2026 price guide
Riad renovation cost in Marrakech: the 2026 price guide
Market ranges line by line, three costed scenarios and the traps that blow a budget.
Short answer: €230 to €1,300 per m² (2,500–14,000 MAD/m²) depending on the building's condition and the level of finish. A 200 m² riad therefore renovates for anywhere between €46,000 (cosmetic refresh) and €260,000 (structural work, premium finish).
This guide breaks down every cost item at 2026 Marrakech prices. It is written by a studio that runs these projects: not compiled from other blogs. Rate used: €1 ≈ 10.8 MAD.
The three renovation levels
| Level | Starting condition | €/m² | MAD/m² | 200 m² riad |
|---|---|---|---|---|
| Refresh | Sound building: paint, tadelakt repairs, decor, lighting | 230 – 420 | 2,500 – 4,500 | €46,000 – €83,000 |
| Full renovation | Fit-out renewal: wiring, plumbing, bathrooms, floors, kitchen | 420 – 740 | 4,500 – 8,000 | €83,000 – €148,000 |
| Heavy renovation | Structure: earth walls, floors, roof terrace, courtyard, extra storey | 740 – 1,300 | 8,000 – 14,000 | €148,000 – €260,000 |
Ranges include decoration and project management fees. They exclude the purchase price and exceptional furniture pieces.
Cost per item: the table nobody publishes
| Item | Unit | € | MAD |
|---|---|---|---|
| Demolition / strip-out | m² | 19 – 37 | 200 – 400 |
| Masonry / wall repair (rammed earth, brick) | m² treated | 74 – 185 | 800 – 2,000 |
| Roof terrace waterproofing | m² of terrace | 32 – 56 | 350 – 600 |
| Full rewiring (board, cabling, fittings) | m² living area | 23 – 42 | 250 – 450 |
| Full replumbing | m² living area | 23 – 46 | 250 – 500 |
| Complete bathroom (tadelakt, sanitaryware, taps) | per unit | 4,200 – 11,100 | 45,000 – 120,000 |
| Fitted kitchen | per unit | 5,500 – 18,500 | 60,000 – 200,000 |
| Tadelakt (supplied and applied, master craftsman) | m² of wall | 37 – 74 | 400 – 800 |
| Zellige (supplied and laid, by cut) | m² | 83 – 185 | 900 – 2,000 |
| Bejmat brick flooring (supplied and laid) | m² | 32 – 65 | 350 – 700 |
| Cedar joinery (doors, windows, moucharabieh) | riad budget | 5,500 – 18,500 | 60,000 – 200,000 |
| Paint / limewash | m² of wall | 6 – 11 | 60 – 120 |
| Courtyard basin or plunge pool | per unit | 7,400 – 23,100 | 80,000 – 250,000 |
| Reversible air conditioning | per bedroom | 1,100 – 1,850 | 12,000 – 20,000 |
| Furniture + decoration + lighting | m² living area | 185 – 370 | 2,000 – 4,000 |
| Design + site supervision fees | % of works | 10 – 15% | idem |
The spread comes from three variables: craftsman quality (badly applied tadelakt blisters within one winter), medina logistics (see pitfalls), and target finish (holiday rental vs personal home).
Three costed scenarios, line by line
These three budgets are model scenarios built from the ranges in the table above: not client invoices. They exist to give you an order of magnitude before a first meeting; your own estimate will depend on the actual condition of the building.
160 m² riad, 3 bedrooms: full renovation, Airbnb use
- Fit-out (wiring, plumbing, 3 bathrooms, kitchen): 420,000 MAD
- Surfaces (tadelakt, zellige, bejmat, paint): 190,000 MAD
- Joinery + ironwork: 90,000 MAD
- Terrace waterproofing + rooftop fit-out: 70,000 MAD
- Furniture, lighting, textiles, decor: 240,000 MAD
- Fees (12%): 120,000 MAD
- Total: ≈ 1,130,000 MAD (€105,000): €650/m²: duration: 5 months
220 m² riad, 5 bedrooms: guesthouse, partial structural work
- Structural repair (2 walls, one floor, courtyard columns): 380,000 MAD
- Complete fit-out + 5 bathrooms: 640,000 MAD
- Surfaces and craftwork: 310,000 MAD
- Courtyard basin + terrace: 180,000 MAD
- Furniture and decoration, 5 bedrooms + common areas: 420,000 MAD
- Fees (13%): 250,000 MAD
- Total: ≈ 2,180,000 MAD (€202,000): €917/m²: duration: 9 months
120 m² riad, 2 bedrooms: refresh + decoration
- Tadelakt repairs and paint: 95,000 MAD
- Partial rewiring + lighting scheme: 45,000 MAD
- 2 bathrooms restyled: 70,000 MAD
- Full furniture + decor: 180,000 MAD
- Fees: 45,000 MAD
- Total: ≈ 435,000 MAD (€40,000): €333/m²: duration: 10 weeks
The six pitfalls that blow the budget
- Structural surprises: behind a rendered wall, water-logged rammed earth. Always carry a 10–15% contingency.
- Medina logistics: no truck access. Materials arrive by donkey or handcart from the nearest gate: add 5–10% on structural trades.
- The bait quote: an abnormally low quote gets recovered through change orders. Demand an itemised bill of quantities and compare three firms on the identical spec.
- Paying ahead: never more than 30% on signature. Pay against verified milestones (photos, inspection), not against the calendar.
- Untested craftsmen: ask to visit a project delivered two or more years ago: tadelakt and waterproofing are judged over time, not on handover day.
- No project director: fifteen trades with no coordinator means doubled timelines. The "fees" line is what protects every other line.
Renovating from abroad: what changes
Nothing on craftsmen's prices: everything on your security. Our remote renovation management documents progress weekly in photo and video, verifies each payment milestone before release, and handles purchasing and customs. Overseas clients treat the 10–15% fee as their anti-overrun insurance.
Frequently asked questions
How much does it cost to fully renovate a 200 m² riad?
Between €83,000 and €148,000 for a complete fit-out renovation including decoration, rising to about €260,000 where structure must be repaired with premium finishes.
Why do medina renovations go over budget?
Three dominant causes: structural surprises uncovered mid-works (carry 10–15% contingency), vehicle-free logistics (+5–10% on heavy trades), and lack of coordination between trades, which stretches timelines and overheads.
How much is a riad in Marrakech to buy?
Unrenovated riads in the medina typically trade at 8,000–18,000 MAD/m² (€740–€1,650/m²) depending on location and condition; renovated riads at 25,000–40,000 MAD/m² (€2,300–€3,700/m²). Prime addresses near Jemaa el-Fna or Mouassine command more.
Is it cheaper to buy a renovated riad?
Usually not: buying unrenovated plus a well-run renovation lands 15–25% below renovated resale prices per finished m², with the result designed for you. The trade-off is 6–12 months of project time: and "renovated" listings sometimes hide cosmetic-only work, so audit before buying either way. See our checklist for buying a riad to renovate.
What are typical designer fees?
10–15% of works value for full design plus supervision, or 250–450 MAD/m² (€23–€42/m²) for design only. On remote projects the fee includes weekly reporting and payment verification.