Find, buy and renovate a Riad in Marrakech - the builders guide

Yours to own: - a Marrakech palace

2012-01-05T09:21:00.000-08:00

Chic Marrakech have some excellent real estate at the moment and impressive riad deals, which are exciting, but this magnificent riad /mini palace stands out above everything else currently on the Medina property market.

The 350m2 rectangular, structurally sound, brick built property is a truly grand and historic residence. I can't think of anything else quite like it. It is unique.

Unearthing riads like this nowadays is nigh on impossible.

The riad encapulsates everything people dream about owning in a Marrakech riad.

Its credentials are extra-ordinary: - its loftiness: its grandeur: its spatial layout with super wide rooms: its design features such as its ornate balcony and open colonnaded walkways: its proportions and whopping courtyard: its room volumes that boast 6m floor to ceiling heights; and its dizzying restoration potential.

Furthermore, the riad could boast the best panoramic views in the whole of the Medina from its multi-tiered roof terrace.

Price of the riad is circa 2.5m dhs.

Riad of the month

2011-11-02T06:26:00.000-07:00

More and more, clients are approaching Chic Marrakech to help them sniff out interesting riads to restore with real design potential, that are genuine deals and massively undercut the prices of the international Marrakech property agents.

Well - this 190m2 beauty is just 800,000 dhs and there is no Medina real estate on the market that can match its price tag, or design potential. The property has it all. It would suit either a fabulous three to five bedroom second home, or a brilliant medium sized guest house.

It is a grand and historic riad that boasts a generous spatial configuration as well as the perfect four sided square shape. This in itself is difficult enough to find nowadays, but additionally, the riad has exceptionally lofty proportions and exceptional volumes. This puts the riad in a superior category of Medina property. For instance, the ground floor floor to ceiling height is 3.6m. Then on the first floor it is 3.2m. This is exceptional and can't even be achieved on a rebuild.

Furthermore, its rooms are fat, and the riad absolutely doesn't suffer from having long thin impractical rooms like the majority of riads. This is a big plus.

Interestingly, there is only one seller who is motiavated to sell.

The riad is at a brilliant price, it offers unrivalled panoramic views because of its exceptional elevation and boasts a 13.15m street frontage allowing for some excellent external decorative possibilities and an all important additional light source that will subtly change the dynamic of the riad from just being an internalized property.

One could either restore this house, as it has a proper old brick structure, or completely rebuild it.

It is situated with almost immediate car access in the heart of the Medina - which is another selling point.

As mentioned beforehand, the price is just 800,000 dhs. This breaks back to 4,210 dhs pm2 - which is significantly under even local pricing.

Owning your own private Marrakech spa

2011-10-26T07:03:00.000-07:00

Having a Moroccan spa, or hammam as it is known locally, and massage room in your own riad is one of the most luxurious and indulgent aspects of Medina life.

For Moroccans, having a hammam at least once a week is a time-honored tradition.

They adore the unique full on body cleansing and massage ritual. It is considered one of the most important aspects to everyday life.

Unless you have indulged in a traditional Moroccan hammam, you genuinely won’t know the meaning of being truly clean. The experience redefines bathing - leaving one feeling rejuvenated and new.

The intense heat of the steam room opens all of your pores, the organic local soaps and scrubs moisturize and exfoliate every inch of your skin – (literally from toenail to scalp), and the combination of vigorous massage and scented vapour leave you blissfully lightheaded.

Hammams are directly descended from classical baths, like Turkish baths and interestingly, their use in Morocco dates back to Roman times.

There are public hammams aplenty in Marrakech, in fact one in each neighbourhood, as well as luxury tourist hammams and hotel spas and, of course, private spas in the riads of affluent Moroccans, or foreigners.

Historically public hammams served an important social and recreational function, not least for women, who suffered from restricted social interaction under Islamic law. For them, hammams became gathering points to freely gossip and natter with friends and neighbours.

However, over time, they didn’t just serve an important social and recreational function, but also took on a Muslim connotation with ablutions and cleanliness. Hence men most commonly frequent hammams for their weekly hammam fix before Friday prayers.

Although the experience of visiting a public hammam for tourists can be a bit hit and miss, it is always enormous fun and a great way to connect with locals, especially given how welcoming most Moroccans are in them. You can certainly expect lots of chit chat and banter.

However there is nothing quite like being pampered and massaged in the comfort of your own riad, because the spa experience is much more accessible and entirely centred on switching off and tuning out.

Hammams in riads are often buried in an innermost nook, or a subterranean sanctum like some hidden den where no outside noise can penetrate and you are lost in the hushed silence to the treatments in a Moroccan fantasy of steam, flickering candlelight, wispy scents and scattered rose petals.

Although hammams are effectively functional spaces in Medina homes, they are truly cool and beautiful, and can boast impressive architectural features.

They are certainly fabulous to design and fabulous to use.

They unquestionably enhance a riad and add to the attraction of owning a historic Marrakech home.

The Moroccan love affair with carpets

2011-09-29T11:36:00.000-07:00

Moroccan carpets are the height of fashion right now and because of their beauty, versatility, and compatability with almost any interior, they are appearing in beautiful homes, hotels and interior and design magazines the world over.

Moroccans and riad owners have always had a long standing love of carpets. Carpets are cherished items, which are meticulously cared for. They are investment pieces that ground rooms and provide them with the basis for the palette of their decor. A beautiful carpet is indeed the foundation of riad interior design, not to mention artwork for a floor. Everything works off their vibe. Accordingly, here they are considered one of the most important furnishing of all.

Moroccan carpets therefore don't just serve a practical function in riads, they ultimately enhance the living space.

Carpets and rugs vary greatly in design and colouring from region to region.

There are two distinct types of carpets in Morocco: urban Islamic carpets and rural tribal carpets.

Rabat is the historic centre of the Moroccan urban Islamic carpet making tradition and its pile weave carpets are referred to as Rabat, or R'bati carpets. They are formal in style, and much more sophisticated, with extremely diverse coloration. It is not uncommon for them to require months of painstaking work to complete.

Urban carpet making in Rabat can be traced back to the 18th century, and was greatly influenced and inspired by formal styles and techniques from neigbouring Mediterranean countries and the Middle East from where there was always a marked cultural exchange.

For Moroccans, urban carpets are utilitarian as much as works of art.

Urban carpets tend to be thicker and have larger borders than rural tribal carpets. Their designs, like any Islamic art form, consist of stylized geometric patterns. These are centred upon a central motif that works its way to a highly detailed border, which echoes the central motif - like in the above photo. One of the most striking features to them are their rich yarns and lustrous colours.

The other type of carpets are rural tribal carpets, which are produced by the hundreds of different ethnic tribal groups, of mainly Berber origin, scattered across Morocco.

Tribal carpet making pre-dates the urban tradition. It is considerably older in fact and is, interestingly, centred predominantly upon less formal, pre-Islamic designs and styles.

Berbers historically, were insular by nature and their carpet making was not influenced by the outside world. Traditionally carpets were made for simply personal and domestic use by women for their own families, who passed weaving techniques down through the generations. The designs and techniques they employed were therefore a remarkable and authentic expression of their unique culture – as they still are today.

Carpets are normally used as bedding, floor coverings or blankets. They are flat-woven, though some are pile rugs, and their designs feature abstract expressive and individual imagery often reflecting superstitious and spiritual beliefs such as wards against the evil eye. For example, wedding blankets are thought to be filled with baraka, or divine blessings, and their mass of sequins supposedly ward off the malevolence that brides are believed to be vulnerable to.

The colouring is more natural than in Rabat rugs and the most sought after carpets have little repetition of design.

Undoubtedly my favourite carpets come from the Beni Ouarain - who are an important Berber tribe from the Middle Atlas mountain region.

The main characteristic of a Beni Ouarain carpet is the shaggy pile - (as above).

Beni Ouarain carpets are all hand loomed in lovely soft bouncy wool shorn from sheep rather than wool removed from a sheepskin. It means they are especially warm and comfortable under foot.

Each carpet is a unique organic piece and highly collectible. No two are ever alike.

Somehow they never fail to compliment and enhance space, and I simply love the creamy golden beige shaggy piles I have in our Marrakech home – that function so nicely on the cold tadelakt flooring. Their zigzag and lozenge designs are particularly cool.

When it comes to buying a carpet, you should inquire about knot density and both the type of dye and fiber used. Better quality carpets have a higher number of knots per square meter, are handmade and constructed from 100% wool or 100% nylon.

Cheaper carpets made of, for example, olefin, are readily available, but these carpets are highly flammable (moving a chair across the carpet can even create scorch marks), they attract more dirt and gray over time. It is also worth noting that synthetic dyes produce bolder colors, but are more likely to fade over time, whereas natural dyes produce lighter long lasting colors.

Chic Marrakech are happy to recommend some reputable carpets dealers.

The Medina planning process demystified

2011-08-21T11:44:00.000-07:00

Time and again clients approach Chic Marrakech with preconceived ideas that the processes and bureaucracy involved in purchasing riads then planning applications and renovation might be complex and protracted, whereas the reality is quite the opposite.

Every aspect of the Medina property market is, in fact, simple and straightforward, and extremely easy to negotiate without the hindrance of either red tape or corruption.

For me though, the key is not just being well versed in all its intricacies to ensure that clients are looked after properly, but also having the support of competent, reliable professionals.

This is especially true in regard of planning applications and the planning process.

One of the main areas of my work is design and architecture for Medina properties. This involves managing the whole planning process on behalf of clients – (from the beginning of a design brief, right through to the submission of a planning application and following it through to its receipt), so clients don't have to do a thing.

I am helped enormously with this by the head of the planning office – who has, for some time, been working closely with me on various elements of my design work, such as the structural detailing on plans, the collation of the paperwork for planning applications and their submission. This relationship provides me with a unique advantage in being able to turn around planning applications with the minimum of fuss – especially as he is responsible for signing them off!

A lot of clients don’t have an appetite to undertake major building work in the Medina and look to purchase riads that simply require cosmetic work and modernization.

In this case, all that is required to undertake the restoration of a riad is a permit for small works. The planning process entailed for this is immediate and effectively free, and can be turned around in just two to three days.

Where clients take on riads that require structural work and renovation, or ruins, which need rebuilding, a full planning application is required to obtain planning permission and a construction permit.

The plans and detailing required for this are comprehensive and thorough. This is imperative as building work will not only be responsible for stabilizing a riad, but also those of neighbouring properties that will often have fragile mud party walls and no foundations whatsoever.

An application must include plans of the existing riad or ruin, full architectural plans of the new riad – (containing elevations of the courtyard facades, derb frontage and cross sections of the floor plates with floor to ceiling heights compliant to regulations), and a breakdown of the technical aspects of the project in an engineering folder. This folder will contain, for instance, plans of the foundations and structural columns, the composition and marriage of the foundations and earthworks, the detailing of the different foundations for the differing points of the riad, the breakdown of the reinforced columns, and the marriage and composite cross sections of the floor plates. It is reassuringly comprehensive.

Having the head of planning personally assist me with putting applications together then oversee their submission and approval is truly advantageous. Not only does it enable applications to be fast-tracked and turned around in a mere three weeks, it also provides leeway with planning restrictions on features like swimming pools and externalized windows.

There are exceptions to this though, most notably with riads situated next to any royal palace, or in the Kasbah district where applications are rigorously scrutinized due to the proximity of the Palace of Mohamed VI.

There is a small government tax on a construction permit - i.e. tax urbaine, but it is worth pointing out this is the sole administrative cost a client is liable for throughout an entire project.

Finally for clients wishing to open a declared and licensed guest house, a full planning application with additional paperwork is required.

In addition to the full architectural plans that show compliance with statutory guest house requirements such as a minimum of five bedrooms – (which are at least 12m2 each with en-suites), as well as the technical detailing for a rebuild, or full renovation with structural work, an application would include an administrative dossier with supplementary papers like fire and utility certificates, along with studies on security and structural solidity.

There is considerably more work for us in turning guest house planning applications round, but submissions can be processed in just six weeks.

It is worth noting that for guest house planning applications there is a second tax to pay - i.e. tax mairie.

For more details on the planning process in the Marrakech Medina, or the unique service we offer, please feel free to get in touch.

Slashed price on this prime Medina deal

2011-08-21T06:07:00.000-07:00

I blogged about this 120m2 gem of a riad earlier this year, which I thought then was the best deal around.

For me, it is the perfect small Medina property that ticks all the right boxes for an affordable Marakech real estate investment.

When my post on it went onto the Chic Marrakech blog, the house was snapped up almost straightaway, but sadly the deal fell through due to unforeseen personal circumstances.

Subsequently, the family selling the riad have now decided to further slash the price.

Its price tag is now a mere 725,000 dhs - which represents a really tasty opportunity.

For more information on the property, kindly see the original post: -

http://grantstonerrawlings.blogspot.com/2011/03/prime-riad-for-sale-that-is-absolute.html

Riad of the month

2011-06-16T02:39:00.000-07:00

This delightful structurally sound 81m2 riad that Chic Marrakech have just taken on is one of the prettiest, well located and most affordable bits of Medina real estate to come up in ages.

As a specialist estate agent trawling the Medina property market day-in day-out for exciting opportunities, I can quite safely say, riads such as this, in prime locations, don't appear often.

For me, even though it is only a small home, it still manages to encapulsate everything that is magical about riads.

One of the most interesting aspects to the riad is the fact that it is an old brick construction, so the walls and building are truly sound and the restoration required is minimal.

Another is the overall aesthetic created from original cement tiling, the forged iron balustrade, stained glass and the ubiquitous decorative woodwork. They marry so well and provide such a soft, sympathetic decorative scheme.

It is certainly worth noting how rare it is to find antique woodwork in such good condition.

The woodwork is not only aesthetically pleasing, but also a big cost saving. Proper wood is perhaps the most expensive item in Medina construction and not having to replace it is a big plus.

The ground floor boasts a characterful entrance hall - (off from which is a neatly enclosed staircase, a traditional bathroom, and cupboarding space), a well proportioned courtyard and three principal rooms.

Then one of the main features of the first floor is the master suite, which is approximately 9 metres long by 4.5 metres wide. (Please see the photograph below). The generous size of this room is due to the house extending out above the alley outside, thereby increasing the floor plate to 100m2. Additionally there are a further two smaller rooms on the first floor, accessed via the feature balcony.

Lastly, it is worth noting the roof terrace is unusually wide above the suite, and also above the central portion of the house where there is a generous amount of space because the terrace extends out to the line of the first floor balcony. This creates another major selling point.

The riad is situated in a prime location in the historic heart of the Medina in amongst some super smart private homes and commercial riads.

Importantly there is parking nearby, along with car access, and many of the main tourist spots are in the immediate vicinity of the house as well as popular restaurants such as the Foundouk.

The price tag is an unbeatable 635,000 dhs.

Something special in the Medina

2011-06-09T02:29:00.000-07:00

It is a real pleasure that Chic Marrakech have just taken on this mid-sized designer riad that is enviably located in the smartest quartier of the Medina, Laksour.

Medina real estate such as this is rare. It is a fabulous well established top end guest house that offers everything you would expect from a luxury boutique hotel and more.

The riad was designed then restored ten years ago by the flamboyant Marrakech designer and architect pairing Bjorn Conerdings and Ursula Haldimann, and its celebrated flair has resulted in it being featured in numerous magazines, as well as several classic Marrakech design books such as Maisons du Maroc, and Marrakech - living on the edge of the desert.

Both the interiors of the riad and the aesthetics of its two courtyards are a triumph. They marry sumptuous uber modern and traditional Moroccan styles, effortlessly providing the property with a warm vibrant atmosphere, and a unique brand and look.

In the competitive riad market, having a strong identity as a guest house is imperative in order to help an establishment stand out.

This property needs no help in that respect, especially as the artistic owners have, over time, unsparingly furnished the riad with beautiful and eclectic art work, exotic decorations and stunning furniture from all over the world.

The riad is literally brimming with personality.

The delightful English owners have indeed enhanced the original bold design and complimented it with a wealth of their own decorative touches.

These range from modern feature lighting, to traditional carved Malinese doors and a painted Berber style beamed cedar wood ceiling.

In fact, at almost every turn, there are details that catch ones eye.

On the ground floor the guest house boasts two separate entrances, a lovely 100m2 courtyard, a cinema room, a grand salon, a formal dining room, an authentic hammam, a massage room, a washroom, a laundry room, a fully fitted kitchen, a wine cellar, and generous back of house storage.

Then on the first floor there is an open salon on the balcony, a music room, four proper suites, a private two storey apartment with independent access and a fabulous pool situated in a second courtyard.

The riad is titled and has full guest house authorization.

It is being sold furnished and as an on-going concern - complete with trusted long term staff.

The price is 620,000 Euros.

The doors of Marrakech

2011-06-03T07:06:00.000-07:00

The Marrakech Medina is, in many respects, a forbidden city. The warren of its narrow residential alleyways are flanked by the blank anonymous walls of riads and their heavy studded front doors that conceal homes from view.

There is an austerity to the alleys here, as riads seldom have any decoration on their street frontage. They are lined by a seemingly unending succession of muted walls interspersed with entrances and doorways.

Except for the decoration afforded to the front entrance of a riad, nothing of its splendour and allure is discernible from the outside. There is therefore a striking contrast between the stark architecture of the alleys and the internal exuberance of Medina homes.

The entrance of a riad is considered the threshold of a house and looked at quite differently from the deliberately anonymous exterior.

Symbolically, it is a statement as well as an expression of authority and affirmation of the identity of an owner. It very much reflects, and perhaps even completes the architecture of the house enclosed by and hidden behind the front door.

It is easy to understand the Moroccan fascination with riad entrances. There is something undoubtedly special about them. Their variety and ornamentation is extra-ordinary.

Interestingly every aspect of a riad has meaning and relevance, and is an expression of a refined ancient Islamic culture.

The front entrance is no exception. It is one of the most important parts of a riad. It separates the world outside from the sanctity of the home. It is a primary protective barrier on several levels and is meant to ensure the privacy of the domestic household.

Then coupled with the front entrance is the entrance hall, which provides a second protective barrier. Without exception entrance halls are centred upon an angled configuration that allow the family’s privacy to be respected.

There will never be any direct line of sight from the entrance into either the courtyard, or inner sanctum of the home, so an owner can receive visitors in the entrance hall without disturbing the private life of the house and, in particular, its women.

This angled disposition allows the entrance to act as a discrete but efficient filter between public life in the street and the domestic life of the residence.

Moroccans are generally pretty superstitious and the protection afforded by a front door isn’t just limited to the material.

Historically amulets surrounded front doors, or were embedded in the lintel. In this way, families sought to avert misfortune, ward off malevolence, or discourage unwelcome visitors like snakes and scorpions while at the same time to encourage wealth and fertility into their home.

Talismans were also common. These ranged from religious iconography on front doors, to engraved motifs. The most common evidence of this nowadays is in decorative forms such as door knockers like the hand of Fatima.

Perhaps the most auspicious and highest form of protection though was the use of sacred verses from the Koran. These were inscribed above the front entrance for a visitor to pass underneath and would transpose an eminently worthy virtue befitting the owner’s life.

Although less frequent now, particularly with the foreigners who have bought up riads, these practices are still very much in use.

The entrance hall is where visitors are received and it is considered necessary in Moroccan culture to present to them only the very best of oneself and ones family as a sign of respect. As the adage goes, to a Moroccan, a guest is a gift from God.

The quality of the front door and entrance is therefore terribly important.

Front doors are crafted beautifully by carpenters employing age-old techniques that ingeniously manage to fit a door together with its frame without any need of nails.

They are created from locally sourced high grade woods such as walnut, cedar and almond that are both durable and tender, so are suitable for delicate decorative carving, particularly on the lintel and door frame.

Then engraved and ornamental hinges and knockers are affixed, along with patterned studs, and it is not uncommon for this aesthetic to be complimented, on grand homes, with decorative porches and hand carved stucco borders.

It is fascinating to think every front entrance in the Medina is both different and unique. For those interested in learning more, the book entitled Portes Du Sud Marocain by Salima Naji is well worth a read.

The most exciting Marrakech guest house on the market

2011-05-16T11:02:00.000-07:00

Chic Marrakech often receive inquiries from buyers who are looking to find a beautiful, fully licensed, established guest house that is a genuine deal.

Genuine deals though for well located, accessible, fully licensed riads are rare, especially for ones that offer something fabulous and unique.

Marrakech is brimming with guest houses that cater for the ever swelling number of tourists holidaying here, but generally the riads on the market are over priced and unremarkable.

I am therefore pleased to say that Chic Marrakech have just taken on an exceptional five bedroomed riad, which is being sold at an exceptional price.

I genuinely believe there isn't a better priced and more interesting riad on the market.

This restored eighteenth century riad is 220m2 - (so is a lovely generous size), and it is titled and fully licensed.

For me, it offers everything an investor would require.

The riad is well located in the souks in arguably the most atmospheric part of the Medina. It is in the vicinity of many of the main tourist spots and museums, as well as several notable cafes and restaurants. Importanly there is parking and a taxi stand close by. Its derb is one of the nicest I know. And lastly, it is outstandingly beautiful, spatially interesting and is steeped in history.

The riad boasts many selling points. Here are a few: -

It is situated on a private gated alley, which provides the guest house with an air of exclusivity.

Its large courtyard is a proper functioning mature garden that bathes the riad in tranquillity and scent.

Its configuration and layout are unusual, and on one end of the riad the rooms are exceptionally wide and generous, allowing for a wonderfully sized salon and master suite.

The riad boasts some of the best preserved original handcarved plasterwork I have seen. Abdellatif Lamselli, my construction partner, delicately restored this during the painstaking restoration project ten years ago. It is extremely old and extremely special, not least the lofty n'djeema plaster ceiling in the salon.

Complimenting the plasterwork are fabulous handpainted antique doors and cupboards, along with an antique handpainted cupola ceiling in the master suite. As can be seen from the photos below, the master suite, with its aesthetic finesse, has a definite wow-factor.

The master suite has a separate entrance that was traditionally for mistresses to come and go discretely, and interestingly, it is a self-contained apartment, or douriya.

The riad benefits from five bedrooms, a fully equipped kitchen, an inviting windy entrance, a loo, a storeroom, a formal dining room, an open salon on the first floor balcony, a grand reception room, a utility room and a multi-tiered roof terrace with enviable views.

Ideally it would be sold fully furnished and as an ongoing business concern.

It is important to note the reason for the riad being put up for sale is that the owner recently inherited it, but due to commitments elsewhere and the arrival of a first child, there isn't sufficent time for her to attend to the business.

For more details please kindly contact me at: info@chic-marrakech.com

Price upon application.

The revival of the traditional Moroccan cement tile

2011-05-02T03:44:00.001-07:00

Combining function with beauty, traditional handmade Moroccan cement tiles are once more back in fashion.

In the last few decades their use had noticeably declined in Marrakech riads in favour of other flooring such as zellij, bijmat and telissa, but recently, iconic designers such as Ashley Hicks and tiling specialists such as Walker Zanger and Ann Sacks have helped revive interest in traditional Moroccan cement tiles.

Moroccan cement tiling had certainly become dated and overlooked, but the recent trend of reviving authentic products has ensured they have been provided with a new relevance. Cement tiling has been updated with a modern twist and sophistication, and now it is not just riads that boast their decorative finesse, but also luxury homes, trendy boutiques, lavish spas and resorts, famed museums and top end restaurants all around the world.

These durable, colourful patterned tiles boast a curious number of names. For instance, cement tiles, hydraulic floor tiles, or encaustic tiles.

Cement tiles are not particular to Morocco, but traditional Moroccan cement tiles are unique and their use is widespread here due to their compatibility with riads and the bold statement they make.

Moroccan cement tiles seem to capture subtle movements in design, color and form. They are able to convey a deep sense of emotion wherever they are used and bring a space to life in a personal artistic expression.

Moroccan cement tiles are brightly colored and often intricately patterned, yet are made from simple materials, employing simple age-old techniques.

The fact that the tiles are eco-friendly is noteworthy. Each tile is hand-made by a master craftsman who creates them from locally sourced natural materials, none of which emit toxins, in a low energy production process.

Tiles are made in a simple hydraulic press then air-dried and sun cured, so very little energy is required to produce them.

The composite materials, often Portland cement, ground marble dust and natural earth pigments, are set in layers in a tile mold then pressed using a hydraulic press. Thereafter the tiles are removed and submerged in water to provide sufficient moisture content for the chemical reaction in concrete. The tiles are subsequently set out to dry and allowed to age for a short while so that they acquire an adequate hardness.

The end product is a tile three quarters of an inch thick. On one face is concrete, and on the other, its mosaic type design.

This mosaic face is a quarter of an inch thick, providing the tile with a great surface life. It is able to withstand adverse weather conditions and decades of traffic. It is therefore both durable and long lasting, which adds to its ecological credentials, and requires minimal maintenance.

The lovely matt finish and soft silky texture are characteristics that help make Moroccan cement tiles unique.

There’s a huge variety of patterns and colors available and now with specialist companies cropping up dedicated to a modern take on the traditional cement tile, such as Popham Design, there are numerous pattern and color options for pretty much every application you can think of.

Interestingly the durability of cement tiles means they are suitable for both indoor and outdoor uses. These range from kitchen splash-backs and floors, to bathroom floors and showers, pools, fountains, fireplaces, walls and wall cladding.

Hopefully the photos illustrate the wealth of colors and patterns available, as well as several classic tiling applications.

As can be seen Moroccan cement tiles are timeless and work beautifully in both traditional and contemporary interiors.

For the discriminating riad owner, light touches of tiling can truly help create a unique and individual look.

A prime riad for sale that is an absolute deal

2011-03-22T01:50:00.000-07:00

It is not altogether often Chic Marrakech come across a real estate deal in a prime Medina spot.

This little gem though is absolutely that. I couldn't recommend it more highly.

It is a lovely inexpensive, solid, structurally sound 120m2 riad, and it has bags of charm.

It is situated in a fabulous location, just behind Dar Bacha, on arguably one of the nicest and most atmospheric derbs in all of Marrakech, which even boasts its own park. (Please kindly see the photograph below). What makes this such an interesting spot is that it is both desirable and central, yet in a residential pocket slightly removed from the hubbub of the Medina and its souks; - so it is in a more open, sunny and quiet area with numerous high end guests houses and smart private homes roundabout.

Quietude and birdsong fills the air here, as opposed to the clamour of commerce and putter of motorbikes.

Furthermore, the riad benefits from direct car access and there are parking facilities with round the clock attendants right next to the house. This is a major selling point.

The riad is set around the central courtyard on all four sides, so unusually for a small Medina home it is a complete house that has not been broken up.

The front door is located under a covered portion of the derb that is brimming with historic charm, the entrance hall is cool, generous and light, and there is a nice, neat symmetry and flow to the layout upon entry to the house.

Presently there is a self-contained apartment on the first floor with its own separate access from the entrance hall. This provides the riad with much more depth and enhances its configuration.

It would convert to the most beautiful holiday rental, or affordable second home that would provide uncharacteristically large bedrooms for a riad this size, along with a sensational suite in the first floor apartment.

The price is a mere 765,000 dhs.

Maison de la Photographie and its unique antique Moroccan images

2011-03-20T10:25:00.000-07:00

Maison de la Photographie is unique in Marrakech. It is part gallery, part museum and part anthropological centre.

It was recently opened by two charming enthusiasts of photography and Marrakech, Patrick Manac’h and Hamid Mergani, who have, over the last fifteen years, feverishly collected over 3,500 historical photos and old portraits from Morocco. Between them they have built up an extraordinary collection of striking photographic images that meticulously document a bygone era from 1862 to 1950.

There are a wealth of new commercial galleries now in Marrakech offering beautiful arty photographs of Morocco and collectible reprints, but none offer such a distinct and varied range as Maison de la Photographie. The reprints they sell from their private collection housed in the museum are something else. There is a rare beauty and sense of antiquity to them – often taken as original shots by pioneering photographers at a time when Morocco was effectively off limits and closed to Europeans.

Furthermore, their limited reprints, which are available in a number of sizes, are absolutely affordable, even if beautifully mounted and framed by Patrick and Hamid. This is in stark contrast to the city's other photographic galleries.

For me, these photographs make for wonderful decorative pieces that naturally compliment riads and enhance the exoticism of their interiors.

Photography begun in Morocco in the 1860’s and the first ever picture taken here is conserved and on display in the museum in Maison de la Photographie.

The museum itself is free. It is a lovely haven and space to browse. It is set in a restored foundouk in the heart of the Medina.

The breadth of its photographs is fabulous.

All of the celebrated and old iconic photographers who installed themselves in Morocco are well represented. These include the Scottish photographers and editors George Washington Wilson and James Valentine; Adolf de Meyer, who was renowned for developing the American Pictorialism movement; and Gabriel Veyre, who was a partner of the brothers Lumière – the original inventors of photography, to name but a few.

Then there are an array of photographs originating from the well heeled on their Grand tours – (i.e. young gentlemen embarking on a voyage of cultural discovery), explorers, and early anthropology and scientific missions, like those undertaken by the famous French archaeologist Lamartinière.

Altogether the photographs that have been amassed offer a unique record of an exotic and romantic period in time when Morocco was, in effect, an isolated bubble. They forecast the history of Morocco of the 1860's onward through pictures of street scenes, portraiture, architectural images, tribes people and landscapes.

For Patrick Manac’h and Hamid Mergani it was a long held ambition to open Maison de la Photographie. There is no other photographic museum of this kind, either here in Marrakech or elsewhere, offering a perspective on Morocco’s rich history and past, and for this reason, they were keen to display their collection.

They felt it was important to help foster a better understanding of this country and offer a window onto a period of time that might otherwise be forgotten.

There are also several other interesting and noteworthy aspects to Maison de la Photographie that provide the museum with more breadth. In addition to their permanent collections, they continually put on new exhibitions, there is a library on Moroccan architecture, as well as a research facility, including film archives, memorabilia and bibliographies.

Lastly, an entire floor is dedicated to the Berbers and Berber traditions. The museum boasts a unique film archive on indigenous tribes people and every Friday night in a screening room, old colour documentaries from 1957 by film-maker Daniel Chicault are played on mountain tribes from the High Atlas.

If you would care for more information on either the photographs available at Maison de la Photographie, or its museum, here are its contact details: -

Maison de la Photographie, 46 Ahal Fès, Marrakech Medina - 05 24 38 57 21

The artistry of Yahya

2011-03-13T10:28:00.001-07:00

Marrakech is literally brimming with artisans and designers who, with age-old Moroccan traditions and techniques, create beautiful metal work and decorative lamps, but none match Yahya for his artistry and refined elegance.

Yahya's work is utterly unique and has become a phenomenon. For me, it is typified with the most striking detail on his lamps and their extraordinary shadowplay.

When Yahya designed his first collection just over six years ago and discretely opened a boutique here in Marrakech, his work proved to be an instant success and all the stock sold straightaway.

Since then Yahya has grown into an institution. Clients from all over the world queue up for his work and all the pieces he makes are undertaken strictly to order and meticuously crafted in his Marrakech workshop.

From chandeliers of exceptional size, requiring months of refined work, to the smallest engraved box demanding exacting and painstaking attention to detail, all of Yahya's creations are unique pieces arising from his passion for beautifully crafted and finished work.

Elegant proportions, subtle, imaginative and effective use of light, sobriety yet richness of design, nobility of materials and a jeweller's meticulous precision characterise his work. With their beautiful hand-finish, each piece Yahya creates, from the smallest to the specially comissioned oversized works of art, becomes a collector's item.

Everything Yahya produces is hand made in either bronze, nickel or silver. It is often difficult to believe that his creations aren't machine made, given how precise and delicate the craftsmanship is, but actually all the detailing on the metal work is sawn by hand with tiny jewellery saws.

To ensure the optimum level of quality and consistency of the output from his workshop, Yahya surrounds himself with highly qualifed and creative staff. Yayha personally selects and trains them from all across Morocco, choosing only the best artisans and engineers in their fields.

In his workshop, where each department carefully controls each and every stage of production and finishing, the same care is taken for the smallest order as for a project lasting many months.

It is the most curious fact that Yahya is actually a self-taught designer.

He was born in London to a Moroccan Jewish father and an Anglo-German mother. Originally he was martial arts instructor and night club entrepeneur, who having embraced Islam on his travels, discovered an artistic side and love for design on a trip to Morocco.

The passion that was kindled here eventually led him to settle in Marrakech with his wife and six children, and the rest, as they say, is history!

For more details on Yayha and his work, here are his contact details:

Yahya Creation - 61 Rue De Yougoslavie, Magazin 49/50 Passage Ghandouri, Gueliz, Marrakech +212 (0) 524422776 / www.yahyacreation.com

I would highly recommend visiting the Yahya showroom. It is a fascinating place to check out. The lighting and shadow effects of the pieces on show, (created with more pronounced and even LED lighting) are quite something.

The Chic Marrakech service

2011-02-23T10:05:00.000-08:00

Riad Folie - that was knocked down, rebuilt and finished in December

I am always looking to improve the service I provide Chic Marrakech clients.

Having bought and rebuilt several riads myself before establishing a specialist property agency in the Medina, I fully understand the need to look after clients here in Marrakech and ease them through the various processes invloved in buying, then redesigning and restoring, or rebuilding a riad.

It is my ambition to make every aspect of this fun, straightforward and enjoyable.

I was therefore most proud to have received the following referral from one of my recent clients for whom I redesigned and rebuilt their Medina home. They were a delightful English couple, Trevor Davison (trevor@bcaslimited.co.uk) and Christine Hilton (christine@laresidence.co.uk), and it was a genuine pleasure helping them transform their riad last year.

"Trevor and I bought our riad just off Derb Debachi in the early summer of 2008. It did not rank as a fine example, but rather fitted the size of our pockets. It then rested, gathering desert dust for two years, by which time it had become uninhabitable.

We named it 'Riad Folie' since family and friends thought us mad to have ever acquired the place. Over the months, their doubts became our doubts and the whiff of regret was in the air.

At just that critical moment we were introduced to Grant Rawlings of Chic Marrakech, who was able to see beyond the damp, dirt, dinginess and confined space. It was his inspiration to make the ground floor mostly open-plan, allowing much needed light to flood in. Once we had grasped the revolution he had in mind and shared his confidence that it would be achievable, he then brought on board a team of architects and builders, who under his supervision, made it all happen".

"If we had any doubts, they evaporated when he showed us around his own home, a recently renovated riad, which is a real tribute to his creative abilities.

The entire re-build, which all agreed was necessary, took six months to complete. We made site visits every 4-6 weeks and in the interim Grant provided us with photographs of first the demolition and then the construction. The site foreman, Mohammed, was not only very experienced in the delicate work of riad renovation, but always did his utmost to accommodate any changes we wished to make as the build progressed. There were no short-cuts, the materials and the artisans employed were of the highest standard and it was all completed according to plan".

The limited original space I had to work with, open up and recreate. Trevor and Christine bought what was in effect an original riad that had been cut in half and was badly compromised.

"Throughout those six months, when so much could have gone awry, Grant was a constant reassurance. He was always on hand to anticipate any problems and to ensure that we were consulted when decisions needed to be made. We always felt that living in the medina and being a Marrakchi himself was a significant asset".

"Riad Folie is now finished. It was described just a couple of days ago as a 'diamond'. It does indeed sparkle in our eyes".

A really exciting new Medina riad

2011-01-19T02:35:00.000-08:00

Chic Marrakech recently took on this delightful spacious titled 180m2 riad. It really stands out from many of the redone Medina properties on my books, and I felt it warranted its own post.

It is owned by a lovely creative English couple - (one of which, interestingly, is a record producer, who has built a small recording studio in one of the rooms).

They have lived in the riad for the last five years and during this time they have been steadily improving the home with their own distinct homely design touches.

Recently they decided they would like to move out to the country and are subsequently motivated to sell. The price they want for the riad is certainly competitive and I think stands out.

I believe it is always reassuring for buyers and a really good sign when owners live full time in a riad and have lived in their Medina property happily for a number of years. It generally means everything has been well looked after and that the house functions well.

Importantly buyers know what they are buying and there is little risk of nasty surprises.

The riad is situated in one of the most atmospheric areas of the Medina, by the stunning landmark Zaouia mosque, on the border of Zaouia and Bab Dhoukkala, and is in close proximity to the famous Moroccan restaurant Dar Yacout.

It is in amidst a wave of newly redone riads and large private residences.

One of the attractions of the location is its accessibility. Unusually there is parking close by, as well as immediate car access out of the Medina via the nearby Bab Dhoukkala gateway.

It is also worth noting the property will soon boast stunning views over the Medina ramparts out across the massive Zaouia park, which is currently being redevelopment.

One of the real selling points to the riad is the fact there is flexibility with its size and space.

At present it is a nice generous four bedroom private family home, but it could so easily be converted into an attractive five bedroom commercial guest house, which would comply to all the necessary regulations to ensure it was fully licensed.

Some of the more notable features of the riad are the original Moroccan double doors and feature windows with fanlights, the spacious and light courtyard that is brimming with trees and scented climbers, the original wooden ceilings, the bathrooms tiled in designer Popham tiles, the open mashrabiya balcony on the first floor and the expansive terrace views.

Price upon application.

Finding quality staff for Marrakech riads

2010-12-14T05:12:00.000-08:00

"I would say it is essential to have good staff who can be trusted to look after both the house and the guests - again we were lucky with our manager and our cook, but they weren't hard to find, as there are many Moroccans who want to work for Europeans" Victoria Elliston (Riad Timila).

Nowadays it is not at all challenging to find good affable trustworthy English speaking riad staff in Marrakech.

The whole industry and enterprise of the city is focused on its booming tourist sector with a wave of mass job creation and wealth of new eductaional facilities such as the University of Tourism that offer all kinds of appropriate training for Moroccans.

There are always nice English friends here and members of the ever growing ex-pat community sending round emails about Moroccans they know and like and can recommend, who are looking for work. Typically these people would be cleaners, nannies, cooks, or, say, live-in guardians and fully blown riad managers.

Coupled with my own network of local contacts I have built up in the last few years working in the Medina property market, it has become fairly easy for me to recommend to Chic Marrakech clients keen and eager locals for commercial guest houses like guides, drivers and managers, along with essential support staff for private homes.

I would also wholeheartedly recommend a recruitment agency, Keff Services, that has recently opened, which specialises in providing staff for riads. Keff is run by a lovely personable lady, Mouna. (0524437559 / keffservices@menara.ma).

Keff effectively match canidates to suit staffing requirements and all the Moroccans they present have been properly interviewed and scrutinized.

Furthermore, in regard to the administrative side of riads, which is something I am often asked about, particularly in respect of commercial guest houses, there is a wonderful financal advisor / accountant, Reda Hatim, who is definitely worth approaching. (Reda Finance Conseil 0661084550 / reda_finance@yahoo.fr).

Reda helps clients deal with everything from establishing riads as registered businesses, to managing the payment of staff.

I personally use Reda as my accountant. He has proved most helpful.

The Bill Willis story and his iconic home that has come up for sale

2010-10-30T11:15:00.000-07:00

I am truly thrilled to say that this iconic and utterly unique four storey riad, which belonged to the flamboyant and pivotal designer, the late Bill Willis, has recently come on the market and just been taken on by Chic Marrakech.

It is a home steeped in history - like no other.

The house belonged to a minor Sultan and famously once housed his family's harem. Bill Willis gain ownership of the property back in the early seventies and transformed it (with the help of Abdellatif Lamselli, my construction partner), into a voluptous Orientalist designer home from where he held court, and entertained in the most colourful and extravagant fashion.

The parties held in this riad were apparently legendary.

Bill Willis was enourmously influential. He was responsible for almost single handedly reviving and reinterpreting high end Moroccan architecture and traditional crafts such as zellij and tadelakt that were, forty years ago, on the verge of extinction.

Willis's work has left its mark all across Marrakech, from Yves Saint Laurent's home in the Marjorelle Gardens, Villa Maroc, to the landmark Moroccan restaurant, Dar Yacout, many of which were built with my partner Abdellatif. His work indeed prompted dozens of design books. He effectively appropriated an aesthetic language, then reinvented it, thereby coining the current design vocabulary of Marrakech.

He first arrived here when he accompanied Paul Getty Jr. on his honeymoon in 1968. He ended up finding him the now famous Palais de la Zahia to buy. Willis then set up housekeeping with the Getty's to live a kind of dolce vita hedonistic legend, while designing then working on the newly found Getty home.

Thereafter Willis never left and for four decades, people queued up to comission him to create voluptuous riads redolent of concubines and the woozy, opium-fogged dreamscapes of 19th-century Western painters like Georges Clairin.

The stunning views across the neighbouring terracing of the Hermes palace and beyond (above), and the sprawling Zaouia mosque complex (below). The lofty multi tiered terracing on the second and third storey of the property is sensational. There is nothing else in Marrakech this height and nowhere else that offers such dramatic 360 degree panoramic views.

With this four to five bedroom house, Willis created a masterpiece that towers over one of the most historic and fascinating spots in Marrakech.

It is a 289m2 riad on the ground floor that curiously broadens with lots of quirks to 415m2 on the first floor and above. It keeps revealing itself. It must have taken me four full visits to completely discover the house.

Every surface is beautifully crafted and the riad is thickly layered with his creative flair.

Some of the more memorable features are the wealth of marble floors, the striking tadelakt and zellij fireplaces, the intricately carved plaster work, the ubiquitous hand painted wooden ceilings (including extra-ordinary rotundas in the reception rooms), and the stained glass windows.

One of the main reception rooms and its enormous rotunda (below).

There are so many selling points to the riad. Here are just a few:

There is car parking and access right outside the property; the neighbours are the Hermes family with their enormous palace; there isn't anywhere in the Medina that can match the location for its authenticty and concentration of historic buildings; the panoramic views are breathtaking; the room configurations completely break free from the restrictive space that riads provide; the house has been ingeniously designed into a completely externalised home that offers wonderful vistas in every direction from the upper floors; and, for instance, the house provides numerous supplementary rooms, such as the traditional three chambered hammam.

Zellij detailing on the fireplace in the library

The price of this extra-ordinary piece of history is 8m dhs.

Lovely old historic riads

2010-10-19T02:40:00.000-07:00

Sadly, the majority of the Medina's lovely historic homes, that capture the essence and beauty of riads, have been bought up.

Finding grand private homes now in good condition, with substanial courtyard space, that are worthy of restoration is not altogether easy.

Here are an introductory selection of sample riads that Chic Marrakech are marketing:

This riad has to be one of the most stunning classical riads I know, and also one of the most stable old houses I know too.

It is situated only one street from the main square and almost overlooks the Koutoubia mosque – in the smartest area of the Medina - Laksour.

Interestingly, there is parking right outside the house, which provides the riad real practicality.

The riad is 184m2 and the perfect square shape. Then there is a stunning 10m2 apartment. The total is therefore 194m2.

The condition of the riad is excellent. This importantly means there isn’t any restoration involved. There would only be minor work and this would bring the overall cost right down.

Notably – the entire house has all its original wooden ceilings in prime condition. The doors and woodwork throughout are immaculate and in the apartment the cupola ceiling is exceptional.

The riad is wonderful and generous. It has space for a pool and even boasts an original wood fired hammam.

The price is 2.4m dhs.

This beautiful titled 286m2 riad is in excellent condition. Curiously, it is located in Ben Youssef right next to all the main historic monuments, yet has parking right outside the front door and brilliant access.

The riad is split into two parts and its layout provides so much interesting and unusually generous space. It would convert beautifully into a substanial guest house with plentiful restaurant space.

The price is 3.2m dhs.

This titled restored 380m2 small palace / riad is absolutely stunning in every sense.

Everything has been restored and all the original features are in immaculate condition.

Some of the lovely features in the magnificent courtyard are the mature fruiting trees, the fountain and bhou – both with all their original woodwork.

The riad extraordinarily has direct non-derb car access, it boasts a private gated entrance, separate guardian’s quarters and a private garage.

Its location in Bab Taghazout is absolutely brilliant too.

The price is 4m dhs.

This spacious titled 525m2 riad in the Kasbah uniquely has direct car access and parking outside the front door.

It is well located and accessibile, and offers a beautiful spatial arrangement.

There is a lovely windy entrance that opens out into an inviting large garden / courtyard.

Unusually there is extra width on all the sides of the riad, which provides the space for exceptionally wide and generous rooms.

There might be flexibility with the 5.5m dhs price tag.

This fabulous 360m2 riad right in the heart of Ben Youssef on one of the most attractive and atmospheric derbs in Marrakech is a grand house steeped in history.

It was originally built by a famed Moroccan mathetician, Ibn El Banna.

The house lines each side of the beautifully generous courtyard with unusual and deep rooms.

It also benefits from extra chunks of space, (in addition to the square shape of the house, including a flat, or douriya), that provide it with an extra dimension and real design potential.

There are some lovely notable neighbouring riads.

There might be flexibility with the 3.5m price tag.

NB The house is currently uninhabited and the growth of the tree in the courtyard has gone unchecked. The tree now dominates the courtyard and desperately needs a trim!

This lovely, square substanial structurally sound 400m2 riad and separate flat is situated right in the historic heart of old Marrakech.

All of the original features of the house are intact and there is a lovely flow and configuration to the rooms and courtyard.

The price is 4.5m dhs.

This is grand titled 530m2 structurally sound riad in Sidi Ben Slimane, has two separate entrances, and has two courtyards and three parts to the overall house, which is a generous rectangular shape.

The main part of the house surrounds a large courtyard.

Then there is a smaller house with a secondary courtyard extending on from one side of the main house.

Lastly there is a separate douriya, or flat on the opposite of the main house. This could be opened out to provide fantastically wide rooms on this side of the riad.

Two direct neighbours are nice renovated, foreign owned riads.

The price is 6.5m dhs.

This charming 280m2 well proportioned, square riad with all its original features is in very good condition.

It is situated right in amidst the souks with lots of atmosphere round and about.

It needs little restoration work, only really modernisation, but the trees in the courtyard have too got out of hand and need a hair cut, or replacing, in order to open up the nice, wide generous courtyard.

At present the trees pretty much block out all the natural light.

The price is 2.9m dhs.

Chic Marrakech do House Hunters International

2010-10-15T08:51:00.000-07:00

Simon and Fiona Hawkesley being filmed inside Riad Laksiba.

Chic Marrakech were kindly asked to help organize then participate in the Marrakech episode of the popular real estate programme House Hunters International at the beginning of the year.

As the featured Marrakech estate agency, we proposed a lovely client called Simon Hawkesley from Rugby, England for the programme, who thankfully passed the rigorous audition process.

Subsequently, several filming dates were set to coincide with his buying trip out here to find a suitable Medina property, then the completion of a revamp or renovation project.

Simon ended up buying an unrenovated riad in the Royal Kasbah district of the Medina and fully restoring it.

The filming was certainly interesting and eventful, and the end result was recently broadcast on Monday 20th September.

For those that are interested, here are the links of programme uploaded onto YouTube:

http://www.youtube.com/watch?v=Qo8RevsW-DM

http://www.youtube.com/watch?v=hHGmqsq_no8

Simon Hawkesley's riad is now finished and available to rent. ( http://www.laksiba.com/ ). I am sure if you contacted Simon and mentioned my name, he would offer nice friendly rates.

This was how Simon kindly appraised the Chic Marrakech service:

"The biggest advantage with Grant Rawlings over other international property agents is the fact he is married to a Moroccan and rather than pricing against market trend, Grant and his wife visit local Simisers to gain local prices. As such... for price... Grant's service is second to none".

Mashrabiya in Marrakech

2010-08-30T04:37:00.000-07:00

One of the most distinctive features of riads is their ornate mashrabiya wood lattice work.

The fabric of riads provides them with a truly unique accent, but mashrabiya, (which is often used for windows, cupboards and screens and particularly first floor balconies) – is one of their most decorative ornamentations.

It is both delicate and beautiful, and truly encapsulates their Orientalism.

The use of mashrabiya originated hundreds of years ago, from the domestic need to cool water pots. The shade and open lattice of a screened mashrabiya balcony on the first floor of a riad provided an area in a home where there was a constant current of air to cool off the water inside clay jars as the sweating evaporated from their porous surfaces. This was such an important function that balconies grew in size to become sufficiently large to accommodate numerous water pots.

From this original usage mashrabiya balconies gradually developed into an architectural feature that at one and the same time served as a room extension, window, curtain, air conditioner and refrigerator. Shrewdly designed, they not only subdued the strong desert sunlight, but also, interestingly, cooled riads as they permitted breezes to enter homes in the summer that were freshened because their fine wood absorbed the humidity from the air.

In the skilled hands of Marrakech craftsmen, balconies became ever grander and more ornate as woodwork techniques improved.

Craftsmen knew, for example, that in intense summer heat even the best wood would shrink, warp and split when exposed to sun and air. But they also knew that small pieces of wood dovetailed one into the other without the use of glue or nails allowed wood to expand, shrink and adjust itself without upsetting the overall assembly. From earliest times, this was how wood had come to be used, and it suited the mashrabiya beautifully.

Carved screens could be divided and subdivided into smaller and still smaller pieces of wood, each piece fitting into the next, ensuring an entire screen could be held together without the use of a single nail.

Later, as techniques were perfected, as many as two thousand individual pieces of wood, (including tiny, perfect wooden balls and links), would go into the making of a single square yard of finely made mashrabiya, each piece turned and smoothed by hand and then assembled like masses of interlaced strings of beads into ever varying patterns.

Such fine work demanded immense toil and patience. Yet the artists of the mashrabiya continued to search and find new patterns. More often than not they were simple patterns, or calligraphy, but they were so painstakingly worked into a screen, that they appeared against the light as exquisite designs in silhouette.

Later, these balconies were fitted with cushioned beds and became comfortable havens in which the occupants could recline in cool privacy while gazing down at luxuriant courtyards below and, unseen and unheard, share in the comings and goings of the house. Hence, mashrabiya screens were frequently used to cover the windows and balconies of the women's quarters within homes, as well as for the quarters of harems.

Historically in Marrakech, mashrabiya work has always been comparatively expensive and its use was limited to the homes of the affluent and wealthy.

There had been a noticeable decline in recent decades in its manufacturing and use, but I am pleased to say that the ongoing boom in the Medina property market has stimulated a resurgence in this beautiful decorative art form.

The last palaces of Marrakech

2010-08-08T04:56:00.000-07:00

Grand historic residences and beautiful old palaces in the Medina in Marrakech are becoming increasingly scarce on the property market.

The ones that are genuinely for sale, without any problems, or family disputes, are scarcer still.

Clients are often surprised to learn that almost all the large Medina properties have quietly been acquired by affluent foreigners, or hotel groups as the city has become ever more popular.

After receiving numerous inquiries at Chic Marrakech about large Medina properties over the last few years, I thought it would be interesting to list the last ones still available:

This palace is exceptionally old and its principal entrance and main courtyard walls date from the 16th century - which predates most Medina properties by at least two hundred years.

The palace provides exceptional and unusually generous living space.

It boasts immediate car access, a round the clock police presence outside, split level terracing over three floors, a hammam, a succession of beautiful living rooms, an extradorinarily grand and ancient front entrance, a lovely courtyard pool, direct views across the sweeping gardens of the neighbouring royal palace, a succession of exquisite original features - (particularly hand painted wooden ceilings) and three breathtaking suites.

For personal reasons, the sellers are motivated to sell after a painstaking ten year restoration project that has just been finished.

For what the restored palace is, the price tag is unbeatable in Marrakech.

Price upon application.

This substanial, well shaped 600m2 riad, which is currently split between three courtyards, is in close proximity to the King's royal palace, the Koutoubia gardens and the Mamounia hotel.

It boasts an unrivalled prime location with car parking facilities nearby, and is a stone's throw from La Place Jeema El Fna and many of the main tourist spots.

Running directly behind the house are the beautiful old Kasbah walls that are uniquely home to many nesting storks. A major facelift of the area is currently underway and the new Andalucian gardens planned for the Kasbah will be in the immediate vicinity of the house.

It offers unusual flexibility and potential with its sprawling layout and shape.

One of the most attractive details of the property is the exceptional amount of garden and courtyard space it provides.

The price is 6.5m dhs.

This titled palace is an extremely historic Medina property in the La Ksour district in close proximity to the Branson Palace, Riad El Fenn.

It is situated in the most impressive location in Marrakech and backs onto the Royal palace of Dar Bacha.

Its ground floor surface area is an impressive 705m2.

The palace is split into two parts, (each benefitting from enormous courtyards – one with the most impressive decorative fountain), and is fronted with a series of magnificent doorways and entrances.

All the original Moroccan features have been beautifully preserved throughout the property, especially the painted ceilings and doorways, which are wonderful, as can be seen in the above photographs.

The palace is in good structural condition and requires no structural work.

On the roof there are numerous terraces spread out over several levels that offer enviable views across to the Koutoubia mosque and over the gardens of Dar Bacha palace.

It is worth noting that there is a small 400m2 palace next door that could be joined with the property if required.

The price of this palace has come right down and might be available for only 10m dhs.

The above titled solid 500m2 palace, which still has all of its original features intact, is situated two derbs from the main square in Marrakech, La Place.

Uniquely it boasts its own private gated entrance, which is impressive.

The shape of the property is a lovely spacious straightforward rectangle layout.

The palace presents lots of potential, not least its spatially configuration, especially on the first floor, which is exceptional.

The rooms on the north side of property are between 9 / 11m deep - the rooms on the east side of the property are at its maximum 5.5m deep – the rooms on the south side of the property are 4.5m deep and on the west side 7m deep. (Most riads only offer of rooms of around two metres width, so these widths are truly fabulous).

Interestingly, there is off-street parking in the vicinity.

The price tag is 7m dhs.

This stunning titled 1,200m2 palace is owned by one of the most prestigious families in Marrakech.

The palace consists of three beautiful courtyards; one main courtyard and two smaller secondary courtyards that flow into one another. Collectively they offer all sorts of interesting and unique design possibilities.

Interestingly, the palace can be accessed from two different areas. In Sidi Ben Slimane there is a lovely atmospheric pedestrian entrance on a derb, then on Riad Larouss, by the souks, there is a gated entrance set back from one of the main Medina roads and a substanial 200m2 private parking space, which is a real plus.

The accessibilty for this property is exceptionally good.

Price upon application.

This substanial 650m2 palace in the historic heart of Marrakech is situated directly below the beautiful old crumbling city walls.

It is located in amid the most atmsopheric part of the Medina, Ben Youssef, yet unusually for the area it has immediate car access and isn't buried down some inaccessible derb like so many riads there. Again, this palace can be accessed from two different areas. There is one pedestrian entrance to the property in Ben Youssef and one really grand entrance in Bab Taghazout.

The spatial configuration of this property is rather unusual and interesting, and the courtyard is a wonderful size.

The price is 7m dhs.

Lastly, this beautiful spacious 600m2 palace is enviably located next to the five star La Sultana hotel, the Saadian tombs and between two royal palaces in the Kasbah district.

There is so much around this property, especially atmosphere and it boasts excellent accessibility.

The most striking aspect to the existing house are its volumes and scales, and the substantial gated entrance.

There is real potential to renovate this Medina property into something extraordinary.

The price has recently come down to 4.6m dhs.

The hidden world of riads

2010-06-21T03:46:00.000-07:00

Riads are different from European homes in ways far more profound than mere décor. They ultimately represent an entire philosophy and refined way of life.

Buried in the tangled alleys and dead end streets of the Marrakech Medina, riads are internalized houses hidden away from the world behind thick blank walls. Little is revealed by their blank anonymous street facades. Indeed, they are almost hermetically sealed and devoid of external adornment, with only perhaps occasional muted decoration around a studded wooden front door. This modesty is fundamental to Islam and intentionally belies the affluence of the owner.

For the Moroccan, the home is sacred. It is personal living space removed from the hustle and bustle of the world. There is a distinct separation made between outside public space and the private sanctity of the home, which was traditionally the domain of women.

Tourists wandering through the narrow alleyways of Marrakech rarely glimpse the beauty that riads contain, for even if the odd front door is left ajar, the configuration of entrance halls provide a secondary barrier that prevents any view into a house.

Their experience of the noisy, shadowy souks directly contrasts with the stillness and silence to be found inside riads, behind their tall impenetrable front walls.

One of the most striking differences between European and Moroccan homes is the fact that riads are open to the elements. By day their courtyards are flooded with sunshine and by night, they are draped with a rich star studded sky.

Courtyards define a riad. They are the single most important part of the house. It is from there that all rooms radiate and they provide the sole source of light. The courtyard is where all the architectural embellishments of a house appear, as it is where the concept of a façade appears, reflecting the overall aesthetic of the house.

The Moroccan courtyard is an archetype of a sacred enclosure. In them architecture and nature marry. They provide much needed space and order in Medina life.

Lush, verdant trees and plants fill them with colour and scent the air, whilst their birdsong and murmuring fountains imbue homes with an essential meditative ambience.

Traditionally up to four rooms branch out symmetrically from a courtyard. Interestingly these rooms don’t communicate with each other, like they would in Western homes, they communicate and link with the central courtyard space. In fact, even the first floor bedrooms do, along with every vantage point and perspective in a house.

This concept of a sacred centre is intimately linked to Islam. It is invariably found in the design of all public spaces here, from mosques to caravansaries, to the layout of the ancient Medinas themselves. The establishment of a central locus is the point of departure for all inhabited spaces.

Then complimenting these design principles, is the actual riad itself.

All the architectural detailing and painstaking decorative work that adorn their interiors, create an intimate sculpted effect.

Indeed, beautiful age old finishes touch and lift every surface - elevating riads into works of art.

An affordable pied-a-terre in the Medina

2010-05-11T06:55:00.001-07:00

Chic Marrakech have just taken on this charming 88m2 riad in Zaouia.

Its price is a mere 525,000 dhs and it is effectively titled, so importantly there is no additional spending required to modernise the papers, which is the norm.

It is an attractive option for anyone on a modest budget who is looking for an opportunity to investment in a small riad to restore, or rebuild and turn it into an attractive, well proportioned, accessible two bedroom pied-a-terre.

The current layout is nice, neat and intelligent. It boasts an attractive entrance area with a loo, three rooms around the courtyard, open stairs up to a feature balcony on the first floor then two generous bedrooms.

I would probably recommend retaining the existing room configuration and layout, especially the colonnaded balcony on the first floor, as it helps to open up the riad.

Its location in Zaouia is very interesting and offers just about everything a buyer would want.

As affordable Marrakech real estate, I would say it would be hard to beat.

A new face of Moroccan cement tiles

2010-05-09T11:54:00.000-07:00

The last few years have seen Popham Design, founded by dear American friends, successfully introduce a modern aesthetic and designer sensibility to the tradition of handmade Moroccan cement tiles.

The designs on their tiles are unique and no one else here is creating anything like them, in terms of their boldness of pattern and colours.

The range of tiles Popham offer is centred upon introducing accents to riads, or homes through surface materials rather than conventionally using textiles, or for example furnishings.

Interestingly the tiles are suitable for both wall and floor space, and are equally well suited for either interiors, or exteriors. They are therefore versatile and offer lots of scope for creative usage.

Every tile is carefully handmade to order, using traditional methods that have been tweaked slightly to ensure a stronger and more durable product.

There are countless patterns, colors and possibilities to choose from.

The tile designs take their aesthetic cue from life in Morocco and things that have inspired the founders, such as the curve of an arch, a carved wooden ceiling, the branch of an almond tree and the shadow cast by the wheel of a donkey cart.

If you visit their user-friendly website you will see the designs are grouped into four collections. The patterns within each are designed to be flexible so that the same tiles can be arranged in numerous layouts.

In conjunction with their inviting colour palette, the tiles seem to encourage playful and creative applications such as in the sample photographs.

The traditional maufacturing process is typically fascinating.

Each pattern is crafted upside down, from coloured pigments, white cement powder, marble powder and water. The face of each tile starts as coloured liquids. The mixtures are then poured into a brass mold, which looks a little like a cookie cutter with cells to keep the colours separate.

When the mold is pulled away, the colours coalesce into a solid surface that a hydraulic press ultimately affixes to a backing of cement and sand.

The founders of Popham Design are rightly proud of the fact that they support this traditional craft and contribute to its development.

In turn, it would be lovely to support them with the aid of my Chic Marrakech clients.

Another bargain riad

2010-05-07T04:17:00.000-07:00

Chic Marrakech have just taken on this exciting 140m2 riad at the discounted price of 630,000 dhs.

Interestingly, the riad is solid and stable, boasts a lovely spacious layout and all of its original features are still intact, such as its window grilles, old doors and cedar wood beamed ceilings.

The house has real charm and is undoubtedly worth preserving.

It therefore presents the most simple, inexpensive and affordable restoration project possible, which would simply be centred upon cosmetic redecoration and modernisation.

It is located in the heart of Zaouia Abassia, which as I have mentioned recently in several posts, is an area that is really taking off. There is so much happening there.

It is worth noting there is on and off street parking nearby and immediate access out of the Medina.

One of the nicest features of the locality is the donkey sanctuary just around the corner.

One of the lovely neighbouring properties

There are so many lovely riads and grand private residences in the area, like, for instance, the palace belonging to the Hermes family. The most noteworthy riad on the actual derb of the house is La Riad Vert.

The price tag of 630,000 dhs breaks back to 4,500 dhs per m2.

This is well under the lowest market price. Prices normally vary from between 5,000 to 10,000 dhs per m2 – although finding houses nowadays at 5,000 dhs per m2 is challenging.

It is important to note that the papers have been modernized, which offers a huge time and financial saving. The sellers would like to recuperate the 100,000 dhs they spent on the papers.

Therefore the total price is 730,000 dhs.

An original cedar wood ceiling on the open balcony on the first floor

At present the only other riad I have close to this price is a titled 146m2 riad in Moukef. The owners recently reduced its price to 740,000 dhs.

For more details, please kindly open the following link:

http://grantstonerrawlings.blogspot.com/2009/10/bargain-riad-in-historic-heart-of.html

A new design classic up for sale

2010-04-30T12:08:00.000-07:00

I am really pleased to say Chic Marrakech have been asked to put Riad Dar Noury, (meaning house of the light) on the market.

Riad Dar Noury is such a beautiful and interesting house. It is an exciting prospect helping the owners, who are dear friends, find a buyer who would genuinely appreciate the values and aesthetics they have lovingly provided the house.

The riad was renovated in 2007 and it has since become a design classic here featuring in design books such as Marrakesh Style and Maisons du Maroc, along with magazines on interiors like Elle Decor, Elle Decoration France, House & Garden and Cote Sud to name but a few.

Riad Dar Noury is located in Sidi Ben Slimane, in the northern part of the Medina, a stones throw away from the main tourist beat and the buzz of the souks.

It is a traditional riad in an unlikely spot. To enter it, you pass through the main door of the Sidi Ben Slimane mosque; the front door of the house is on the left, down a passageway. Walk straight on, and you would arrive in the prayer hall of the mosque. Built in the early 1760’s, it was probably once the home of the imam.

The interior, (with its white walls, carefully edited furniture and crisp patterns and colours), is a wonderful surprise after the narrow alleys of the dusty, mud-walled Medina. So totally unexpected, it is a haven of comfort, with an undeniable feeling of glamour.

From the narrow entrance hall, you enter a light filled, double storey courtyard. Three horseshoe arches lead, from the left, into the kitchen and dining room, a chic sitting room, and a study-cum-television room, with a huge plasma screen. Upstairs, there are three bedrooms – each with windows looking down over the courtyard below – and two bathrooms.

One of the main design features of the riad are the striking and playful designer cement tiles from Popham Design that adorn many of the rooms; from the coral branch tiles on the wall of the spare bedroom to a simple but effective zigzag pattern on the courtyard floor.

It is worth noting that the owners are looking to sell in order to move to a larger home after the recent arrival of a daughter and mischievous Labrador puppy.

The titled 133m2 riad, which boasts on-and-off street parking nearby and provides an entryway with lockable gate, is being sold partially furnished. This includes an equipped fitted kitchen and a tented lounge on the terrace. The hot water is run of solar paneling and unusually there is radiant under floor heating in the courtyard to compliment the insulation of the plastic roof cover in the winter months.

Price upon application.

For more details please kindly contact me at: info@chic-marrakech.com

The art work of Moroccan Zellij

2010-04-29T06:00:00.001-07:00

Zellij decoration adorning a Mamounia courtyard

The art of Zellij tiling – with its intricate mosaic designs using glazed and hand-cut tiles - is one of the most enduring artistic traditions in Morocco.

Over a thousand years ago, artisans in the Islamic world began to develop a system for constructing intricate geometric art based on radially symmetric starlike figures. As the centuries progressed, Moroccans shaped this into a unique style and raised the practice into a high art form, adorning architectural surfaces with colourful symmetric patterns of limitless variety.

It is a truly fascinating subject.

The designs and shapes of zellij, which are centred upon stars and polygons, are imbued with profound astrological, philosophical, mathmatical and religious meaning.

Indeed centuries and centuries of learning have gone into the development of their ornamentation, especially the study of geometry. You might be surprised to learn, for instance, that recent research has shown tiling as far back as the 15th Century employed the concept of quasicrystalline geometry that reflects mathematics so sophisticated it wasn't understood in the West until 20 or 30 years ago.

The basic premise of Zellij ornamentation and design is using simple shapes that were originally derived from mystical and ancient astrological symbols to form complex geometric patterns.

Interestingly, if you delve deeper into the subject you will learn that these patterns are not just a form of Islamic art, they also portray things like the mystical symbolism of Sufism and an understanding of cosmological principles.

There are more than three hundred and sixty basic shapes available to Zellij craftsmen. The patterns created from these shapes can be extended indefinitely without repetition. It is hardly surprising therefore that these craftsmen spend the first few years of an apprenticeship simply drawing multitudes of geometric configurations and committing them to memory.

The craftsmen aren't particularly well paid, but they are accorded considerable respect.

Today private patronage in riads is the key to sustaining the labour intensive practices of both the manufacture and ornamentation of Zellij tiles, which is a comparatively expensive decoration.

In certain respects Zellij tiling though is now considered slightly dated in the contemporary world of riad design.

Its historic heavy usage on walls and floors in homes can be seen to compete with other finishes and furnishings, and create an intense, negative effect. This is typically true in riads which also boast elaborately carved stucco and inlaid wooden ceilings. (The above photo from the Palais Sebban is a good example of this aesthetic. The overall effect is a riot of colour).

Nowadays other traditional Moroccan finishes offering calmer, more balanced living space have become more popular here.

Nonetheless, modest use of Zellij tiling, especially against pure, clean backdrops of plaster can, for instance, be very effective.

The photo of the fountain below from Riad Dior, with its delicate touch of Zellij, is a nice, neat example of this.

For me, Zellij remains a fascinating art form and I am keen Chic Marrakech clients consider it to enhance their riads and help to preserve the tradition.

Sidi Ben Slimane: the Medina hotspot

2010-04-02T04:37:00.000-07:00

Having worked on the ground in the Medina, day in day out, for the last few years as a property consultant in Marrakech, I haven't seen any area change as dramatically as Sidi Ben Slimane. The area used to be a no-go zone, dominated by hash dealers and hustlers, but it has changed beyond all recognition. Now it not only boasts some of the chicest riads and private residences in Marrakech, but also some of the most exciting and affordable opportunities on the Medina property market.

A derb and maseuleum in Sidi Ben Slimane before and after the recent revamp of the area funded by the local community

Sidi Ben Slimane offers pretty much everything a foreigner buyer would want; from excellent access and off-street parking; to authenticity and atmospheric derbs with dense concentrations of foreign owned riads. Its prices though are still low due to a dated reputation and are noticeably lower than other popular areas nearby.

Interestingly, the gentrification process that has quietly taken place there, hasn't been spotted by the international estate agencies / immobiliers in Gueliz who dictate market prices and the price tags in Sidi Ben Slimane haven't yet been adjusted upwards, so many riads there offer excellent investment value and real room for capital growth.

There are now perhaps as many foreign owned riads in the area, as there are in any prime spot in the Medina and the wave of foreign buy up has been the catalyst for the beautification and clean-up of Sidi Ben Slimane.

The local community have recently even gone as far as funding a facelift of the area and all its derbs have not only had all their drainage and electricity redone, but are in the process of being decorated. This is undoubtedly a first in Marrakech. For me, this is a definite hot spot to watch.

Bargain riads in the Medina

2010-02-22T11:51:00.000-08:00

The riads for sale listed below that Chic Marrakech is marketing, all represent excellent opportunities in popular, authentic and atmospheric areas of the Medina:

This beautiful restored, structurally sound titled 210m2 riad on Riad Larouss is a lovely neat shape.

It boasts many original features, especially in its exceptionally attractive suite that extends out over the alleyway outside.

The suite offers unusually generous living space for a riad this size. There are plenty of pluses to this riad. It is situated on the first derb in from the Riad Larouss parking that has 24/7 parking attendants, it is nestled in amongst an agglomeration of nice commercial riads, it is positioned en-route to the souks and is in one of the better mid-market areas.

The price is 2.2m dhs.

This lovely rectangular spacious structurally sound 250m2 riad is situated in the smartest area of the Medina on Dar Bacha and backs onto two beautiful riads - Riad 12 and Riad Tarabel.

The riad offers some lovely space and the courtyard is unusually generous.

All of the original features of the house are intact and there is a lovely flow and configuration to the rooms.

The price has been majorly reduced to 2.2m dhs - which is now very attractive.

This memorable solid 156m2 four sided riad in Zaouia, is the perfect square shape.

The riad is generous for its size and the large entrance enhances its sense of spaciousness.

The palm tree in the courtyard, which is protected, makes for a lovely feature, as does the original well that drops down to the water table.

The property would make a lovely simple restoration project.

Interestingly the Melkia papers are already changed and paid for, so a buyer wouldn't have to go to the trouble and expense of modernising them.

The price is 880,000 dhs.

Please note the sellers want to recuperate the 100,000 dhs they spent on modernising the papers. The total sale price is therefore 980,000 dhs.

This beautiful four sided structurally sound 175m2 titled riad, in the central and popular Ben Salah area, boasts on street and off street parking nearby, is accessible and practical to live from.
It is situated in close proximity to Derb Debachi and La Place Jemaa El Fna, so it is an attractive commercial location.

The riad provides unusual spaciousness and width for a house its size, and is a good symmetrical shape, so it presents a nice, neat proposal that could provide a home with unusually generous rooms.

The house is in good condition and still has all of its original features.

The price is 1.5m dhs.

This large titled 300m2 riad in LaKsour is enviably situated close to Dar Bacha palace and a whole host of substanial homes in one of the Medina's smartest areas.

Everything about this riad is unique. There is nothing else like it on the market. The finishing and style and its features are all synonymous with a palace: - its grand palatial exterior and external facades, its striking entrance, its beautiful hand painted ceilings, doors and plasterwork, its ubiquitous woodwork, its marble flooring, as well as, for instance, its double wooden courtyard cupola on the first floor and roof terrace level.

All of the original features and design details are in good order and are exceptionally pretty.

The house is in perfect condition and interestly the courtyard and the vast first floor balcony have both been turned into exquisite internal space.

The price is 7m dhs.

This lovely 175m2 square solid riad is well located in a popular spot in Zaouia by the Bab Khemis parking and the Bab Khemis market.

There are numerous palaces, grand private residences and commercial riads in the vicinity.

The riad is by the sprawling Zaouia mosque complex, one of the city’s first proper museum’s, the Musee de l’Art de Vivre Marrakech, that has been set up by the gentleman who ran the Jardin Marjorelle for Yves Saint Laurent and one of the largest park redevelopment projects.

Furthermore, there is off-street parking with 24 / 7 guardians at Bab Khemis, which is just around the corner, so the riad is accessible and practical to live from. You can be in and out the Medina almost at once.

The house has real charm, it is structurally sound and boasts some lovely original features. It would make an affordable restoration project.

Its price is 1.1m dhs.

This 259m2 titled ruin on Derb El Maada is situated in Zaouia, near a wave of newly redone riads and large private residences.

It is actually built into the old crumbling city wall that encircles the Marrakech Medina, which is a cool and unusual feature. The site therefore boasts enviable and unique views over the old mud stone ramparts, which is a big selling point.

It is owned by a French man motivated to sell and might be available for as little as 1.4 m dhs. (The fact it is titled means there is a serious cost saving, as a buyer wouldn’t have to modernize the papers).

The shape of the site is interesting and offers several different potential layouts.

Furthermore, the Moroccan neighbour might sell her 80m2 riad for 500,000 dhs, or less.

Combining these two sites at such an affordable price could be an attractive proposition.

There is parking close by and on the other side of the Medina wall is a landmark garden the local authorities are beautifying.

This is lovely chunk of land, totalling 360m2, on Derb Taht Sour Sghir in Zaouia Abassia is in close proximity to the beautiful, sprawling Zaouia mosque complex.

The derb and area around it has become very popular and the ruin is in amongst a band of up-market chic guest houses such as P’tit Habibi and Riad Anayela along with a number of grand residences and palaces including the palace of the Hermes family.

The price is 1.95m dhs.

It is partly titled, therefore offering a real cost saving on the papers and interestingly offers the potential to build on the lower ground level, so you could build three floors, which is an unusual and attractive option in the Medina where you are only allowed two floors in a riad.

The site also benefits from having two entrances on two different derbs.

Unusually for the Medina, there is parking immediately outside the riad, which is a big plus and car access is good.

This titled spacious 247m2 riad situated on a charming cul-du-sac - is in close proximity to the above site in Zaouia Abassia.

The location is equally attractive and offers almost direct car access. The layout of the riad is particularly interesting.

There is an unusually large entrance - over which could be built a generous private apartment with its own terrace – then the main part of the house boasts a well laid out, spacious courtyard and sufficient space to obtain maybe six, or seven generous bedrooms.

From the roof terrace there are lovely views of the palaces and mosques round and about, most particularly the beautiful Zaouia mosque.

The price is 1.6m dhs.

Fantastic opportunities in a prime Medina spot

2010-02-20T01:03:00.000-08:00

Here are three riads for sale in Bab Dhoukkala that offer opportunities to buy into the smartest, most practical area in the Medina at interesting prices that other estate agents simply wouldn't offer.

The area is so accessible and there is parking close by with 24/7 attendants.

What makes the location so interesting is that it is right out on the Medina walls and next to Gueliz and the New City, yet bang in the centre of the Medina in a top end area next to the royal palace of Dar Bacha.

Dab Dhoukkala perhaps has the highest concentration of renovated riads and smart commercial guest houses in the Medina:

This lovely 120m2 three sided, neat symmetrical riad is located in an absolute prime spot.

The riad is in very good condition and is a new build.

It therefore requires no building work. Furthermore, many original features would be worth keeping such as the old plaster ceilings and antique tiles. One might simply modenise the house and redo certain aspects of the finishing.

It therefore repesents a nice easy proposition.

The riad benefits from unusually wide rooms on one side of the house, which provides it with generous rooms on the ground floor, first floor then a lovely wide terrace.

On the ground floor there is the courtyard, plus two large salons, a kitchen, a small open bhou and a loo; on the first there are two large bedrooms and lavatory and a smaller bedroom.

The price is 1.15m dhs.

This second riad has recently come down in price.

It is a small, neat three and a half sided 129m2 riad in another of Bab Dhoukkala's nicest derbs.

The existing house could be restored, but the best option would be to demolish then replace it.

It is a lovely uncomplicated shape and provides an ideal amount of space to redesign into a small new home. The riad was being rented out, but when the roof collapsed this winter, its tenants left and the owners want to sell as they no longer receive income from the property and don't have the money to undertake any reparation work.

The asking price has been reduced to 750,000 dhs.

This breaks back to 5,813 dhs per m2, which is exceptional for Bab Dhoukkala, where prices range from 8,000 to 10,000 dhs per m2.

This third riad is also situated on a lovely smart derb in the area.

It is a perfect square shape of 200m2, so the space it provides is straightforward to work with and to redesign.

It additionally boasts a separate apartment built above the entrance, which provides the riad with extra potential.

The price is 1.6m dhs.

The beauty of tadelakt

2010-02-14T10:20:00.000-08:00

One of the most interesting aspects of my work with Chic Marrakech is the privelege of working with Moroccan artisans who carry on age-old traditions.

This is especially true of the craftsmen who work with traditional finishes, such as tadelakt and plaster.

Tadelakt and plaster are so versatility and offer unique decorative qualities.

The soft, luxury of their palates enrich riads and truly bring their interiors to life.

Riads all are about balance and harmony, and the play of light and shadow that floods into them from their central courtyard. It is in this fluid context that finishes such as tadelakt and plaster help provide riads with their senuousness and help set them apart from other housing forms.

Decorative tadelakt work in Riad Camilia that subtly lifts a standard wall application

Tadelakt is a bright, nearly waterproof lime plaster finish unique to Morocco, which can be used both internally and externally. It was originally produced with the lime from around Marrakech.

Its traditional application includes being polished with a river stone and treated with a soft soap to acquire its final shiny, mottled appearance and water resistance.

This makes it a particularly suitable finish for bathrooms and it can be used with great effect to decorate and finish everything in them from flooring, (albeit in a slightly more durable state called telissa), to bathtubs, showers, walls, basins, shelves and decorative ceilings, as in the photographs below.

But tadelakt is not just used in bathrooms. Many of the interiors and design features in a riad are often built out of brickwork and cement, then finished in tadelakt.

This can range from office desking, and shelves; to entire fitted fitted kitchens, bed bases and stunning feature fireplaces.

Being able to design and craft interiors in such an organic and versatile way, almost creates an art form with Moroccan interiors.

There are therefore plenty of opportunities for creativity with tadelakt work and it is important to introduce clients to the possibilities it offers.

It is certainly worth noting too that tadelakt is an inexpensive product and building design features and rooms then finishing them in tadelakt can provide real cost savings.

Thick decorative vertical tadelakt banding providing a senuous wall paper effect

My own Marrakech riad: putting my house on view

2009-11-07T01:59:00.000-08:00

This contemporary riad that I lovingly designed and built with my company, Chic Marrakech, is a spacious four bedroom house that provides intelligent, well thought out, fluid space.

I tried to create the ideal small family home with a riad and achieve what so many don't provide because of the constraints of the long thin impractical rooms of the typical riad. Despite it only being 118m2, it provides practical living space with proper shaped, functional rooms, which is crucial to making the house a success, so it has, for instance, an unusually large live-in kitchen, a family orientated lounge and four generous bedrooms.

In order to make the bedrooms more spacious, I illegally placed one of them on our roof terrace, which I had pay £250 baksheesh for to discretely pass planning approval, thereby freeing up more space on the first floor for the other three.

The plasma wall in the salon with a couple of my antique Buddhas

It was important for me to try and balance my design aesthetics with the need to create a child friendly home for three little kids, with traditional Moroccan finishes that can withstand constant wear and tear.

I didn't originally envisage demolishing the riad I bought. Its layout was curiously interesting, but my building partner persuaded me not to keep it and after two weeks of demolition and site clearance and five months of work, we moved into a newly built, fully functioning, fully modern finished home.

Some of the nicer features of the riad include designer up-lighting in the courtyard, the plasma wall in the lounge, the double floating stairs, a neat office and the two tiered terrace.

I tried to build as many of the interiors as possible, (for aesthetic reasons as well as to create cost savings), and this included building the entire kitchen, all of the bathrooms, the sitting room with its sofa bases and the desk and shelving in the office.

It was important to put in a small pump and large boiler, so there is sufficient water pressure and a generous supply of hot water; and the electricity runs off a four coil meter to provide the necessary supply for the house. (NB These are often things that are overlooked).

As can be seen from the photo below, I initially built some double floating stairs, which excited me as a feature, but when they were finished, my wife deemed them too dangerous for the children and refused to move in unless they were modified and made safer. After several small alterations and some traditional finishing, I wasn’t entirely unhappy with the finished look.

We have recently decided to relocate out of town and live in the country so that our kids have some space to run around in.

We have therefore just put the riad on the market.

Its price is either 2.2m dhs unfurnished, or 2.3m dhs furnished.

Riads with local agents - a new selection

2009-10-13T03:33:00.000-07:00

I have compiled a new introductory selection of locally priced riads that Chic Marrakech is marketing.

Each of them provide something unusual. I would consider them all interesting, well located properties that would make uncomplicated renovation projects and importantly too, they offer good investment value.

Please kindly see the list below:

This solid 260m2 riad right at the beginning of Derb Hamid Soussi is very interesting.

It currently has a grand feel and offers the potential for a really smart home. The cul-du-sac it is situated on, at the beginning of Derb Hamid Soussi, is beautiful, with many original features.

The riad has good access and there are parking facilities around the corner.

The riad unusually boasts a flat, or douriya, above the front entrance - (please see the above photograph), thereby providing an interesting feature and extra chunk of space that is additional to the 260m2. It also provides two exceptionally long street facades. Riads generally don't have street facades and are internalised houses. Their sole source of light comes from a courtyard. Therefore, a new house could have a lighter, more airy feel than normal with internal windows looking into the courtyard, plus windows facing out onto the derb.

The price is 2.2m dhs.

This charming 130 m2 riad is situated in the historic heart of Marrakech, Ben Youssef, in amid the atmospheric souks.

It offers well proportioned space, built around three sides of the courtyard.

Interestingly, this riad appears structurally sound, so it could potentially be kept and restored at a reasonable cost.

The price is 840,000 dhs.

This attractive 165m2 riad in the Kasbah boasts plenty of selling points. It is in close proximity to two royal palaces, numerous foreign owned riads and guest houses, and several smart hotels such as the five star, Jardins De La Medina.

The Kasbah has totally changed over recent years and now is one of the most desirable areas of the Medina. What is more, the king has instigated several major infrastructure changes there and proposed to renovate the landmark Kasbah mosque and establish gardens around it.

The kasbah is an extremely convenient location to live in and offers unique accessibility. Cars are able to drive into its wide alleyways and directly you leave the Kasbah you are out of the Medina and Marrakech. You are near to the main roads to the Atlas mountains and Ourika, and the airport is nearby.

The size of the riad is good, it is a nice neat shape, which would make redesigning it straightforward, and there is parking virtually outside the riad.

The price is 1.4m dhs.

This lovely titled 180m2 riad is in close proximity to the above riad in the Kasbah. Its location is therefore equally convenient.

It boasts a nice generous entrance hall (with space above on the first floor for an additional room). The house then opens out into an attractive and light courtyard.

The main part of the riad is the perfect square four sided shape, which is not altogether common now. All too often riads have been split up as they passed through generations of a family and are imperfect, no longer conforming to the traditional square four sided house centred around a courtyard, but this house does. It is therefore interesting and unusual.

The price is 1.8 m dhs.

This charming riad is a lovely, generous rectangular shape of approximately 190m2.

It has a double end / extra width on the far end of the property, which enhances its design potential.

Many of the old original features are still intact, such as the antique front door, the courtyard double doors, the forged iron window grilles, and balustrade on the first floor balcony.

The views from the roof terrace are unreal. The riad overlooks the Zaouia cemetery, its marabout tomb, the new Zaouia park, and the Zaouia maseuleum. It also looks across all the lovely roof tops of the many smart Zaouia residences nearby such as the Hermes family palace, and also looks across to the sprawling Zaouia mosque.

Conveniently, there is almost direct car access to the riad and off street parking nearby.

The price is 1.3m dhs.

This nice open 186m2 riad is situated only two derbs from La Place off Derb Debachi.

The location is obviously central and absolute prime, and boasts some pretty private homes.

The riad is nice and symmetrical, with a generous courtyard and at present there is a separate flat above the entrance hall, which provides interesting additional space.

The price is 1.5m dhs.

Bargain riad in the historic heart of Marrakech

2009-10-10T01:05:00.000-07:00

Most Moroccan vendors in the Medina haven’t dropped their prices despite market values in Morocco falling by up to thirty percent in the credit crisis. It is therefore not the easiest thing sourcing Medina real estate as a Marrakech property agent that represents real value and offers interesting riad renovation opportunities.

This 145m2 titled riad near the Spice Market in the historic heart of Marrakech is perhaps the best value Medina property I have seen all year.

It is located in one of the most popular and authentic areas in the Medina.

It has parking right by it, so it is both accessible and practical to live from and is situated near to the souks; Ben Youssef, the Museum of Marrakech and the Maison de la Photographie; the popular Foundouk restaurant; and the El Hajra and Adouar tanneries. It therefore is located in an attractive commercial location too.

The riad is both solid and stable, and a symmetrical square shape.

It is spaciously laid out and split up between a separate flat, (accessed from the entrance hall), and the main house. It provides a generous courtyard and feature balcony on the first floor.

Interestingly, the riad presents the option for either simple restoration work, or an uncomplicated, straightforward knock down and rebuild project.

The price has just been reduced to 740,000 dhs.

I would genuinely be hard pushed to find much else this size and cheap and spatial interesting, especially titled. The titling might provide a cost saving of 100,000 dhs.

Renovating riads: - what its possible to build in four months.

2009-10-02T09:10:00.000-07:00

"The Chic Marrakech consultancy was really good value. Grant made the entire process very painless for us! I highly recommend him". Victoria Elliston, Riad Timila ( victoria@riadtimila.com )

The build project of Riad Timila makes an interesting case study of what is possible in the Medina from a construction point of view and what can be achieved in a short space of time, if a project is managed correctly.

Construction programmes shouldn’t be lengthy affairs and for most normal projects, a six to nine month time frame is sufficient.

The Riad Timila project involved two phases of work on two adjoining properties jointly owned by three lovely English clients.

The trio originally purchased a restored house, Riad Timila, for the purposes of turning it into a guest house then looked at buying the neighbouring riad too, to extend Timila and double its size.

The condition of the next door riad was poor and it was split up between the main house and a separate flat that accounted for half of the first floor.

They managed to acquire the house, but unfortunately failed to buy the flat as they weren't able to get it for a reasonable price, which complicated the whole extension project. It would have been ideal to level the entire property and replace it with an altogether new and redesigned riad, but that option was no longer possible.

The extension three months earlier

The first phase of the project was simple enough. Riad Timila had only been cosmetically restored and a fair amount of work was required to remedy defects the superficial restoration had deliberately hidden. (Interestingly this is not an uncommon phenomenon and is often a sales tactic employed here for unknowing foreign buyers). Furthermore, several minor alterations were required to the house, along with a decorative overhaul.

The second phase of the project was to demolish as much of the adjoining property as possible, except for the flat and the portion of the riad directly beneath it, then build a new riad around it with a proper structure, a structural framework and foundations that could marry both the new and preserved parts of the house, offer support for the old parts built with delicate mud walls, and align floor and terrace levels to those of Riad Timila.

Chic Marrakech were set a four months time scale in which to accomplish this for an official launch that was going to be published in the Telegraph.

The house was duly finished on time with the doubling up of build teams, despite having to work flat out throughout the intense summer heat of August and Ramadan.

As can be seen from the above photograph, the end result was a subtle blend of modern chic and traditional Moroccan finishes, with some hip design features. Interestingly, Riad Timila went on to feature in the magazine, 25 Beautiful Homes.

Restoring riads: - is it sound?

2009-08-30T06:03:00.000-07:00

This morning when I went to put out my rubbish, I was suprised to see, as you can imagine, my neighbour's front wall had collapsed into our alley, thereby blocking it with rumble.

This had not only left his riad in a somewhat precarious state, (especially as old riads have no structural framework, or foundations), but it had also exposed all the supporting beams of the saba, or room above the alley, and had the saba collapsed too, it could have pulled down with it, the front facade of the riad on the opposite side of the alley.

It should be evident from the photo that the old mud and stone walls of riads in the Medina aren't necessarily sound after a century or so of exposure to the harsh Marrakech climate and foreigners here considering the purchase of an unrenovated riad should consult a respected building surveyor to assess its condition before choosing between the restoration, or demolition and rebuilding route.

It might be the cheaper option to simply patch up and restore a riad instead of replacing it with one made from cement and brickwork, (that has supporting columns, a proper structure and foundations), but be warned, it could be a false economy!

Local agents and local prices - using Simsars in the Marrakech Medina

2009-07-27T09:24:00.000-07:00

Riads in Marrakech are still affordable despite the ongoing property boom. It is essential though to identify opportunities that have un-inflated local prices.

Local agents, or simsars, are everywhere in the Medina. You see their boards on almost every street. They mostly specialize in their own neighbourhoods and can sometimes, and I must stress sometimes, offer riads with prices that aren’t upped for foreigners, around 5/6,000 dhs per m2.

Simsars, (unlike Marrakech estate agents, or immobiliers), have negotiable commissions and it is more economical buying through them, especially as estate agents tend to inflate sellers price tags and pocket the difference. But there is often a language barrier and as they don’t have websites to browse, and aren’t listed on the internet, or don’t do email, finding one that is good and staying in contact with him when overseas is difficult.

I thought it would be useful therefore to list a small selection of interesting riads with un-inflated price tags that I am, (i.e. Chic Marrakech), marketing with simsars;

1) This charming little riad is in Sidi Bouamaar, just round the corner from my house. It has been on the market for several years and the vendor is keen to sell.

It provides 110m2 on the ground floor, and 120m2 on the first floor.

The riad is small, but perfectly shaped, with four facades around its courtyard. One would probably keep the house and simply modernize and restore it.

Obviously the restoration cost and project would be modest and it presents a nice, easy package, at anaffordable price, in a very nice area.

The riad could be bought perhaps for 600/650,000 dhs and the restoration work might be anything up to 350,000 dhs.

2) This riad is also in Sidi Bouamaar.

It is 130m2, it benefits from three and a half facades around its courtyard and offers an interesting and unusual floor plate that sets it apart from other houses its size.

The owner has dropped his price already in recent months, but if the riad could be bought for 745,000 dhs, then it represents real value. For me what is interesting about it, is its shape. You could redesign and rebuild the house as an excellent four bedroom home and it could have exceptionally deep, wide rooms on two sides of the house, as a consequence of it having absorbed some of the adjacent property.

3) This property is situated in Riad Larouss. It could be restored, partly knocked down and rebuilt, or completely knocked down and rebuilt, and therefore offers a number of options to suit different budgets.

It is 130m2 and is unusually titled, so you can get a mortgage on the house. The asking price is 850,000 dhs.

It is situated in one of the better mid market areas, with a number of nice riads and guest houses nearby. As far as location goes, it is very accessible. The location is just off the Riad Larouss parking.

Getting in and out of the Medina from Riad Larouss is straightforward and immediate, so it is a versatile location too, as opposed to many areas, which are totally impractical.

Furthermore, the parking is the main drop off point for most tourist buses, and the Riad Larouss thoroughfare is en-route to La Place and many tourist spots – so it is an interesting area for rental purposes.

Also the riad is close to the parking, so is easy to find, which is an important consideration for potential guests.

The riad has three facades around its courtyard, but what makes it interesting is the extremely wide front portion of the house. If you kept the house as it is and restored it, the front portion of the house would benefit from extremely generous rooms. Alternatively, if you demolished the existing house and built another riad in its place, the courtyard could be shifted and the opposite side of the house could be widened too to create a house with two sides each with wide, unusually spacious rooms.

4) This solid 160m2 riad is also on Riad Larouss. It offers a nice neat rectangular, well located space to redesign.

It would make an interesting and manageable project for a generous small home, or four to five bedroom guest house.

The asking price is 1.2m dhs.

5) This lovely riad is in the nice part of Sidi Ben Slimane, just past the beautiful Sidi Ben Slimane mosque and is situated next to a number of chic riads.

It is located on one of the loveliest derbs in Marrakech.

Many of the riad’s original features should be retained.

It is 200m2 and boasts the perfect rectangular shape of a mid sized riad. Furthermore, if it was bought for transforming into a guest, there is a small 40m2 flat next door, which the vendor would like to sell too, that could provide accommodation for an owner, or live in manager.

The vendor wants 1.1m dhs, but if he took 850,000 dhs, then it’s a good proposition.

6) This ruin next to the Spice Market is in close proximity to the main touristy square of Marrakech, La Place, so is situated in an excellent location.

It is 240m2 and is for sale at 1.8m dhs.

If the price were reduced, then it offers an opportunity to buy a good site at an attractive price in order to rebuild a sizeable house with a straightforward rectangular floor plate.

(NB As I said in a previous blog, most riads have not been well maintained and are in poor condition. The state of this ruin should not scare anyone, or put them off. In reality most old unrenovated riads are demolished and replaced with new modern homes, so what you are buying here is 240m2 to redesign to your own requirements).

Buying a riad: an essential checklist

2009-07-24T05:39:00.000-07:00

Work begins on a new Chic Marrakech riad.

"I have recently bought a riad in Marrakech. Grant Rawlings, at Chic Marrakech, who acted as my real estate agent, did a brilliant job helping me first find the house. After the decision of purchasing the property, he kindly and patiently led me through all the legal and formal processes that were necessary in order to finalize the purchase of the riad.

I felt quite safe and relaxed during the whole process because of his professional assistance.

I will not hesitate in recommending him wholeheartedly to anyone looking for a riad, in need of professional and trustworthy assistance".

Marianne Selsjord ( marianne@selsjord.com )

This might provide a useful checklist for anyone buying a riad:

1) In Marrakech in the Medina you pay per m2 for the ground floor surface area of a riad. (NB The upper floors are irrelevant in the price). Prices are calculated from 5,000/10,000 dhs per m2 depending on the locality.

Most vendors don't know the surface area of their property as it is not listed on the old fashioned papers, which are common in the Medina. Often the surface area is exaggerated, which artifically increases the price.

It is prudent to measure the roof terrace of any riad under consideration, as it will provide the most reliable floor plate of the house. Then you can negotiate on the basis of an exact size.

2) Have an adoul (local Muslim lawyer), or notaire examine the papers of a riad to determine if there are any problems in them that could complicate a sale.

3) If a riad is owned by a large family, it is worthwhile establishing that everyone is wanting to sell and can agree on a price. It is classic for there to be disagreement between members of a family, even at the signing, and months of negotiation can be for nothing.

4) The estate agent should establish one point of contact in a large family to manage the rest of them. An agent can never phone this person enough to help arrange meetings for all the vendors and get them to arrive on time (and not days late, if coming from far afield), for any signing and with the correct documenatation and i.d. Moroccans have an elastic view of time and if a family is scattered across the countryside, then it can be trying getting them to appear punctually.

5) Notaires aren't always focused with the sale of a riad, as their comission is measily for the amount of work entailed. It is important to ensure they have the vendors settle every outstanding bill. All too often foreigners have to shell out for months and months of utility bills and electricity here isn't cheap!

6) Have a recommended building practice assess a riad whether it is renovated, or not. Renovated riads, for example, can have had a simple cosmetic face lift before being put on the market to hide problems, which can be expensive to remedy.

7) Lastly if you are considering buying a riad in need of work, always obtain an accurate, transparent quote from a reputable building consultancy in Marrakech so you can calculate the overall spend and deteremine whether it would fit in with your budget. You should expect to have a finished house from a build project and afterwards only need to buy items like the lights, toilets, taps, a pump for gaining good water pressure and a boiler.

Riad renovation and design: - overcoming the spatial deficiencies of a riad

2009-07-20T13:30:00.000-07:00

Some old riads in reasonable condition are worth preserving because of their charm and lovely thick walls, which offer natural air conditioning for the summer heat in Marrakech and cold winter nights.

But in the main riads haven’t been well maintained. Most require modernization and it is not uncommon for them to be structurally unsound, especially when none have either any structural framework or foundations to offer support.

As a minimum riads will require effective new plumbing, water, electricity and drainage, which entails extensive work and necessitates breaking up old delicate mud walls.

One of the main targets of restoration or riad renovation in Marrakech is to achieve a solid, stable house that can support itself and, in some cases, it isn’t necessarily advisable to destabilize a riad’s structure further by cutting into crumbling walls, say to replace defective floors.

Often it is more worthwhile to simply demolish a riad and build a new one in its place that can function as a new modern home should.

An additional benefit of completely rebuilding a riad is that it offers the opportunity to redesign a house and overcome the spatial deficiencies of the traditional riad floor plan with long thin impractical rooms lining each side of a central courtyard.

This deficiency is most evident in kitchens, bedrooms, dining rooms and the Moroccan salon. With kitchens, for instance, most are designed in a gallery style that tends to cram occupants into a slither of space; in bedrooms, often there is just enough width to fit in a double bed; in dining rooms, it is difficult to obtain any circulation space after squeezing in a dining table and chairs; and in the salon, there is seldom room for anything more than a banquette sofa along the back wall, so socializing and watching TV are awkward. (The photo below is an example of a typical salon that fails to provide functional space).

If you rebuild a riad you immediately gain extra width in all of the rooms. Old mud walls can be as thick as 70cm, whereas new freeze block walls will only be 30cm at the most. It is then a question of using imagination and devising an intelligent layout for a house with practical rooms that have meaningful space.

A good starting point for this is dropping the gallery style kitchen concept and shifting the units and work surfaces to the short side walls in order to free up all the central space of the kitchen. Furthermore, its worth trying to design a square salon that can work as a TV room as well as communal space.

Restoration in the Marrakech Medina - Problems and hidden costs

2009-07-10T14:20:00.000-07:00

The demolition of Riad Timila with Chic Marrakech - July 2009

Restoration projects in the Medina in Marrakech should ideally be undertaken with a quote, time frame and warranty written up in a contractually binding form to avoid an unnecessary dispute over money with your builder, or receipt of any unexpected hidden charges.

But there are several costs and problems that can arise during construction other than those stemming from a roguish builder, and it is worth knowing what they are and how they can be dealt with;

Swimming pools are now illegal in the Medina. There is absolutely no way they can be built on roof terraces, but if they are built in the courtyard, you can get away with having one. This effectively means though paying several hundred dirhams in baksheesh to the local planning official in your area, the macadam, who will visit the building site during construction and between three to nine thousand dirhams to technicans from the planning authority, who will inspect the project near to its completion.

Building rooms on the roof terrace, or hammams, or a second terrace above either of these, is also illegal. They won’t be authorized when architectural plans are submitted for a construction permit, but nonetheless can be quietly built during the construction phase with baksheesh. (NB The above figures would probably pay for both a pool and any other construction on the roof).

If you require a pool or a terrace room say, as a spare bedroom, it is advisable to build them during construction to avoid the disruption of bringing builders back in at a later date, but if the work is done afterwards, once you are in occupation and have a permit du habitation, then you won’t receive any interference from the planning authorities.

The only interference you might have is from your neighbour. By right nobody is entitled to build a second storey in the Medina and if you make an upper terrace above an illegal room in order to gain panoramic views, then you should be careful it does not overlook your neighbour. Moroccans take their privacy very seriously and if they feel you can see into their house, they can object to the macadam and this can ultimately result in you having everything illegal removed.

This isn’t the only problem you may experience with your neighbours. During the build, you will cause a major disturbance to them and blanket their house in dust, consequently there may be friction.

Furthermore, they may try it on and claim work has damaged their property. In order to establish if this is true, or simply a ploy for them to have you pay for remedial work, it is sensible your builder visits your neighbours before moving on site to photograph their riad, especially to photo and record the condition of any adjoining wall.

Last but no means least, is the expense of paying for building receipts to avoid capital gains tax liability on the money spent on restoration. It is generally the norm to pay a builder without paying TVA, (i.e. VAT), which is levied at 20%. (This is fine unless you are building a guest house, in which case, it may be advisable to pay the TVA). But when it comes to selling your riad, to avoid paying CGT on the build cost, it is necessary to produce receipts from your builder. If you didn’t pay TVA, he won’t have ever got you any and will need to acquire these on your behalf. The standard fee for this service is between three to five percent of the build cost, but on the flip side of this expense, it is common practice for builders to inflate the total spent and obtain fake receipts to reduce your overall tax liability.

Chic Marrakech: - Designer riads with an affordable price tag

2009-07-04T05:33:00.000-07:00

The simplicity of the courtyard in Riad Dyor provides perfect uncluttered space.

Marrakech has quietly been gaining a reputation for its style, not least for the elegance of many restored riads tucked away on dusty alleyways in the Medina behind unimposing facades.

Over the last few years, there has been a surge in popularity in riads. Sometimes it feels like everybody is buying here and one constantly hears of the rich and famous transforming ruined riads into modern chic homes that feature in glossy magazines around the world.

Marrakech is proud of its buzzing cultural scene and Moroccan publications on architecture and interiors such as Maisons du Maroc and Prestige attest to the city's deep interest in design.

Yet restoring a riad with sumptuous design detail does not have to break the bank. Labour and materials are comparatively cheap in Morocco and many features can be built for very little cost then finished in an array of beautiful methods such as traditional plasterwork or tadelakt.

The intricate plasterwork and fireplace hung over a tiled banquette at Riad Ptit Habibi.

Riads are simple buildings and simplicity is the key to their transformation. There is a purity to their natural space that should be respected and allowed to breathe. Once you understand this and the symmetry of a riad, and its volumes and use of light, you understand that the fabric of a riad balances with the minimalism of its building and it only needs a light decorative touch and a few design details to lift the overall aesthetic into a modern chic home.

All manner of simple features can be built to achieve this, from floating stairs, to plasma walls with a dvd/stereo shelf and a niche embedded with designer spot lights to take a wall-mounted screen.

A designer touch! The exposed eucalyptus ceiling beams balance with the minimalism of the riad of American tile maker's, Caitlin and Samuel Dowe-Sandes.

When renovating a riad, almost all of its fabric is handmade by craftmen and artisans from the wrought-iron shuttered windows to Mashrabiya cupboards. This not only means the house in itself is beautiful, but also makes renovation cost effective.

Real cost savings though come from having an entire kitchen built, which obviously removes the need to go out and buy one. It is the same for a bathroom. It is the norm for an entire bathroom to be built including the sink, bath and shelving and then having it finished in tadelakt, as in the photo below.

Other items that are commonly built for aesthetic reasons, which save money are bed bases, studies, fireplaces, shelves and banquette sofas.

The sumptuousness of a tadelakt bathroom at Ksar Char-Bagh.

Location, location, location. A buyer’s guide to the Marrakech Medina.

2009-07-02T13:11:00.000-07:00

The Marrakech Medina is often initially a confusing maze of alleyways and making sense of where you might like to buy a riad is very difficult as you never have enough time on holidays, or buying trips to really get to know areas properly.

I have therefore tried to offer a little introduction to the main areas in the Medina. I hope this might help you identify where you would like to start looking for a riad;

Bab Dhoukala
The Bab Dhoukala area around the grand mosque is one of the most popular areas for private and commercial riads that has recently been transformed by the landmark five star Naoura Barriere hotel project and Michelin starred Fouquet's restaurant. It is well located, smart, provides good parking, is safe and more importantly, also straightforward to find your way around.

Furthermore, it is one of the easiest areas from which to leave the Medina and cross over into Gueliz and the new city. Prices here aren’t cheap.

Ben Youssef
Ben Youssef is buried deep in the Medina and used to be its cultural centre until La Place Jemaa El Fna was created. It is popular, despite not having good access and is littered with many of the main tourist attractions of the Medina such as the Spice Market, Dar Bellarj, Musee de l'Art de Vivre, Maison De La Photographie and the Museum of Marrakech.

Dar Bacha
Dar Bacha boasts one of the city’s finest royal palaces and was where the nefarious last Pacha of Marrakech resided. The area is noticeably smarter than most of the Medina and along its main alleyway, for instance, are a string of plush antique and jewellery shops such as Gold & Coffee.

The Bulgari family are about to finish a palace here that will rival their neighbours’, Silvio Berlusconi's. It is a little known fact that Marrakech’s first art museum will open on Dar Bacha, based on an art collection left to the city by an American philanthropist, Patti Birch.

Derb Debachi
Deb Debachi used to be one of the Medina's main drags with a string of commercial riads off its busy thoroughfare that leads off from the central square, Jemaa El Fna. It probably used to be more desirable, but now it’s crowded and claustrophobic, and although full of bustle and life, it is not the most attractive of areas.

The Kasbah
The Kasbah is one of the Medina’s up and coming areas and since the arrival of the Light Gallery, which runs successful contemporary art exhibitions and restaurants like the cool Tatchibana Japanese joint, the Kasbah is now firmly on the map.

The area is slightly separate and at the very bottom of the Medina, but it still offers riads at affordable prices and the King is planning a major facelift for the entire area.

The Mellah
The old Jewish quarter of the Mellah is an area to watch. Its location is fantastic, and it will soon be home to the first chill-out pool in the Medina, which the owner of Dar One is opening next to his riad.

Many of its riads boast ornate features particular to the area, like intricate wooden balconies and windows on alleyway facades. (Riads in the rest of the Medina don’t have them, as traditionally Moroccan Jews were more open and not so up tight about privacy as the Arabs or Berbers, who wouldn't want windows that allowed passers-by a glimpse into their home).

The Mellah is still a little dodgy at night and being approached by a prostitute is not uncommon, but there is so much on the doorstep!

Mouassine and Laksour
Moussaine and Laksour boast some fine boutiques like the famous Lalla hand bag shop and restaurants like Café Arabe and Terrace des Espices, and also galleries like the eccentric Minstero del Gusto and Dar Cherifa. These two neighbouring areas lead directly onto La Place Jemaa El Fna and are right at the top end of the market. Needless to say, this is where the Branson’s El Fenn palace is!

Riad Laarouss
Riad Larouss represents the mid range of the property market. You can find reasonable priced riads here and there are several very nice commercial riads in the area such as the uber cool Riad Due, but the main souk is a bit scruffy and the open butcher shops aren’t altogether attractive.

There are lots of pretty alleys in Riad Larouss though and it is on the way to all the main tourist attractions. One definite plus about the area, is its accessibility and parking.

Riad Zitoun
Is one of the top areas and its riads are priced accordingly. It is sandwiched between La Place Jemaa El Fna and the Bahia Palace.

Sidi Ben Slimane
Sidi Ben Slimane does boast some of the Medina’s finer riads. But it is not the safest area, particularly at night with its notorious drug dealers. Investment wise, it is not the safest bet although it does still offer riads at interesting and competitive prices.

Sidi Bouamaar
Sidi Bouamaar is a little gem. It is not widely touted by estate agents, yet quietly it has become the most bought up area. It is away from the souks and is a quiet residential area with a nice relaxed friendly feel. It provides excellent access and parking, uniquely offers its own public park, and is a stone’s throw from the tourist spots.

Zaouia
Zaouia is right out on the ramparts and dominated by the imposing Zaouia mosque. It is quite a way from the centre of the Medina, requiring a hike to the main tourist spots. It is not altogether that chic, although there are some large established riads there like Riad Anayela, Riad Charai and Ptit Habibi, but it does offer you more for your money and large riads can still be bought for a song.

Titling riads in Marrakech: - Financing, Melkia and Titre Foncier

2009-06-30T13:17:00.000-07:00

The transformation of Riad Due

Traditionally ownership of Marrakech riads was recorded in old fashioned papers, called Melkia. It means most riads don’t possess title deeds as such, but rather historic scrolls, which document family ownership and the inheritance of a property.

In order for a foreigner to buy a riad with its ownership detailed on old Melkia scrolls, (which is the norm), it is necessary for the papers to be modernized, and to initiate the titling process that will eventually provide a modern clean, internationally recognized title.

I thought providing a nice clear explanation of the buying process would be sensible, so readers understand what it entails and that it is, in fact, a simple and logical procedure.

Buying a riad here in the Medina is fundamentally straightforward.

The following précis should help explain the whole procedure:

After the conditions of a sale have been agreed, a fully binding promise of sale contract is drawn up by a notaire and a small deposit paid to hold a property while its papers are transformed by a local Muslim lawyer into a modern recognizable form whose details are then officially recorded in the land registry for the first time.

Depending on the condition and age of the papers, this can take between two to three weeks.

In order for the demise of the property to be registered correctly in the National Land Book at the land registry – a demise plan is made by a surveyor and the documented ownership is thoroughly checked and verified. The demise plan is then submitted along with the new papers and the land registry tax is paid.

Thereafter, the notaire initiates the titling process and applies for a requisition number from the administration. This might take between seven to ten days. It is then the purchase can occur.

It is worth noting that four standard payments are required from a buyer for this process:

The first payment would be for a surveyor to draw up a demarcation plan.

The second would be for the cost of the work of a local Muslim lawyer to convert the old papers into a modern recognizable form that can be registered in the land registry along with the demise plan.

Thirdly, the payment of the land registry tax.

And lastly, the payment of the requisition costs at the Conservation Fonciere.

In turn, sellers are responsible for the following:

Firstly, the 3% land tax.

Secondly, the CGT liability.

Thirdly, all the habitation tax and utility bills on the property.

And lastly, the sellers are required to pay for the removal of any tenants.

Thereafter the titling process runs its own course and very little is required from a buyer except to attend several meetings a few months later from surveyors from the planning office who double check the original demarcation.

Titling a riad usually takes about a year and a half, but foreigners can pay to accelerate the process under exceptional circumstances.

I must stress there is nothing complicated about converting Melkia papers and there is no room for error if the professionals used during the process are competent and thorough. Clients often worry that a Moroccan will creep out of the woodwork and claim ownership of a riad, but if the traditional lawyer does his job correctly and verifies all of the owners on the papers then it is impossible for somebody new to materialise with a claim. If they aren't recorded on the papers then there can't be a claim. It is as simple as that!

It is worth noting that no European or Moroccan bank will lend against a riad with old papers and if one is of interest with Melkia, then you will either have to purchase the riad with cash, or raise money by remortgaging an existing property elsewhere.

Once a title is obtained, ownership is guaranteed and protected by law and the value of a riad is automatically increased as it is more sellable and of interest to a wider market. (The wider market being buyers who need to obtain mortgage finance with a bank and, or credit for renovation work).

Currently there are no British banks in Morocco, but in the case you are looking to buy a titled riad, you can get mortgages from a Moroccan bank of up to 70% of its value.

Current interest rates on Moroccan mortgages are around 7% and so, while these can be arranged on both a variable and fixed-term basis, it still works out cheaper if you raise finance in the UK, perhaps by remortgaging an existing property.

If anyone would care for advice on modernizing papers, or additional information on the process of buying riads, Chic Marrakech would be glad to help. Normally we undertake this paperwork on behalf of a client for an additional fee of 1%.

This means that Chic Marrakech clients effectively have everything done for them, so very little involvement is required, except for the two signings, but even these clients don’t actually need to be present for!

Builders and l'entrepreneur in Marrakech

2008-12-16T04:19:00.000-08:00

Abdellatif Lamselli - my construction partner at Chic Marrakech. Over the last thirty years he has delivered over 650 riads and has been responsible for many of the most notable projects in Marrakech such as the Villa Oasis for Yves Saint Laurent in the Marjorelle Gardens and the Palais de la Zahia for the Getty's.

Renovating or rebuilding riads should be a rewarding process in Marrakech, not an endless battle to realize ones dream home and a blank cheque for a builder to abuse.

So much is possible on a design level in the medina, which is part of the attraction of owning a riad, especially as they provide such interesting, unusual living spaces to remodel. Every house is unique and with few planning restrictions in place, one is free to play around with space like in few other cities.

Renovation projects are a fascinating process to follow and should ideally be an adventure too. I personally love watching artisans transform a tumbledown riad into a modern chic home. Their doing so is certainly full of quirks. Right from the start things happen differently here. Building materials are lugged into the constrictive alleys of the medina by donkey and cart and demolition begins on precarious, makeshift wooden scaffolding that would cause apoplexy to any health and safety inspector in the UK. Most foreigners certainly find building practices an extraordinary throwback to a different century. There are certainly some talking points. And no house project is complete without the obligatory sheep sacrifice to celebrate its finishing, or the ceremony to ward off spirits, or djinns, that could have inhabited a house while it was unoccupied, or being rebuilt.

Here are some tips that might be useful when talking with building practices: -

As a matter of course the builder, or entrepeneur, should advise you about the house you are buying along with the costs and timescales involved. Demolition and rebuilding isn't the cheapest option, and certainly inches up the price, but sometimes it is necessary and means you'll have a structurally sound house with foundations. Though some riads look solid enough, once you start carving up walls, they can start crumbling and that is a recipe for disaster.

For a standard renovation, the price should be between 350/450 Euros per sq m depending on the finishing and level of work. (Obviously the higher the standard of finishing, the higher the cost, but you can make savings by not having the highest grade of wood for the doors and having bathrooms built and finished in tadalakt, along with the kitchen units and, for instance, its shelving). You should obtain a detailed quote, or devis, from him breaking down all of the costs and once this is to your satisfaction then it should be written up in a contract by your notaire. It is certainly worth noting in this economic climate the price you are quoted is open to negotiation.

The builder you employ should have floor plans of the existing riad drawn up with his architect then have full architectural plans and facade drawings made of the proposed rebuild, which can be submitted for building permission and a construction permit, and followed thereafter during the build process. (These should be of an equivalent standard to professional plans in the UK and must contain detail on the foundations, reinforced concrete support columns and supporting iron framework).

Most riads have water systems that can't a fill bath, or supply showers with any real pressure. Furthermore, its supply of hot water is limited. (This problem is made worse by having tadalakt baths as they don't retain heat). It is therefore worthwhile investing in a proper boiler, decent pump and also a large storage tank. (It is definitely worth noting also that electricity is surprisingly expensive here and investing in a solar panel for hot water and pool heating is sensible and cost effective. As a starting point for solar panelling, you could contact Phototherme).

If the builder is kind, he might take you to a cash and carry in Casablanca to purchase all the fixtures and fittings at a discounted price.

Abdellatif Lamselli as featured in the watercolours book Marrakech by artist Jean-Loup Eve. Over the last thirty years Abdellatif has featured in numerous books and magainzes - even publications as diverse Air France inflight magazine. Furthermore, his work dominates all the classic Marrakech design books such as Living in Morocco and Moroccan Interiors.

The builder should get you to sign a letter of a power of attorney, (i.e. a procreation), so he can arrange the construction permit on your behalf and, for instance, authorize a change to the electricity meter. Always pay builders with cheques from a convertible account and not in cash. Cheques can be verified by the Office Des Changes, which means money can be repatriated without being clobbered with capital gains tax. (It is worth noting most builders provide fake receipts for fake building work so capital gains liability is reduced).

Electricity is another common problem as the medina has a woeful supply and the system is over strained. In the first riad I renovated, all the electrical cabling was replaced only for the riad to suffer unnerving power surges and for electrical equipment to catch fire. Several experts were called in, but found nothing wrong. I was eventually advised to upgrade from standard cabling to a four coil cabling system. Since then no more televisions have caught fire. The four coil system costs an extra £100, but is worth every penny! Trust me.

During winter the temperature at night in Marrakech is actually cold and as houses don't possess carpeting and central heating, some kind of counter measure is necessary. The most popular and inexpensive way to combat the cold is by covering your courtyard with a plastic awning. It will trap heat in from the day and at night keep the warmth in from a gas heater in the courtyard, or from fires in the rooms.

Often riads have little or no storage and no provison is given for cupboards. When discussing the design of your riad with your builder, try and work in a sensible amount to the bedrooms.

Buying riads in Marrakech

2008-12-16T04:01:00.000-08:00

My first purchase - before it was knocked down and I had a new house built. Ceilings were falling in, but I never imagined it would need to be demolished!

It never ceases to amaze me there aren't any references to consult, or sources of information for people who want to dip into the Marrakech property market, especially in the Medina where dealing with ancient titles, French speaking estate agents and negotiating with numerous family members spread across Morocco, should be enough to put anyone sane off buying a riad.

Yet for all the trials that can await a first time buyer, Marrakech captivates and casts a spell and makes all the endeavour of buying and redoing a riad worthwhile. I think what is unique to Marrakech, is it offers anyone, with any budget, an opportunity to afford a holiday home in a different universe; one that is blessed with year round sun and somewhere you can one minute be lost in the labyrinthine alleyways of the Medina, then another be dancing into the night under a starry African sky in a chic beach-club.

When I bought my first riad, I had the advantage of having a Moroccan wife who was prepared to act on my behalf and a pocketful full of contacts from my wife's family. This was most helpful, especially in securing a small riad at a local price and not an inflated tourist price in the two tiered price system. (It was fantastic to think having come from London, I bought a house for a cool £37,500). And yet, I hasten to add, I wasn't immune, and like everyone, I learnt many lessons the hard way and made plenty of mistakes along the way.

To start with, I was staggered to discover most notaires can't be bothered to deal with riads and their old title deeds. (For the money they make, it simply isn't worth their while given the aggro involved). Just about every notaire refused my business. Then when I eventually found one prepared to act for me, she made numerous mistakes. Some were simply annoying, like her forgetting to get the vendors to settle all the outstanding utility bills and I had to fork out months of back dated charges. Others were more grave, such as her making me do a promise of sale (i.e. a compromis du vente) for a three month time period in which to modernize the papers, but such a hash was made of the modernization, this period elapsed before anything had been achieved and I could have lost my deposit if the vendors had wanted to walk away from the deal.

Anyhow, to cut a long story short, since then I have discovered a great English speaking notaire who I now use with all my Chic Marrakech clients. He is both trustworthy and competent, and will even help with the transfer and repatriation of money through the Offices des Changes. His name's Maitre Reda Boulmane (00212 (0)524420742 / notaire.boulmane@menara.ma ) and he's a breath of fresh air. (It is certainly worth mentioning, he is always supported at signings by a specialist translator who is a fully fledged member of C.I.T.A. (The Corps des Interprètes Traducteurs Assermentés du Maroc). This is terribly important and means non French speaking clients understand every detail in any sales documents.

Hopefully you can appreciate, the key to succeeding in the Medina property market is being well informed and having the support of a team of reliable, efficient professionals to help guide you through the entire buying process.

This is especially important with the transformation of old property papers (Melkia) into a modern clean title deed.

It is essential a buyer opens a convertible bank account in Morocco to transfer money into the country and then back out after any later sale. For me the best people are BMCE as they are the only Moroccan bank with a branch in the UK and the only bank in Marrakech with a manager who speaks English. The gentleman to contact is Abdallah Alaoui (BMCE, 26 Upper Brook Street, London, W1K 7QE - 020 7518 8250 / abdallah.alaoui@bmcebank.co.uk).

The last thing I would recommend when considering any unrenovated riad is showing it to an established building surveyor who can offer sound advice and advise you about the scale of the work involved. I think it is imperative to know what you are letting yourselves in for. Most renovation projects even if they are seemingly small, still become major undertakings when old electrical wiring for instance, is stripped out of walls and replaced and a new functional water system with under-floor piping is installed. It is not uncommon for riads to have to be knocked down and rebuilt due to the poor condition of the walls (as happened with my first house), and the ground floor of the house in some cases will need to be raised to street level to have an effective, modern drain system.

If anyone would care for any impartial advice on either Medina property, buying a riad, or renovation, do please feel free to contact me. I am happy to help.

My specialist property consultancy, Chic Marrakech, now covers every aspect of the riad market in the Medina and offers an affable, honest and bespoke service centred upon providing English speaking clients the highest level of customer service.

One thing I am keen to achieve is making the Medina more open and accessible.

I try and make the whole process of buying a riad as well as, for instance, designing and renovating riads fun, straightforward and exciting.

My contact details are: info@chic-marrakech.com / www.chic-marrakech.com 00212 (0) 667128482.