
Operation
Listing, classification, rental management if you want it. Or simply the keys, if the riad is for you.
The medina, derb by derb
Where we look
Each derb has its own character, access and prices. These are the ones we know street by street.
Do the maths first
The yield, calculated in front of you
Price, nightly rate, occupancy, running costs: change one assumption and the result follows. Nothing is dressed up, nothing is guaranteed.
Our commitments
What we do not compromise on
One single price
The turnkey price covers the purchase, the fees, the title, the works and the furniture. There is no second invoice.
A verified title
Nature of the title, its quality and the time needed to register it appear on every listing, before you even visit.
Written assumptions
Nightly rate, nights per month, months in operation, running costs: the numbers behind the yield are shown, not implied.
Local craftsmen
The trades are from Marrakech. The building site supports the neighbourhood that will host your riad.
Understand
Buyer's guides
The melkia title, the tax treatment of short-term rentals, the real cost of a renovation: what to know before you sign.
Frequently asked
What people ask us most
Can a foreigner buy a riad in Morocco?
Yes. Buying urban property, riads included, is open to foreign nationals without prior authorisation. Only agricultural land is restricted. The deed is signed before a notary or an adoul and registered with the land registry when the property holds a land title.
What do "melkia" and "land title" mean?
A land title is the definitive registration of the property, enforceable against all. A melkia is a traditional deed of ownership drawn up by adouls, still very common in the medina. A melkia property can be registered: each listing states the nature of the title and the estimated time to register it.
Is the price shown really all-inclusive?
Yes. It covers the purchase, fees and duties, land registration, building works and furniture. What remains on your side are the running costs once the riad is handed over: water, electricity, staff, tourist tax.
How long before the first guests arrive?
The delay appears on every listing under "months before operation". It depends mostly on the state of the building and the legal situation. An already renovated and registered riad restarts within months; a heavy rehabilitation takes longer.
Can I run it myself, or delegate?
Either. The riad is handed over furnished, equipped and photographed: you can list it yourself. If you would rather delegate, we hand management to a local operator and you receive a monthly operating statement.
Are the stated yields guaranteed?
No, and nobody can guarantee them. They are projections built on assumptions written in plain sight on each listing. The conservative scenario is meant to be held, the target scenario to be aimed at.
A riad in mind? Let's talk today.
Tell us your budget and how you plan to use it. We answer the same day, in French, English or Darija.