Are you wondering why Hivernage district in Marrakech is nicknamed the Beverly Hills of the ochre city with its avenues lined with palaces and lush gardens? We've put together this guide to reveal the secrets of this prestigious area, where luxury real estate meets an incomparable lifestyle between the Medina and Guéliz.
Read on to discover how this former winter refuge has become the most exclusive address for a secure investment or an exceptional holiday at the foot of the Atlas mountains.
Contents :
Where is Hivernage? Location and boundaries of the district
Having looked at the overall appeal of Marrakech, let's get to the heart of the matter by mapping out this prestigious district.
Position on the map and neighbouring districts
This privileged sector extends to the south-west, between the Medina and Guéliz. Visit boulevard Mohammed VI and the Ourika road its natural borders.
The famous place Jemaa el-Fna is still very close. Walkers can reach the historic centre in less than ten minutes.
Here, wide tree-lined avenues dominate. A residential calm sets in as soon as you step inside.
Answer 3 questions to find out which district matches your lifestyle.
Discreet elegance in a green setting
Modernity at the heart of the new town
Total immersion in the soul of Marrakech
The ultimate in refinement and service
Your contemporary, independent pied-à-terre
The timeless charm of guest houses
Spa, swimming pool and absolute serenity
Galleries, concept stores and luxury shopping
Crafts, museums and living traditions
L'Hivernage vs Guéliz: what are the differences?
There is a contrast between the the hustle and bustle of Guéliz and the serenity of Hivernage. One prefers shopping, the other relaxation.
The standard of real estate is very different. Here, prices per square metre rise to guarantee total exclusivity.
The rental yield is higher. The proximity of luxury hotels attracts a discerning international clientele.
L'Hivernage vs La Médina: the antipodes of the historic centre
The architectural contrast is striking. You move from narrow streets to airy boulevards overlooking the Atlas Mountains.
Nature is everywhere. Fountains and manicured gardens replace the red brick of the historic centre.
History and soul of the district: from winter retreat to Marrakech's Beverly Hills
Understanding geography is one thing, but it's from its past that Hivernage draws its current elegance.
The origins: a refuge for European winter visitors (early 20th century)
The district was born for the European elite fleeing the cold. Marrakech's mild climate becomes a major health argument for these seasonal visitors.
The first colonial villas soon appeared. Their lush gardens were already beginning to shape the very green face of the area.
The etymology is simple. The term Hivernage comes directly from this seasonal resort.
Henri Prost's urban planning and the «garden city» vision»
Henri Prost played a crucial role in the urban layout of the city around 1920. He applied European garden city concepts to the heart of Morocco.
Strict building regulations are imposed. Buildings are kept low so as never to smother the surrounding vegetation.
The heritage has been preserved. This spatial airiness still defines local real estate luxury.
The contemporary transformation under Mohammed VI (2000s)
The sector is evolving into a truly global hotel hub. The arrival of luxury hotels such as the Sofitel and the renovation of the Mamounia changed all that. The district has become the symbol of modern, international Moroccan prestige.
It is often compared to Beverly Hills. Its exclusivity and security now attract investors from all over the world.
What to do in l'Hivernage Must-sees in the district
As well as its history, the district is alive with unique sensory and cultural experiences.
Strolling around: Avenue Mohammed VI and Place de l'Hivernage
We suggest a stroll along the main thoroughfare at dusk. That's precisely when the lights sublimate the boulevard's elegant architecture. The atmosphere becomes totally unique.
The bustle of the central square remains a spectacle. The terraces offer a welcome break between fountains and gardens. You'll often come across superb luxury cars.
A mix of styles is quickly apparent. Haussmannian style meets traditional Moroccan motifs. This is what forges the visual identity of the sector.
Tip:
Take a walk along Avenue Mohammed VI at dusk. The architectural lighting and fountains are at their best then.
Culture and monuments : Theatre Royal, Palais des Congrès, Mégarama
The Théâtre Royal, designed by Charles Boccara, is a real eye-catcher. Its unfinished dome and Moorish style make it a major visual landmark. The building is also inspired by Roman art.
The Palais des Congrès plays a key role in raising the city's profile. It regularly hosts world summits. It is also the beating heart of the international film festival.
For modern entertainment, head to the Mégarama. The complex offers a varied and international range of films. It's a popular meeting place for nightlife.
Well-being: prestige spas and hammams
You have access to the spas of the area's legendary palaces. La Mamounia and Es Saadi open their doors for exceptional treatments. These establishments often cover more than 2,500 m².
Traditional rituals are magnificently revisited. Argan oil and black soap are used in ultra-luxurious settings. Relaxation is deep and the aromatic fragrances enchanting.
The Mamounia spa is often cited as the ultimate sanctuary of well-being in North Africa.
- Claire
Shopping: Menara Mall and luxury boutiques
The Menara Mall experience is a must for shopping enthusiasts. This modern centre offers international brands in a spacious, air-conditioned environment. It's a real oasis of freshness.
You'll also find plenty of designer boutiques along the avenues. You'll find luxury handicrafts and refined decor. These addresses are aimed at a discerning clientele.
- Ready-to-wear haute couture
- Fine jewellery
- Contemporary art galleries
- Concept stores by Moroccan designers
Golf and outdoor activities nearby
Golf is just a few minutes away. The renowned courses offer breathtaking views of the snow-capped Atlas Mountains. The setting is simply breathtaking for players.
Sport and outdoor relaxation are part of everyday life. The hotels' cycle paths and tennis courts are very popular with residents. L'Hivernage promotes an active lifestyle.
It's an ideal base for an escape to the Atlas mountains. The area makes it easy to organise quad biking or hiking trips. So you can leave luxury for adventure.
Practical information for your visit
La Mamounia: Elegant dress code required for access to the spa and gardens.
Théâtre Royal: Located opposite the station, this theatre is notable for its dome.
Palais des Congrès : The nerve centre for international events.
Menara Mall: Top-of-the-range shopping in an air-conditioned area.
L'Hivernage real estate: prices, property types and investment potential
Having explored the charms of the area, let's move on to the real opportunities for settling here.
Price per m² at l'Hivernage in 2026
Current prices reflect the exclusivity of the sector. The upper range is between 18,000 and 30,000 MAD, depending on the services offered.
The scarcity of land is keeping up the pressure on new-build prices. Building opportunities are becoming exceptional.
Some properties can be renovated to generate significant capital gains. Older properties remain a strategic option.
Flats, villas and duplexes: what's available?
There is a clear predominance of luxury flats. They range in size from luxury studios to vast penthouses with private swimming pools.
| Type of property | Average surface area | Main asset | Target |
| Two-room flat | 65 m² | Rental yield | Investor |
| Luxury duplex | 150 m² | 24/7 security | Family |
| Penthouse | 220 m² | Atlas views | Premium |
| Villa in residence | 400 m² | Private terraces | Residential |
Rental yield and Airbnb potential in the area
The performance of short-term rental is impressive. Occupancy rates remain excellent thanks to business and leisure tourism.
A well-placed flat can generate a gross annual return of around 10 % with optimised management. That's a very competitive figure.
Delegating operational management is essential for owners living abroad. Local concierge services can help you do just that.
Is Hivernage worth the investment compared to Guéliz or the Palmeraie?
L'Hivernage wins out over Guéliz in terms of long-term asset value. It's a trade-off between prestige and immediate profitability.
It is often easier to sell a property here than in the Palmeraie. Liquidity is a major advantage.
It's the number one location for a secure investment. The top end of the market never disappoints.
Investing in the Hivernage district of Marrakech means choosing excellence between legendary palaces, lush gardens and secure rental returns. Seize this rare opportunity to add value to your assets in the heart of Moroccan luxury. Prepare your project and project yourself into the absolute elegance of this oriental Beverly Hills.
FAQ
Where exactly is the Hivernage district in Marrakech?
This prestigious district is located just west of the historic Medina and south of Guéliz. This strategic location means you can reach the famous Jemaa el-Fna square in less than ten minutes on foot, while enjoying absolute peace and quiet.
A veritable local «Beverly Hills», Hivernage is naturally bounded by the main boulevard Mohammed VI. Here you'll find wide tree-lined avenues and lush vegetation, in stark contrast to the bustle of the narrow streets of the old town.
What are the must-do activities in the area?
For a truly immersive experience, we recommend strolling along Avenue Mohammed VI at dusk, or taking advantage of the terraces in Place de l'Hivernage. This is also the cultural heart of the city, with the Théâtre Royal, the Palais des Congrès and the Mégarama cinema complex.
The area is also a sanctuary for well-being. You can visit the spas of legendary palaces such as La Mamounia and Es Saadi to discover traditional black soap rituals in an ultra-luxurious setting. For shopping, the Menara Mall offers a selection of international brands and designer boutiques.
What is the average price per m² for property investment in 2026?
According to our analyses of the prestige market, prices for 2026 remain in a high range, fluctuating between 18,000 and 30,000 MAD per square metre. This variation depends essentially on the standard of the residence and the services included, such as 24/7 security or a private swimming pool.
The scarcity of land in this exclusive sector guarantees solid value for money. If you're looking to make a profit, luxury flats here are particularly sought-after, often surpassing Guéliz in terms of prestige and liquidity on resale.
Can you expect a good rental yield from a flat in l'Hivernage?
Absolutely, the Hivernage is one of the most profitable sectors in Marrakech. Thanks to business tourism and a demanding international clientele, an optimised property can generate a gross annual return approaching 10 % in short-term rentals.
We see excellent occupancy rates throughout the year. For owners living abroad, we strongly recommend using a local concierge to manage bookings and ensure the high quality of service that is essential in this luxury area.
What types of property are most commonly found in this sector?
The offering is varied but always geared towards the top end of the market. The majority of flats are of a high standard, ranging from luxury studios to penthouses with uninterrupted views of the Atlas peaks, as well as spacious duplexes offering a clear separation between living and sleeping areas.
For those seeking more privacy, the area also offers villas in gated residences. These properties often have private gardens and swimming pools, making them the ideal option for families or investors looking for an exceptional pied-à-terre close to renowned golf courses.
