Marrakech: The Airbnb Capital Sparking a Housing Crisis
Marrakech has emerged as one of the most saturated cities for Airbnb listings in Africa, leading to a significant housing crisis. As of early 2026, estimates indicate that the city boasts between 9,600 and 21,400 active short-term rental (STR) listings, surpassing the number of traditional hotel rooms available. This surge in Airbnb-style accommodations has contributed to rising rents and a diminishing supply of housing for local residents, creating a challenging environment for those seeking long-term rental options.
In 2025, Morocco experienced a remarkable tourism influx, welcoming 19.8 million international visitors, an increase from 17.4 million in the previous year. Marrakech alone attracted approximately 4 million tourists, accounting for around 12 million overnight stays, which constituted more than a quarter of the total nights spent across the country, despite the city representing less than 5% of Morocco's population. This tourism boom has played a pivotal role in escalating the demand for short-term rentals.
The expansion of the STR market in Marrakech occurred in two distinct phases. The initial phase, spanning from 2015 to 2019, primarily involved high-end riads and villas listed by affluent owners. However, between 2022 and 2025, the market diversified, encompassing ordinary apartments listed by small investors, diaspora families, and individual landlords. By the end of 2025, a staggering 76% of Airbnb listings were entire homes, in stark contrast to the 24% that offered private rooms.
The financial disparity between long-term and short-term rentals is striking. In neighborhoods like Gueliz or Hivernage, a two-bedroom apartment can be rented long-term for approximately MAD 4,500 to MAD 6,500 per month. In contrast, the same unit marketed on Airbnb has the potential to generate around $1,620 monthly at a 64% occupancy rate, even after accounting for fees and cleaning costs. This lucrative opportunity has resulted in skyrocketing rents, with one-bedroom furnished apartments in Gueliz now renting for between MAD 8,000 and MAD 12,000 per month, effectively pricing out many local workers.
Under Morocco’s Law No. 67-12, rent increases for existing leases are limited to 8% every three years, which has left many families trapped in apartments that no longer suit their needs. Consequently, turnover rates in the mid-range rental market have plummeted from approximately 18% to between 6% and 8%, exacerbating the housing crisis.
In response to these challenges, the Moroccan government introduced Decree 2.23.441 in August 2023, aimed at regulating short-term rentals. This legislation imposes a limit of 120 days per year on unlicensed rentals and mandates that longer-term operators obtain licenses, pass safety inspections, register guests with authorities, and remit tourist taxes. Furthermore, platforms like Airbnb and Booking.com are now required to share host data with tax authorities. However, enforcement remains lax, with fewer than 40 inspectors managing thousands of listings, allowing many properties to operate outside regulatory frameworks.
As tourism demand continues to climb and Marrakech's share of overnight stays expands, landlords are increasingly incentivized to convert properties into short-term rentals. Cities such as Barcelona, Lisbon, and Paris have implemented regulations to curb STRs, including licensing caps, zoning restrictions, and platform-enforced limitations. Experts suggest that Marrakech could benefit from adopting similar measures, along with targeted taxes on STR revenue to support the development of affordable housing solutions.
As reported by en.hespress.com.
