Valuation check on a 200 m² one-bed new-build flat in Marrakech

[bikesAndBook]

The seller's position appears to be that the size and new-build label justify MAD 5,792,000, but I am hesitant to value all 200 m² equally without knowing what that measurement includes. It is a one-bedroom flat in Marrakech with good light and location, while the finishes already strike me as dated rather than genuinely new.

I have found three comparable listings and a single completed transaction. Before applying any condition or size adjustment, I want to verify whether the stated area is internal space, gross area or partly terrace and shared space. The service charges, parking, outdoor area and exact basis of the completed comparable could also alter the result, as could the likely cost of vacancy.

What document or source would normally settle the area question? Once that is clear, I can build a more useful comparison and obtain a local appraisal.

 

[makeTheBeam]

Before choosing an adjustment range, establish whether the 200 m² is internal usable space or a gross figure including terraces and shared areas. That could change the comparison more than the finishes. A 200 m² one-bed also needs careful comparison because buyers may not value every additional square metre equally.

I’d give the completed sale the most attention, then adjust for exact micro-location. Also ask what parking, outdoor space, service charges and tenure or lease length are included.

 

[openTheOak]

I’d be cautious about treating the completed sale as decisive unless it is genuinely close in micro-location, size basis and amenities. One transaction can mislead just as easily as asking prices.

Rather than applying a broad condition discount, list the dated items and estimate what bringing them up to the expected new-build standard would involve. Then build a small comparison table showing internal area, outdoor area, parking, service charges, floor, exact location and sale versus asking status. Any uncertainty over the stated area or ongoing charges would affect my view more than cosmetic condition.