For several years, renting out an apartment or villa on a short-term basis in Marrakech could seem relatively straightforward.
All that was needed was to furnish the property, take a few photographs, publish a listing on Airbnb or Booking.com and arrange to welcome guests.
This model still exists. But it is changing rapidly.
In Marrakech, the number of properties offered by the night continues to rise, while the Moroccan authorities seek to identify, register and regulate more effectively a tourism offering that has developed largely outside the traditional hotel sector.
The market is not necessarily heading towards an Airbnb ban.
It is heading towards something else: the gradual professionalisation of short-term rentals, with more competition, formalities, checks and quality requirements.
For owners and investors, the question is therefore no longer simply how much an apartment or riad can earn.
They must now ask themselves:
- whether the property can legally be operated;
- whether the co-ownership arrangements and the building’s designated use permit it;
- whether the stated revenues are genuinely sustainable;
- whether the property will remain competitive in the face of growing supply;
- and whether the investment can remain viable if regulations become stricter.
The short-term rental market continues to grow in Marrakech
Available data shows spectacular growth in supply.
According to AirDNA, Marrakech had 21,986 active short-term rental listings in July 2026, aggregating properties available on Airbnb, Vrbo and Booking.com and eliminating, as far as possible, duplicates across platforms.
The number of active listings is said to have increased by 17% in one year. Average occupancy reached approximately 49%, up 3.8% on the previous year.
These figures confirm Marrakech’s appeal, but they also reveal a less comfortable reality for investors.
Over the same period:
- average annual revenue per listing is said to have risen by only 0.5%;
- the average daily rate is said to have fallen by 7.4%;
- revenue per available night is said to have declined by 5.3%.
In other words, supply is increasing much faster than the revenue generated by each property.
This is probably the market’s most important change.
Tourist demand remains strong, but it must now be spread across a much larger number of apartments, villas, riads and houses offered online.
Marrakech welcomes more travellers, but that does not guarantee the profitability of every property
Morocco’s tourism environment remains favourable.
In the first half of 2026, arrivals at border posts increased by 6%. Overnight stays recorded in classified tourist accommodation establishments rose by 9% in the first five months of the year, while tourism receipts in foreign currency increased by 16%.
Marrakech benefits directly from this momentum thanks to its international reputation, air connectivity and the diversity of its property stock.
But an increase in tourist numbers does not mean that every owner will earn more.
When the supply of properties grows faster than demand, travellers have more choice. They can compare more easily:
- price;
- location;
- the quality of the photographs;
- previous reviews;
- air conditioning;
- the swimming pool;
- the terrace;
- internet connection;
- the quality of the welcome;
- cleanliness;
- and the host’s responsiveness.
Ordinary properties are then forced either to reduce their rates or to accept more unoccupied nights.
Short-term rentals in Marrakech therefore remain an important market. But they are no longer an automatic investment.
Airbnb is a platform, not permission to operate
A misunderstanding persists among many owners.
The fact that Airbnb or Booking.com accepts a listing does not mean that the property can be operated without any further checks.
These platforms handle marketing and bookings. They do not replace administrative authorisations, tax obligations, co-ownership rules or safety standards applicable in Morocco.
The main framework is based on Law No. 80-14 concerning tourist establishments and other forms of tourist accommodation.
This law has been supplemented in particular by:
- Decree No. 2-23-441;
- rules concerning the electronic declaration of travellers;
- new classification standards;
- and several administrative orders published between 2024 and 2025.
The Ministry of Tourism presents this reform as a means of improving the quality, competitiveness and visibility of Morocco’s accommodation offering.
What Moroccan law provides for tourist accommodation
Law No. 80-14 governs several categories of establishments, including:
- hotels;
- tourist residences;
- guest houses;
- riads;
- kasbahs;
- lodges;
- boarding houses;
- campsites.
It also provides for other forms of tourist accommodation, including bivouacs, accommodation with local residents and certain alternative forms.
Operating a classified tourist establishment is subject to authorisation and obligations relating in particular to safety, insurance, the quality of facilities, information for travellers and administrative inspections.
The law requires, in particular, operators covered by this regime to take out insurance covering fire risks, theft of guests’ belongings and civil liability.
It also establishes a classification and periodic inspection system. For certain categories, these inspections may include a so-called “mystery” visit, intended to verify the actual quality of the services provided.
An Airbnb apartment is not automatically “accommodation with local residents”
The concept of accommodation with local residents is sometimes used to justify any type of seasonal rental.
However, the legal definition is narrower.
The law describes accommodation with local residents as a family activity enabling an individual to welcome tourists in the home where they themselves have established their residence.
This category therefore corresponds more closely to welcoming travellers into the owner’s residence than to remotely operating several entire apartments.
An investor who buys several studios in Guéliz to rent out them throughout the year is not necessarily in the same position as an individual offering a room in their own home.
This distinction is likely to become increasingly important as the authorities differentiate between small occasional hosts and professional operators.
The main difficulty: standalone apartments and villas still fit traditional categories only with difficulty
Morocco’s framework was historically designed for identifiable establishments: hotels, tourist residences, guest houses, riads or accommodation with local residents.
The explosion in entire properties let by the night has created a category that is far less straightforward to regulate.
An apartment in a conventional residential development is not automatically a tourist residence.
A villa let for a few months each year is not necessarily a guest house.
Conversely, a riad operated in full with several rooms, staff and services may more clearly resemble a professional tourist establishment.
In 2023, the Ministry of Tourism indicated that the new provisions were intended to help regulate new forms of accommodation and offers distributed through platforms.
Yet in 2025, several professionals interviewed by the business press still believed that Airbnb-style furnished rentals were not sufficiently covered by the existing classification and authorisation mechanisms. Médias24 then referred to the preparation of supplementary legislation intended to incorporate unclassified accommodation into the official system.
The situation therefore cannot be summed up as “Airbnb is banned” or “Airbnb is completely unrestricted”.
The legal framework exists, but its application to individually operated apartments and villas is still being structured.
Can you legally let an apartment on Airbnb in Marrakech?
Short-term rentals are not generally prohibited in Marrakech.
But this does not mean that they are possible in every property, in any form and without formalities.
Before any operation begins, several factors must be examined.
The property’s status and use
The land title, planning documents and existing authorisations must correspond to the intended use.
A significant alteration, unauthorised extension or change in the property’s designated use may create difficulties unrelated to the platform used.
The co-ownership regulations
In a block of apartments, the co-ownership regulations must be read before purchase and before renting out the property.
You must check:
- the building’s designated use;
- whether commercial activity is prohibited;
- rules governing access to communal areas;
- restrictions relating to rentals;
- and decisions taken by the general meeting.
Moroccan co-ownership law requires regulations governing, in particular, the use of private and communal areas. Where no specific regulations exist, standard regulations may apply.
It would therefore be imprudent to claim that a co-ownership can never oppose Airbnb.
Conversely, a syndic cannot simply invent a ban without a basis in the building’s documents or a legally valid decision.
Each residence must be considered individually.
Nuisance caused to neighbours
Even where the letting is authorised, the owner remains responsible for the consequences of operating it.
Late-night arrivals, parties, noise nuisance, damage, improper use of the swimming pool or constant comings and goings can lead to conflicts with residents.
An apartment that looks profitable on paper can become impossible to operate if relations with the co-ownership deteriorate completely.
The owner’s right to operate the property
Anyone operating a property must be able to demonstrate their right to do so.
Where the operator is a tenant, agent or concierge company, the lease, management mandate and owner’s authorisation must be checked.
Subletting a property without clear authority creates a contractual and legal risk distinct from tourism regulations.
Is there a 120-day annual limit in Morocco?
No, no general national 120-day limit comparable to that applied in France appears in Moroccan Law No. 80-14 or in the main implementing texts published by the Ministry of Tourism.
This information is nevertheless often repeated on Moroccan websites that reproduce, sometimes almost word for word, the French rules.
The following should not automatically be imported into Morocco:
- the French 120-day limit;
- the French energy rating;
- the French municipal registration number;
- or the change-of-use rules applied in Paris.
Morocco has its own legal framework.
Restrictions may nevertheless arise from a specific authorisation, co-ownership regulations, the property’s designated use, an administrative decision or future local measures.
Traveller declarations: a central obligation in the tourism framework
For establishments and forms of accommodation covered by Law No. 80-14, traveller data must be declared electronically on a daily basis.
The operator must request an identity document, have an individual accommodation form completed and retain the documents for one year so that they can be presented to the competent services.
This obligation serves security and statistical monitoring purposes.
It should also play a central role in the future regularisation of apartments and villas offered on platforms.
Ultimately, it seems logical that the authorities will seek to link more effectively:
- the property;
- its owner;
- its operator;
- bookings;
- hosted travellers;
- and declared revenues.
This is a probable development inferred from systems already in place, not an official announcement of a single database already operational for all Airbnb listings.
Airbnb income must be declared
Receiving payments through a foreign platform does not make the income invisible or exempt.
Rents and revenues generated by short-term rentals must be declared in Morocco according to the classification applicable to the activity.
This classification depends in particular on:
- the owner’s status;
- whether the operation is occasional or professional;
- the number of properties;
- the services provided;
- whether a company is used;
- and any tourism classification.
A straightforward property rental does not necessarily receive the same treatment as an organised activity offering reception, frequent cleaning, catering, staff and hotel-like services.
The Moroccan General Tax Code 2026 is the reference tax text, but the practical application must be confirmed with an accountant or tax adviser based on the exact structure of the project.
Presenting a single “Airbnb tax rate” would therefore be misleading.
What penalties does the law provide for?
Law No. 80-14 provides for significant penalties where an establishment or form of accommodation within its scope is operated without the required authorisation.
Operating without authorisation may be punished by a fine of between 50,000 and 500,000 dirhams.
Penalties also exist for failing to hold insurance, failing to comply with declaration obligations or operating under a category different from the one authorised.
These amounts should not, however, be used to claim that everyone with an Airbnb listing automatically risks a fine of 500,000 dirhams.
The first step is to determine which legal category the activity falls into.
It is precisely this classification of standalone apartments and villas that future legislation will need to clarify.
What should change from 2027 onwards
The most likely scenario is not the abrupt closure of all Airbnb rentals.
Morocco needs additional accommodation capacity to support tourism growth and the major events to come.
Eliminating several thousand apartments, villas and riads offered to visitors would be economically difficult to justify.
The approach is more likely to involve the gradual integration of informal supply into the declared tourism stock.
Supplementary legislation to Law No. 80-14 has in particular been announced in order to integrate unclassified rental properties more effectively. Projections reported by Médias24 referred to a significant statistical effect from 2027 onwards, thanks to the inclusion of overnight stays previously absent from official data.
This development will probably rest on several pillars.
A clearer regime for entire properties
Apartments and villas offered repeatedly will need a clearly defined category, distinct from traditional hotels and accommodation with local residents.
Without such a category, the authorities can neither regularise bona fide owners effectively nor properly monitor professional operations.
More digitised procedures
Applications for classification and authorisation of tourist establishments are already moving towards electronic procedures and processing through the regional investment centres.
A procedure adapted to furnished rentals should logically be simpler than a full hotel classification; otherwise, a large part of the market will remain informal.
Better identification of listings
In time, platforms may be required to display or verify an administrative reference, authorisation or registration number.
This measure has not yet been established as a general obligation for all Moroccan listings as at August 2026.
But it is one of the most plausible mechanisms for preventing the marketing of undeclared properties.
More effective tax collection
Once properties, owners and bookings are better identified, revenues will be easier to reconcile with tax returns.
Structured professionals will be less exposed than owners who have been collecting income for several years without declarations or accounts.
More safety checks
Insurance, electrical installations, gas, access, swimming pools, maximum capacity and safety equipment should become more important criteria.
The mere fact that a property is attractive does not guarantee that it is suitable for welcoming guests regularly.
Could regulation make Airbnb disappear from Marrakech?
That is unlikely.
Short-term rentals meet genuine demand.
Families, groups of friends and travellers on longer stays often seek more space and independence than a hotel room offers.
Villas, apartments with kitchens and private riads therefore complement the hotel offering.
On the other hand, regulation could eliminate some of the most vulnerable listings:
- properties operated without the owner’s authorisation;
- apartments incompatible with the co-ownership regulations;
- properties presenting safety risks;
- operators unable to declare their income;
- rentals generating repeated nuisance;
- listings whose profitability cannot support the costs of compliance.
The total number of listings may continue to increase while the owners active in the market undergo significant turnover.
Will short-term rentals remain profitable in Marrakech?
Yes, some properties will remain profitable.
But the claim that an apartment automatically earns twice as much on Airbnb as through a long-term rental is far too simplistic.
Gross turnover must be reduced by numerous costs:
- platform commissions;
- concierge services;
- cleaning and laundry;
- consumables;
- water and electricity;
- internet;
- air-conditioning maintenance;
- furniture replacement;
- repairs;
- periods without bookings;
- insurance;
- tax;
- co-ownership charges;
- and any administrative costs.
A long-term rental occupied for twelve months can sometimes generate a more attractive net income than a poorly managed Airbnb whose turnover appears higher.
Médias24’s study of rental investments also noted that short-term rentals could generate more income, while requiring considerably more demanding management.
Average owners will be most exposed
AirDNA data already shows compression in the average daily rate and revenue per available night, despite higher occupancy.
This probably means that owners are accepting more bookings by lowering their prices.
The most vulnerable properties are those with no distinctive advantage:
- an ordinary studio in an average development;
- a dark or noisy apartment;
- generic décor;
- no terrace;
- poor internet connection;
- impersonal welcome;
- mediocre photographs;
- inconsistent reviews;
- a location that systematically requires a car.
These properties will not necessarily disappear.
But their profitability will depend more heavily on price, and therefore on very strict cost management.
Which properties should prove most resilient?
Genuinely functional central apartments
In Guéliz or Hivernage, apartments able to combine location, natural light, a terrace, a lift, parking and well-managed communal areas should remain sought after.
An investor may browse apartments for sale in Marrakech, but must analyse the co-ownership regulations before considering a seasonal rental yield.
An apartment suited to residential living is not automatically suited to the frequent arrival and departure of travellers.
Riads with a sound legal file
Riads have a strong identity and can offer an experience that is difficult to reproduce in a modern apartment.
But operating them involves more constraints: access, safety, staff, maintenance, compliance of works and any classification.
Before looking for a riad for sale in Marrakech, it is essential to define clearly whether it is a private residence, an occasional entire-property rental or a genuine professional accommodation project.
Villas with good access and proper maintenance
Groups and families can generate significant demand for villas with swimming pools.
But operating costs are also much higher: gardens, swimming pools, security, air conditioning, water, electricity, cleaning and maintenance.
A remote villa may command a spectacular rate in high season while remaining difficult to rent out for the rest of the year.
Properties located in areas aligned with demand
Not all neighbourhoods appeal to the same clientele.
The Medina, Guéliz, Hivernage, Palmeraie, golf estates and peripheral roads have different uses, rates and constraints.
The page dedicated to Marrakech neighbourhoods enables these areas to be compared before establishing a rental scenario.
The right investment should work without a perfect scenario
A sound project should not depend on twelve exceptional months, an unrealistic occupancy rate or permanently rising rates.
Before buying a property in Marrakech to rent out by the night, the investor should establish at least three scenarios:
A favourable scenario, with high occupancy and strong rates.
A realistic scenario, based on the performance of genuinely comparable properties.
An unfavourable scenario, incorporating lower prices, several weak months and additional compliance costs.
The project remains sound when its financing and costs can be supported under the realistic scenario, or even the unfavourable one.
When it is profitable only under the most optimistic assumption, it is not a controlled investment. It is a gamble.
Ten checks to complete before buying
Before any acquisition intended for short-term rental in Marrakech, you should check:
- The land title and the property’s physical compliance.
- The property’s administrative designated use.
- The co-ownership regulations.
- Recent decisions of the general meeting.
- The authorisation procedure applicable to the project.
- Obligations concerning traveller declarations.
- Insurance that genuinely covers tourist rentals.
- The applicable tax regime.
- The net performance of comparable properties.
- The possibility of switching to a medium- or long-term rental.
The final point is essential.
A good investment property should have a fallback option. If the regulations change or short-term rentals become less profitable, the property should be capable of being let year-round or resold without relying solely on a market of Airbnb investors.
What changes can be expected by 2030?
By 2030, short-term rentals should remain an important component of tourism in Marrakech.
But their operation should move closer to that of a genuine professional accommodation business.
The most likely developments are:
- more precise identification of operated properties;
- a clearer distinction between occasional activity and professional operation;
- simplified but more systematic authorisation procedures;
- wider electronic declaration of travellers;
- more tax and administrative inspections;
- greater involvement by co-ownership associations;
- mandatory improvements to safety standards;
- greater market concentration in the hands of better-structured operators.
Short-term rentals should therefore not disappear.
Improvised, undeclared short-term rentals based on fanciful profitability estimates will, however, become increasingly vulnerable.
Conclusion: Airbnb remains an opportunity, but no longer a shortcut
Marrakech’s Airbnb market continues to grow, supported by the city’s tourism appeal and many travellers’ preference for independent accommodation.
But the 17% increase in listings in one year, while average revenue per property barely rose, shows that the market is reaching maturity.
The coming years should be marked by two simultaneous trends:
Continued strong tourist demand.
Much stronger regulation and competition.
Well-located properties that are properly authorised, professionally operated and genuinely suited to travellers’ expectations should continue to generate attractive revenues.
Ordinary, overpriced or poorly managed properties will face greater pressure on their rates.
Undeclared or legally fragile operations will gradually face greater exposure.
In Marrakech, the future of short-term rentals therefore cannot be reduced to whether Airbnb will be authorised or banned.
The real question is now:
Which owners will be able to transform a simple property listed online into a profitable, compliant and sustainable activity?
Frequently asked questions about Airbnb and short-term rentals in Marrakech
Is Airbnb legal in Marrakech?
Short-term rentals are not generally prohibited in Marrakech. Their legality nevertheless depends on the type of property, the way it is operated, any authorisations that may be required, the co-ownership regulations and compliance with tax and administrative obligations.
Is authorisation required to rent out on Airbnb in Morocco?
Establishments and forms of accommodation falling within the scope of Moroccan Law No. 80-14 must comply with the applicable authorisation procedures. For an apartment or villa let individually, the situation must be assessed according to the nature, frequency and actual organisation of the activity.
Can a co-ownership ban Airbnb in Marrakech?
The co-ownership regulations, the building’s designated use and the decisions adopted by the general meeting must be checked. Some residences restrict commercial activities, repeated rentals or frequent access by travellers. The answer therefore depends on the rules specific to each co-ownership.
Is there a 120-day annual limit in Morocco?
The principal Moroccan texts currently applicable do not provide for a general national 120-day limit comparable to that laid down in certain French cities. Restrictions may nevertheless arise from the property’s status, the co-ownership, an administrative authorisation or future local regulations.
Must travellers be declared?
Operators covered by the tourist accommodation regime must comply with traveller identification and declaration obligations. This may include checking identity documents, completing accommodation forms and transmitting information to the competent services.
Must Airbnb income be declared in Morocco?
Yes. Income from short-term rentals must be declared. The tax treatment depends in particular on the owner’s status, the number of properties operated, the frequency of rentals, the services offered and any use of a company or professional structure.
Is Airbnb still profitable in Marrakech?
Some properties remain profitable, but competition is increasing rapidly. Profitability must be calculated after deducting platform commissions, cleaning, concierge services, charges, maintenance, periods without bookings, tax and any compliance costs.
Which properties perform best as short-term rentals?
Well-located, bright, air-conditioned properties with easy access and professional management are generally best placed. A terrace, swimming pool, parking, carefully considered décor and good reviews may also improve performance, without guaranteeing profitability on their own.
Should you buy a property solely to rent out it on Airbnb?
It is preferable to choose a property that can also be let on a medium- or long-term basis, or resold to a residential buyer. An investment dependent exclusively on Airbnb is more exposed to regulatory changes, seasonality and increased competition.
Will regulation become stricter before 2030?
The most likely scenario is better identification of properties, more systematic declaration of travellers and income, and clearer regulation of apartments and villas offered on platforms. The aim should be to professionalise the market rather than completely ban short-term rentals.
