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Riads for Sale Marrakech

When you’re looking for a Riad for sale in Marrakech, I wonder if you have already explored the incredible diversity and richness of the farmers markets in the countryside all around the city …

Marrakech markets are truly astounding. The main picture on this article shows Souk Sebt about 12km out on the Fes Road. The diversity and freshness of the produce is the thing that first hits you. And the ripeness of the vegetables and fruit – tasty and colourful. You just can’t compare the wonderful quality of this food to the stuff you get in the supermarkets. Prices are low and it’s a lot of fun.

Are you looking to buy a sheep or a donkey? You’ve come to the right place! Does a quail, a guinea-fowl or a turkey tickle your fancy? They’re all here, along with rabbits, pigeons, day-old chicks … I’ve even seen tortoises and lizards for sale.

bosworthpropertymarrakech.com - riads a vendre - souk sebt2

You can also buy cereals and other dried foodstuffs. It makes for a fascinating morning out of the city and is really accessible. Most markets have big car-parks close by and public buses will run regularly to and from them.

Many of the smaller street markets in Marrakech Medina buy their produce here and bring it into town on small trucks or even by horse-drawn carriages. It’s a throw-back to days gone by in Europe when seasonal produce was brought to the towns for immediate sale. It really is fresh from farm to fork.

Take my advice and take the family on a morning stroll through one of the big farmers markets. It is a riot for the senses – the vivid colours and powerful aromas, the chatter of the farmers and the buyers. In many ways they remind me of the markets in Asia and are well worth a visit.

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Key In Hand Project Management Marrakech

How much will it cost me to get a riad to my specs in Marrakech?

Size matters. As a general rule, the bigger the building footprint the more it costs per square metre, simply because land is at a premium in the better quarters of Marrakech Medina. To this end, some developers have been knocking two or three plots together in order to get to a critical size – basically, a family used to European space will require a minimum of 150 square metres on the ground. This will offer over 400 square metres of living space if you count the roof terrace – one of the joys of Marrakech.

A Riad boutique hotel will probably require a minimum of 250 square metres on the ground in order to respect the five suites minimum required by law.

A nearly finished development in Ben Youssef
A nearly finished development in Ben Youssef

A good little family riad of 150 square metres, in need of restoration, will typically be sold today for £100,000 or less. The best quarters will cost more and I encourage you to sign up to my newsletter to get the latest price news. A good quality renovation will probably cost another £100,000. So for only £200,000 you can get your foot on the property ladder in Marrakech. As a private owner you have options – your second home, buy-to-let, re-sale … in any case it’s a great investment opportunity.

Buying with a view to developping a boutique Medina hotel will cost more. Yet with just £200,000 you can own property which will fit the bill. Renovation costs can be as low as £300 per square built metre, meaning that for about £300,000 you could have a prime business up and running in one of the worlds tourist hot-spots.

Institutional investors will be looking at the bigger picture – there’s a real niche here for retirement home development, for example. Large Medina properties can still be found and we know where to find them. For the ambitious, there are whole derbs which could be acquired and developped as urban resorts. Bare plots, whilst not that common, are on our books.

We are your trusted Medina specialists. Feel at ease to contact us for free advice and guidance in Marrakech.

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Security In Marrakech

As Property Brokers Marrakech we are often asked about security in the city and the country generally. Is it safe on the streets? What are the risks of terrorist activity?

In general it’s fair to say that Marrakech Medina is a very safe place. There are no guns and knife crime is incredibly rare. It’s probably best for women not to walk on their own late at night, as in any town I’ve ever been to. The Medina polices itself to a large degree as everyone is known to everyone else. It’s rare to see uniformed policemen away from the main tourist hub around Jemaa El Fna square. There are two main issues for residents and visitors alike – pickpockets and what are euphemistically known as “false guides”.

Pickpockets exist all over the world, of course, and they favour crowded areas in Marrakech like the souks and the squares. You should pay particular attention when strolling in the souks. Keep your wallet and mobile phone in an inside pocket and keep your handbag closed.

Bosworth Property Marrakech

The false guides are generally young men who work in groups and look for visitors to “guide” towards places like the Tanneries. Upon arrival you will be firmly requested to pay for the service and it can be an intimidating experience. There are all sorts of convincing ruses and I have often watched these teams at work. A Tourist Brigade of the police was set up over ten years ago and has drastically reduced the amount of annoyance these people can cause. The best advice I can give is to kindly refuse all “spontaneous” offers of guidance. If you get lost just ask a local shopkeeper and you’ll usually get directions to wherever you’re heading.

There hasn’t been terrorist activity in Marrakech, or indeed in Morocco, for many years now. This is remarkable when you think of the repeated atrocities in Europe and elsewhere over the same time-frame. Morocco is a close ally of Europe and the US and collaborates on security matters. It certainly feels safe around town.

It is safe to travel to Morocco and visitors to Marrakech often remark on the placid nature of the city. Personally I feel safe walking the streets and it’s a great way to explore the winding derbs and hidden gems of this great Medina.

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Property Advice Marrakech

One of the defining aspects of Marrakech Medina is it’s ramparts and gates. As a property advisor in Marrakech one is very aware that the surface area of this old town is not going to get any bigger. Nonetheless, there are still many areas that are yet to be developped and the potential for growth is very real.

The walls surrounding the Medina date from the Almoravid dynasty in the 11th Century. They were completely rebuilt following the Almohad take-over of the city about 80 years later. In fact, the Almohads tore down all the mosques, including the iconic Koutoubia, and rebuilt them slightly more aligned on Mecca.

Some of the lesser known entrances into the Medina are well worth a visit. Clustered around them are bargain properties for sale. This is the original Almohad gate at Bab Doukala in the West of the Medina – it is now unused because a double-arched structure carries road traffic just to it’s left. Doukala is the region of Morocco over towards the Atlantic coast at Casablanca. The defensive gate now houses the occasional art exhibition …

Property advice Marrakech - Bab Doukala - bosworthpropertymarrakech.com

Further South can be found one of the most interesting gates in North Africa – Bab Dbagh, the Tanners Gate. It is built as a defensive chicane. Right next to it are the tanneries – ancient and modern – where the smell of the tanning hides is omnipresent. It’s one of the tougher neighbourhoods in the Medina and retains it’s authenticity as a working quarter for Moroccan families.

property advice marrakech - Bab Dbagh - bosworthpropertymarrakech.com

Another fascinating area is around Bab El Khmiss – the Thursday Gate. It takes it’s name from the market held there every Thursday. In fact the market is now a daily affair and bargain hunters come from all over Marrakech to browse the antique and second-hand objects. It is a vast, sprawling area housing artisans and sellers. The gate itself is often ignored as the market has spilled out of the Medina proper. Yet it testifies to the fact that the Medina used to be closed with huge wooden gates at nightfall.

Property advisor Marrakech - Bab El Kmiss - bosworthpropertymarrakech.com

Marrakech Medina is an historic and vibrant old city – probably one of the best preserved medieval cities outside Europe. The numerous and fascinating gates through the ramparts offer us a glimpse of what life was like in days gone by.

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Find Property Marrakech

I was wandering through the streets of Riad Laarous and Ben Youssef today looking to find property in Marrakech Medina. I love these walks – so full of colour and sensuality. In the quarter where I live and work there are street markets selling fresh fruit and vegetables – usually brought from farms just outside the city on a daily basis. The fruit is ripe to eat and oh so fresh. When I think back to my days in Europe I wonder how I ever ate a tomato or munched on an avocado, when here the food is seasonal and ripe from farm to fork.

find a property marrakech - street market marrakech - bosworthpropertymarrakech.com

Just at the junction of Riad Laarous and Ben Youssef is a little-known mausoleum. A saintly man is interred here, looked after day and night by women mourners. He died in the fourteenth century. It’s nigh on impossible to photograph the interiors of holy places in Marrakech … so for your eyes only here is the tomb of Sidi Abdelaziz, one of the seven Saints of Marrakech, in a picture I took today.

historical marrakech - inside a mausoleum - bosworthpropertymarrakech.com

Just around the corner from this Marrakech monument is a thriving little spot where Max and Jan, high-end clothing designers, have set up shop. It has attracted other boutiques and restaurants and has made a little funky hub. Within 50 metres you can find the restaurants Le Jardin, Kui-Zin, Atay Food and Souk Cafe. There are fusion fashion boutiques like Joy Kech as well as traditional craft shops.

Find a property Marrakech - Max and Jan - bosworthpropertymarrakech.com

I walked another hundred yards and came out into the Ben Youssef square. Just across from me were the Marrakech Museum, the Ben Youssef Coranic School and the much ignored Qouba Almoravid – one of the oldest buildings in Marrakech. It was the place where devotees washed before going into the majestic mosque adjacent. In all the years I have been here this monument has sadly been closed. The interior is stunning and deserves viewing.

Find a property marrakech - the qouba almoravid - bosworthpropertymarrakech.com

There is such density and vibrancy in Marrakech Medina. Finding a property turns into an adventure, a sensuous treat every day.

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Property Valuation Marrakech

Bosworth Property Marrakech is a fully authorised property consultant in Marrakech. We can advise you on your project, big or small, in this fascinating and vibrant city.

Personally, I’ve been thrilled to visit hundreds of riads and other houses in the old town – there is such variety and scope. There really is something for everyone – from the family holiday home to the institutional investor.

When you’re looking to buy property in Marrakech there are many things to consider – the quality of the building is paramount, yet so is the location. In fact, most surveyors, and there are not many here, will use a simple “in the know” valuation technique based on venal land values in a particular quarter of the Medina. To my knowledge, the information in this post is not freely available anywhere else on the internet.

We take your property valuation a good step forward and include such variables as recent sales for comparable properties in the location; renovation cost to resale value estimates; other property developments ongoing in the quarter; growth potential, tourist driven demand etc … In fact, we believe our methodology is the most sound available today in this exciting market.

It’s definitely the time to buy … prices are generally low due to international circumstances. The property market in Marrakech is currently fluid, although mid-range riads are finding buyers hard to come by. Luxury riads in Marrakech as well as property to renovate are selling well, even if the market has some way to go before it sees the highs it experienced in the mid 2000’s before the European banking debacle. Basically, good property in Marrakech is much sought after and the future looks bright for those who get their foot in the door now.

Using the “in the know” simple methodology, you should look to buy land at similar prices to the following, according to quarter – these prices are for bare land. Remember that a property to renovate could cost you more despite clearance costs etc. Good quality built property in a good location, even in a less well-known quarter, could cost significantly more. We strive to offer properties direct from local families meaning that we are hyper competitive on the following prices:

(Property valuation Marrakech – prices per square metre of clear building land in this non-exhaustive view, expressed in Moroccan dirhams, as of March 31st 2016 – you can use xe.com for a decent mid-market rate conversion into your currency …)

Jemaa El Fna 11,000
L’Ksour 10,000
Kennaria 9,000
Dar El Bacha 9’000
Riad Zitoune L’Jdid 8,000
Riad Zitoune L’Khedim 7,500
Derb Dabachi area 6,500
Ben Salah 5,000
Rahba Khedima (Immediate Spice market area) 7,500
Mellah (Jewish quarter) 4,000
Kasbah 8,000
Bab Taghzout/Sidi Ben Slimane 4,000
Bab Aylen/Bab Dbagh/Bab L’Kmiss/L’Mokkef 3,500
Ben Youssef 7,000
Bab Doukkala 6,500

This is just a rough guide and that’s why we offer a detailed surveyancy service to our clients – the price of land can change significantly from one street to another, even within a given quarter.

property valuation marrakech - property values - bosworthpropertymarrakech.com

Another element to consider in the valuation of any given property, regardless of it’s location, is the overall size … particularly for a titled riad. Big properties command a premium price as land is limited in this historic old-town. The Medina is circled with ancient walls and it’s not going to get any bigger.

Whatever your requirements just get in touch and we’ll advise you.

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Luxury Riads For Sale Marrakech

There are some amazing luxury riads for sale in Marrakech. Some of them are ready to live in straight away and some need a good renovation – whatever you’re looking for you will be sure to find it. I’ve visited hundreds of riads in this beautiful city and I’m in love with Moroccan architecture, and with the riad in particular. They were originally based on Roman villas and find their roots in the Roman occupation of the Maghreb nearly two thousand years ago. Based around a central courtyard open to the sky they invite the cooling summer breeze whilst keeping the worst of the winter cold outside. Family life is centered on the patio, full of light and open to view.

luxury riads for sale marrakech - a typical luxury riad courtyard - bosworthpropertymarrakech.com

Typically, a Marrakech riad will have a spacious open courtyard at it’s heart. There will often be a central fountain and four small gardens each with a citrus tree – lemons, oranges, mandarines … I’ve even seen grapefruit trees. Less typically, yet just as pleasing, you can come across olive trees. Surrounding the courtyard, a luxury riad will often boast classical colonnades supporting cedar wood ceilings around the wide coursives. The rooms on the ground floor are generally reception areas – a summer room and a winter room with a fireplace, as well as a kitchen, loos, staff quarters and utility space. On the first floor will be big bedrooms.

Room size is what qualifies a riad – many riads are constricted by space. Some of the luxury riads in Marrakech that I have visited have vast, wide rooms on the first floor. The best are over 50m2. When you add on a dressing room and a big bathroom you are looking at serious space for a couple to enjoy.

Properly restored riads often maintain their original features, including plaster-work and woodwork. One restoration I managed saw the rebirth of exquisite late 18th century plaster-work previously hidden by nasty paint and gunge. Here it is after restoration …

luxury riads for sale marrakech - restored ancient plasterwork - bosworthpropertymarrakech.com

Luxury riads in Marrakech come in all shapes and sizes. Some are funky places that you can get lost wandering around and others are harmonic, formal structures with astonishing symmetry. All offer you the space and the quiet you need in the hubbub of Marrakech Medina.

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Key In Hand Projects Marrakech

It makes so much sense to go for key in hand projects in Marrakech whether from an economic or an aesthetic point of view. I know because I’ve managed them. At first I found it extraordinarily difficult – the lengthy delays in the administration and the planning process can be very frustrating; finding top quality workmen is a trial and error process as everyone seems to know the best and yet they often turn out to be the friend of a friend with little experience of the quality required to work on riads in Marrakech; there is always the unknown involved in renovating an old property and particularly so in Marrakech Medina, where the houses are usually built without foundations and damp can be a major issue.

Getting through the pain barrier and discovering the shortcuts in the administration, finding the right team to work with, where to source the right materials and fittings and finally delivering on-time and on budget … well, it is a most rewarding feeling.

My first worksite here  seemed chaotic beyond belief, with men perched akimbo on 10m high walls, wielding sledge-hammers.

key in hand projects Marrakech - riad before renovation - bosworthpropertymarrakech.com

Safety issues were being ignored every day … very real risk of accidents, dust inhalation … I made a decision to insist on worker safety as a prerequisite to working with anyone and it paid off. The workmen feel looked after and they give it their best shot.

I love this city and I love working here. It’s been a steep learning curve and I’m happy I’ve stuck it out. I can now share my experience of and my passion for key in hand projects Marrakech with you …

Bosworth Property Marrakech works with local people to find you the best deals on the market. We are your trusted partner in the Medina. Call Colin on 00212658025028 with any questions you may have.

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Marrakech Riad Renovations

We specialise in Marrakech Riad Renovations in the medina simply because:

1. The Medina is very much a buyers market right now.
2. The property here is totally affordable
3. It’s only 3 hours from London

The weather is fantastic all year round

It’s a wonderfully diverse, ancient yet modern, culture that is developing rapidly.

Morocco may not have been on your investment radar before, but I can tell you that having been living here for a number of years and having successfully managed a number of projects, including this beautiful 240 year old Riad which we are just about to start work on, it’s one of the most fulfilling places to develop.

Marrakech Riad Renovation

You can see a full 360 of the property here.

If you want to know more, feel free to call me on +212 6 58 02 50 28 if you are interested in exploring some of the amazing opportunities here right now.

With over 300 days of sunshine a year, Marrakech is blessed with fantastic weather. The Riads are designed to keep you cool in the hot Summers and snug in the cool Winters. They are peaceful oases in the hustle and bustle of the Medina. Often hidden behind a modest doorway, a Riad with its’ amazing central courtyard, has the “Wow!” factor every time you walk in.