From full historic riad renovation to classified guest house conversion — AE Architectes manages every step: design, artisans, permits and official ONMT classification.
DESCRIBE YOUR PROJECT →R+1
MAX HEIGHT — MEDINA
360°
FULL SERVICE
ONMT
OFFICIAL CLASSIFICATION
8–15%
AVG GROSS YIELD
Marrakech has thousands of riads — courtyard houses organised around a planted patio, inherited from Andalusian and Berber architecture. Some are jewels waiting to be restored. Others are bare shells to transform. Every case is different.
What we do: we diagnose, we design, we coordinate the artisans, we obtain the authorisations — and we deliver a project that respects the soul of the place while meeting the most demanding contemporary standards.
A well-renovated riad in Marrakech is one of the most attractive property investments in the Mediterranean world.
The high-end guest house market in the medina remains structurally undersupplied against growing international demand. European clients — French, Belgian, Swiss, British — are loyal and demanding. They want the authenticity of the place and contemporary comfort. A riad that delivers both fills up.
Gross yields for well-positioned guest houses in the medina run between 8 and 15% per year. Renovation costs, though higher than new construction, remain very competitive against European markets. And the heritage value of the building only increases with time.
But it has to be done properly. That is where an architect who genuinely knows the medina — its technical constraints, its artisans, its heritage rules — makes all the difference.
Diagnosis & feasibility
Structural analysis, legal title status, network condition, heritage constraints. This diagnosis conditions the budget and the programme — carried out before any contractual commitment.
Historic building renovation
Pisé walls, earth brick, timber frames, lime renders — we understand traditional materials and their pathologies: damp, cracking, failed networks. Specialist knowledge that cannot be improvised.
Guest house conversion
Hospitality programme, suites, common areas, professional kitchen, fire safety — we optimise every m² for rental yield, within the R+1 height limit imposed by the medina regulations.
Exceptional craftsmanship
Tadelakt, zellige, carved cedar, stucco — we work with a network of Marrakech artisans selected for their quality of execution. Their work is what gives the project its unique character.
Heritage regulation
Marrakech's medina is UNESCO-listed. Maximum height R+1, regulated facades, mandatory heritage authority opinion. We master these constraints and integrate them from the first sketch.
ONMT classification
Obtaining an official guest house licence in Morocco is a complex procedure. We accompany every administrative step in coordination with the ONMT and the Ministry of Tourism.
Every riad hides a potential that its state of disrepair makes invisible. Here are two transformation examples — from abandoned building to operational guest house.
Abandoned riad — sound structure but crumbling renders, degraded woodwork, dry fountain, networks entirely to replace. 45 m² courtyard with four-bay arcade.
5-suite guest house — white tadelakt, octagonal zellige pool, restored arches, cedar joinery, planted courtyard. Rooftop terrace with medina views.
Occupied but degraded riad — stripped renders, rusted iron balustrade, rotting timber doors, cracked zellige pool. R+1 structure compliant with medina regulations.
Private residence — white lime render, restored turned-cedar balcony, turquoise zellige rectangular pool, orange trees and ficus. Upper gallery preserved and consolidated.
A riad renovation into a guest house involves two parallel processes: the construction site and the administrative steps for the official classification. We manage both.
Under Decree n° 2.23.441 (July 2023), riads are classified in 4 levels: Luxe (Faher), 5★, 4★, 3★. Classification is granted for 7 years by the Unified Regional Investment Commission.
Without official classification, operation is illegal and invoices are invalid. AE Architectes integrates the target classification criteria from the sketch phase — so the project is compliant before the first hammer falls.
ARCHITECTURAL + ADMINISTRATIVE
Preliminary diagnosis
Site visit, structural analysis, title deed verification, network condition, UNESCO zone constraints. Carried out before any contractual commitment — including before purchase if you want to secure your acquisition.
BEFORE PURCHASE IF NEEDEDProgramme & feasibility
Definition of the hospitality or residential programme: number of suites, common areas, kitchen, terrace, hammam. First realistic budget estimate. Indicative yield study.
2 TO 3 WEEKSArchitectural design
Plans, sections, finish details. Coordination with heritage authorities for protected zone projects. Maximum height in the medina is R+1 — all our designs respect this regulatory constraint from the outset.
4 TO 8 WEEKSWorks permit
Application submitted to the municipality. In the medina, projects go through the heritage authority in addition to the standard planning services. Timeline varies by zone and nature of works.
6 TO 14 WEEKSConstruction & artisan coordination
Traditional masonry, tadelakt, zellige, cedar joinery — each trade is planned and coordinated. Specialist artisans must be booked well in advance given their execution lead times.
6 TO 12 MONTHSONMT classification & licence
Classification application to the Ministry of Tourism and ONMT. Inspection of the establishment by the competent services. Licence issued and legal opening of the establishment.
2 TO 4 MONTHS AFTER HANDOVERSource: Decree n° 2.23.441, 13 July 2023 (Law 80.14) — Moroccan Ministry of Tourism
| Level | Description |
|---|---|
| Riad Luxe (Faher) | The excellence tier — exceptional finishes, full hotel services, high-end equipment. Most demanding criteria for room surfaces, material quality and services. |
| 5-star Riad | High-end — superior quality services and equipment. Mandatory criteria compliance: 100%. Complementary criteria: minimum 70%. |
| 4-star Riad | High standing — quality comfort and services. Recommended level for guest houses targeting demanding international clientele. |
| 3-star Riad | Intermediate standing — entry level of official classification. Below this, the establishment cannot be classified as a riad. |
| Criterion | Detail |
|---|---|
| Minimum capacity | 5 rooms (legal threshold for official hotel classification under Law 80.14) |
| Competent body | Unified Regional Investment Commission + regional representative of the Ministry of Tourism |
| First step | Temporary classification + operating licence (رخصة استغلال) — filed at the Regional Investment Centre upon opening |
| Evaluation criteria | 100% of mandatory criteria + minimum 70% of complementary criteria (by target level) |
| Required documents | Title deed, approved architectural plans, fire & civil liability insurance, standardised form, company articles of association |
| Validity | 7 years (renewable in 5-year tranches) — renewal application 3 months before expiry |
| Medina height limit | R+1 maximum in the vast majority of Marrakech medina zones |
| Without classification | Illegal operation — fines, administrative closure, invoices legally invalid |
ARCHITECTURAL NOTE
The target classification must be defined before the architectural design — because mandatory criteria (minimum room surfaces, sanitary equipment, accessibility) directly condition the plans. At AE Architectes, we integrate these criteria from the sketch phase to avoid costly modifications mid-construction.
A successful riad is not only an architectural project — it is a conversation with centuries of craftsmanship. We work with master artisans selected for the quality of their execution.
The signature plaster
Traditional Moroccan lime plaster, waterproof and uniquely beautiful. Application requires an artisan mastering the ancestral technique — polishing with a river stone, black soap for waterproofing. Bathrooms, hammams, sinks, courtyard walls.
The art tile
Each zellige is hand-cut from glazed earthenware tiles. Installation is slow — 3 to 5 m² per day for an experienced artisan. The result cannot be replicated by any other material.
Atlas cedar
Coffered ceilings, carved doors, turned balustrades — Marrakech carpenters work Atlas cedar using techniques passed down through generations. We draw the patterns; the artisans execute them.
Plaster lacework
Sculpted stucco — moucharabiehs, friezes, decorative niches — is one of the most distinctive elements of riad architecture. Used with restraint, it brings a depth and fineness no other material can match.
Any questions about your project? Write to us directly — Aimad El Kanit responds personally within 48 hours.
How much does riad renovation cost in Marrakech?
Between 8,000 and 15,000 MAD/m² (720–1,350 EUR/m²) for a high-end project. Higher than new construction due to the constraints of historic fabric and the cost of specialist artisans. A precise estimate can only be established after diagnosis.
What is the maximum building height in the medina?
R+1 (ground floor + one upper level) in the vast majority of Marrakech medina zones, which is UNESCO-listed. This regulatory constraint is non-negotiable and applies to new construction and extensions alike. All our medina designs respect this rule from the first sketch.
Can a pool be installed inside a medina riad?
Yes — in the courtyard or on the rooftop terrace. A preliminary structural survey is required. Courtyard pools in the medina are typically small (8 to 20 m²) to fit the available space. Rooftop pools require careful waterproofing and slab reinforcement.
What rental yield can a Marrakech guest house generate?
Between 8 and 15% gross per year for a well-positioned establishment with 60 to 80% occupancy. The high season (October to April) is very strong. Net yield, after management fees, maintenance and tax, typically runs 5 to 10%.
Can the renovation be managed from abroad?
Yes. The majority of our investor clients are based in Europe. We provide weekly updates via photo reports and video calls. Your presence is recommended 2 to 3 times: initial diagnosis, mid-construction, and handover.
Is an architect required to renovate a medina riad?
Yes, for any project requiring a works permit. In the medina, applications go through the heritage authority in addition to standard planning services — a well-documented architectural file is essential. Without an architect registered with Morocco's Ordre National des Architectes, no application can be filed.
A riad to renovate or a guest house project in Marrakech?