Profitability: Airbnb vs Long-Term Rentals in Morocco

Published on April 25, 2026 and written by Cyril Jarnias

With the evolution of the real estate market in Morocco, investing in rental properties is becoming an increasingly attractive option, whether for short-term tourist stays through platforms like Airbnb or traditional long-term rentals. The choice between these two approaches can have a significant impact on a property’s profitability.

This article explores the economic dynamics of each option based on the city, analyzing the various factors that influence financial returns, such as tourist demand, occupancy rates, and local laws in effect.

Focusing on key urban centers in Morocco, it aims to provide property owners and potential investors with a comparative analysis that could guide their real estate investment decisions in the country.

Introduction to Short-Term and Long-Term Rentals in Morocco

Short-term rentals in Morocco, particularly through platforms like Airbnb, have been governed by strict regulations since 2023 under Moroccan Law No. 80.14 and Decree No. 2.23.441. To rent out a property on a short-term basis, owners must obtain an operating license from the relevant authorities. The application file includes several requirements, such as certificates of compliance with safety standards (fire, electricity, gas) and photographs of the property for rent. A significant limitation is imposed: the total rental period cannot exceed 120 days per year to prevent speculation and preserve the traditional rental market.

In comparison, long-term rentals in Morocco are based on a different legal framework centered on standard contracts between landlords and tenants, typically spanning several months or years. These contracts are subject to the Moroccan Code of Obligations and Contracts, which clearly defines the rights and duties of both parties, as well as the terms for renewal or termination of the lease.

Comparative Table: Short-Term vs. Long-Term Rentals

Aspect	Short-Term Rental (Airbnb)	Long-Term Rental
Contract	Operating license + mandatory declaration	Standard written contract per Civil Code
Duration	Max 120 days/year	Several months to years
Property Management	Often managed directly or via specialized Airbnb managers	Standard management (owner or real estate agency)
Tenant Rights	Traveler-tenant with limited specific protection for short stays	Tenant protected by law (right to remain under conditions)
Primary Regulation	Law No. 80-14 + Decree No. 2-23-441	Code of Obligations and Contracts

Major Moroccan cities such as Casablanca, Marrakech, and Tangier have been enforcing these regulations with increased vigilance since late 2023 to ensure a balance between the tourism dynamism generated by Airbnb and the protection of the traditional local housing market. Authorities collaborate closely with the Ministry of Tourism, the Interior Ministry, and exchange offices to monitor the economic activity related to short-term rentals.

Statistically, short-term rentals are experiencing rapid growth thanks to Morocco’s increasing tourist appeal, but they remain limited in total volume compared to the more stable long-term rental market, which still represents the bulk of the national residential rental stock. This evolution has a notable impact:

• High demand for Airbnb encourages some owners to favor this lucrative but constrained model.
• Regulations, however, limit this trend to avoid destabilizing social housing or excessively driving up long-term rents.
• The real estate sector is seeing a clear differentiation between two segments: tourism vs. permanent housing.

Short-term rentals via Airbnb offer a profitable opportunity for owners while being strictly legally regulated to prevent any drift in the local market;
Long-term rentals continue to be regulated under a protective regime ensuring stability for both occupants and landlords in a more traditional social logic.

These distinct frameworks strongly influence the preferences of Moroccan property owners, who must choose between immediate profitability through controlled short-term licensing or contractual security ensuring sustainable long-term income.

Return on Short-Term Rentals via Airbnb in Morocco

City	Average Occupancy Rate	Average Price per Night (MAD)	Average Annual Revenue (MAD)	High Season	Low Season
Casablanca	49%	586	101,000	August	February, March
Marrakech	~50-55%*	~650-800*	~120,000-150,000*	April, August, December*	January, June*
Tangier	~48-52%*	~600-700*	~105,000-130,000*	July/August, September* & port/tourist events	November-February

*Data estimated based on Moroccan market trends in the absence of recent official figures. Precise data for Marrakech and Tangier should be supplemented with local statistics.

List of Factors Influencing Rental Yield:

• Proximity to Tourist Sites: Properties near the Marrakech Medina or the Casablanca Corniche show higher occupancy rates.
• Infrastructure: Proximity to TGV stations, airports, and major roadways increases profitability.
• Seasonality: The high season (summer and festive periods) can double the occupancy rate compared to off-peak months.
• Cultural or International Events (festivals in Marrakech/Tangier, professional trade shows in Casablanca) lead to temporary increases in nightly rates that can exceed +30%.

Regional Differences:

Marrakech benefits from a constant international tourist influx thanks to its cultural heritage; the city maintains a high occupancy level even outside peak season. Casablanca attracts more of a business clientele with more stable but lower demand during holidays. Tangier benefits from summer seaside tourism and remains attractive due to its port and international exchanges.

Comparison of Short-Term vs. Long-Term Rental

City	Gross Airbnb Yield (%)	Gross Long-Term Rental Yield (%)
Casablanca	7–9%	3–5%
Marrakech	8–11%	4–6%
Tangier	7–10%	3.5–5%

Gross profitability via Airbnb generally remains twice as high as that achieved through traditional rentals in these cities when the occupancy rate is optimized.

Favorable Periods to Maximize Yield:

• Casablanca: Professional conferences, summer
• Marrakech: Spring/autumn (artistic events), religious holidays
• Tangier: Summer/seaside season & cultural festivals

Key Takeaway:

Regional differences are most evident in the impact of tourist events on short-term rental demand. An ideally located property benefits more from price surges during major local events than from a standardized long-term rental.

Finally, external factors like local regulations are currently flexible in Morocco but could evolve; careful monitoring is necessary to sustain this profitable model in the face of potential changes in each city of the Kingdom.

Comparative Profitability Analysis by City

City	Rental Type	Average Profitability Rate (%)	Average Monthly Rent (Long-Term)	Monthly Airbnb Revenue (High Season)	Estimated Occupancy Rate (%)
Marrakech	Airbnb	8–12	—	12,000–25,000 DH	60–80 (peak high season)
Marrakech	Long-Term	4–7	5,000–9,000 DH	—	>90
Casablanca	Airbnb	7–10	—	~11,000–20,000 DH	Variable, lower outside summer
Casablanca	Long-Term	5–8	6,500–11,000 DH	–	>95
Rabat	Airbnb	6-9	–	~10,500-18,500 DH	Variable, depends on seasons
Rabat	Long-Term	4-7	6,000-9,500 DH	—	>95
Fez	Airbnb	7-13	—	7,000-15,000 DH	Highly variable, strong seasonality
Fez	Long-Term	4-6	3,500-6,000 DH	—	>90

Comparative Analysis

Short-term rentals like Airbnb generally offer higher gross profitability than long-term rentals in major tourist cities in Morocco:

• In Marrakech and Fez, international tourist demand generates peaks in rental income during European school holidays and cultural event periods. Occupancy rates can temporarily exceed 70%, but drop significantly in the low season.
• In Casablanca and Rabat, the long-term rental market is more supported by a local or expatriate clientele seeking stability; these cities therefore show higher monthly rents but with less volatility.

Factors Influencing Financial Performance

Average Rental Prices:

• Long-term rentals: stable all year round thanks to a dense urban fabric and a large active population.
• Short-term rentals: income highly dependent on tourist flow; the nightly rate can triple between low and high season.

Occupancy Rate

• More stable (>90%) for long-term rentals
• Highly fluctuating for short-term (from less than 40% off-season to over 80% during tourist peaks).

Seasonality

• Strong influence on Airbnb performance in Marrakech and Fez in particular.
• Casablanca experiences less of this volatility due to its economic profile.

Specific Cultural/Economic Impacts

Marrakech benefits from international visibility linked to cultural tourism – which significantly boosts Airbnb activity, especially in the Medina or Hivernage. Fez also attracts visitors through its UNESCO heritage but remains subject to international fluctuations. Casablanca relies on its economic stature: here, residential demand ensures a high occupancy rate in long-term rentals. In Rabat, a political/administrative center, there is also a certain rental stability driven by the public/diplomatic sector.

Visual Summary – Average Annual Variations in Gross Yield

Hypothetical Chart:
Jan        Mar        Jun      Aug       Dec
Airbnb Marrakech   ▇▇▆▂▅▇█    ────↑↑────↓─────↑↑─────↓───
Long-Term MKH     ████████ Stable all year

Airbnb Casa       ▆▄▅▄█▬    ───↑────────┐Stable┘slight summer rise
Long-Term Casa    ████████ Stable all year

Airbnb Fez        ▃▄█▄▄▀    ─Varies greatly with festivals/school holidays  

Key Takeaway:

Short-term rentals like Airbnb maximize returns in highly touristy cities during peak seasons but require dynamic management (+ maintenance/tourism costs). Long-term rentals offer security/stability with limited risk related to local economic variations. The choice must consider the specific cultural/economic profile of each city as well as your asset or cash-flow goals.

Impact of Local Regulations on Rental Contracts

Local regulations in Morocco establish a distinct legal framework between short-term rentals (like Airbnb) and long-term rentals, with significant implications for real estate investors.

Short-term rentals are now governed by Moroccan Law No. 80.14, published in the official bulletin on August 7, 2023, via Decree No. 2.23.441. This legislation imposes several obligations on owners wishing to offer their property on platforms like Airbnb or Booking:

• Mandatory operating license before any rental listing
• Limit of 120 days maximum of rental per year for the same property
• Mandatory registration with local authorities
• Specific tax obligations for generated income

To illustrate the tax impact, take the example of an owner generating 150,000 DH in annual income via Airbnb with two dependent children: the total tax due will amount to 27,800 DH after deductions.

In comparison, long-term rentals follow a different legal regime, generally more flexible in terms of registration but with increased protections for tenants.

Aspect	Short-Term Rental (Airbnb)	Long-Term Rental
Legal Framework	Law No. 80.14 and Decree No. 2.23.441	Code of Obligations and Contracts
Maximum Duration	120 days/year	Unlimited
Registration	Mandatory with authorities	Simple tax declaration
License	Operating license required	Not required
Tenant Protection	Limited	Extensive

These regulatory differences have a particularly marked impact in tourist cities like Marrakech, Fez, and Agadir, where the short-term rental market has grown considerably. Owners must now balance the potentially higher profitability of Airbnb rentals with administrative constraints and duration limitations.

For investors, this new regulation requires strategic planning:

• Evaluate the comparative profitability between short-term and long-term rentals
• Anticipate administrative costs related to obtaining licenses
• Plan a mixed strategy to optimize occupancy (e.g., short-term rental during the high tourist season and long-term rental for the rest of the year)

This legislative evolution reflects the Moroccan authorities’ desire to find a balance between developing the tourism sector and preserving access to housing for local residents, while ensuring better tax regulation of income generated by the collaborative economy.