Last refreshed Apr 28, 2026

167m² riad for sale in Ksibat Nhas, Marrakech — Underpriced, Guesthouse

Independent intelligence profile for this guesthouse / maison d'hôtes riad in Ksibat Nhas, Marrakech. Asking 2 160 000 MAD (12 934 MAD/m²), positioning: underpriced.

Riad investment snapshot

Asking price: $216,432
Price per m²: $1,296/m²Underpriced
Bedrooms: 5
Built surface: 167 m²
Best use: GuesthousePartial hospitality fit
Renovation class: Heavy renovation
Execution difficulty: Complex
Estimated capex: $92,034 – $167,334mid $125,501
Ksibat Nhas benchmark: $2,147/m²median price/m²

This 5-bedroom riad in Ksibat Nhas (167 m² built) is listed at $216,432 ($1,296/m²). RiadIntel classifies it as underpriced relative to the Ksibat Nhas median of $2,147/m². It is best operated as a guesthouse with a heavy renovation renovation profile and complex execution.

Property facts

bedrooms5

bathrooms1

roomCount7

builtSurfaceM2167

Pricing

Asking price$216,432

Price per m²—Underpriced

Fair value band

Min—

Mid—

Max—

Best use

PrimaryGuesthouse

Secondary—

Hospitalitypartial

Commercial scaleMedium

Execution & capex

RenovationHeavy renovation

Legal friction—

Difficulty—

Market context

Sample size8comparable riads

Median / m²$2,147

p25 / m²$1,742

p75 / m²$2,591

Benchmark confidence: 60%

Media

Investment analysis

At $1,296/m², the asking price sits well below the Ksibat Nhas median of $2,147/m² (n=8). RiadIntel's fair-value band for the property is $290,948 – $432,692. Best operated as a guesthouse with a partial hospitality fit at medium commercial scale. Execution carries a heavy renovation renovation profile, complex execution complexity, estimated capex of $92,034 – $167,334.

Asking $1,296/m² (underpriced)
Ksibat Nhas median: $2,147/m²
Mid-point capex: $125,501
Best use: Guesthouse

Frequently asked questions

Is this riad in Ksibat Nhas fairly priced?+

Riadata's pricing engine classifies this property as underpriced at 12 934 MAD/m².

What is the best use for this property?+

Best-fit usage is guesthouse / maison d'hôtes based on layout, scale, and execution profile.

What renovation effort should I expect?+

Estimated renovation class: heavy renovation, with high execution difficulty.

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Based on 277 tracked riad listings across Marrakech Medina (2024–2026).