Dubai or Marrakech in 2026: the comparison in five figures

SwissPro has supported investors in Dubai since its inception and in Marrakech since 2026. We are often asked which of the two markets "is better". We prefer five figures and a method.

AED 682 billion

That is the volume of property sales in Dubai in 2025, up 30.6%, a fifth consecutive record year. The market is deep and liquid. In Morocco, the price index rose 0.6% in 2025 and transactions 18.4% in the fourth quarter: a market that is picking up, but on a different scale. A property resells faster in Dubai; that is a fact, not a judgement.

4% versus around 6.5%

Dubai Land Department transfer fees are 4%, plus fixed registration fees. In Marrakech, entry costs around 6.5%: 4% registration duty, 1.5% land registry, around 1% notary. The gap exists but is secondary to the price per square metre and the amount of land you get.

0% versus 10 or 15%

Dubai taxes neither rents nor capital gains for individuals. Morocco taxes long-term rents at 10% or 15% of gross income, and capital gains at 20% of net profit with a minimum of 3% of the price. But your country of residence may tax income from Dubai, whereas it generally eliminates double taxation with Morocco by treaty. The real comparison is made after tax, at home.

AED 2 million

That is the property investment threshold that opens the ten-year Golden Visa in Dubai. Morocco has no investor visa; a residence permit is obtained under ordinary law. If residency is your objective, the answer is known.

60% euro, 40% dollar

The Moroccan dirham is pegged to a basket made up of 60% euro and 40% dollar, within a band of plus or minus 5%. The UAE dirham is pegged to the dollar. For an investor who thinks in euros, Marrakech carries less currency exposure.

The method

This site's Dubai / Marrakech comparator applies the same capital to both markets, over five or ten years, with entry costs, local taxation, running costs and two growth assumptions that you set yourself. It does not name a winner. It gives you the orders of magnitude to decide, and the option of doing both.