Étape par étape
How does buying property in Marrakech work?
Before committing, have the property documents, financing and sale terms checked. Timing depends on the documents available and the formalities required; agree a schedule with your notary.
01
Property search and viewings
Set your budget and requirements, then arrange viewings. Request the available documents and suitable technical checks; video viewings do not replace every inspection.
02
Offers and negotiation
Record the proposed price and conditions. Before paying a deposit, obtain written terms covering its recipient, custody and refund conditions. There is no single deposit percentage for every transaction.
03
Preliminary sale agreement
Have the preliminary agreement drafted or reviewed by the professional handling the sale: price, conditions precedent, required documents and deadlines. Confirm how funds will be held before any transfer.
04
Legal checks
Request a current ownership certificate and checks of the seller’s identity and authority, registered charges, permissions and intended use. If funds come from abroad, also prepare the bank evidence.
05
Final deed and payment
Before signing, review the deed, itemised costs and payment conditions. The professional handling your file should explain tax registration and land-registry formalities.
06
Key handover
Agree the handover of keys and documents in writing. After the formalities, obtain an updated ownership certificate and retain the complete transaction file.
Can a foreigner buy property in Morocco?
Foreign buyers can consider a property purchase in Morocco. Before signing, confirm acquisition eligibility, the land’s legal status and the permissions required for the specific property and project.
Agricultural land or land outside urban boundaries
Do not treat a non-agricultural-use certificate as universal permission to buy. Have the notary and competent authorities examine the land’s legal and planning status before committing. Processing time depends on the case.
Resale, inheritance and letting
These plans require separate checks: resale tax, applicable inheritance rules, lease terms and co-ownership rules. Tourist accommodation requires checking the relevant authorisations and classification requirements.
Buying property as a Moroccan living abroad
Prepare identity documents, funding evidence and, if needed, a power of attorney whose form and scope your notary has approved. Bank finance depends on the lender’s approval.
Funds from abroad: retain the evidence
The Office des Changes states that foreign investors, including Moroccans living abroad, do not have to declare completion of the investment to the Office. Payment evidence must be retained. Convertibility depends notably on funding in foreign currency; confirm the bank route and required documents before transferring funds.
What checks help secure a property purchase in Morocco?
A land title does not remove the need to review current entries, the seller’s rights and project compliance. Distinguish a registered property from one whose registration is still pending.
- Request a current ownership certificate and a review of relevant charges, mortgages, easements and permissions.
- Have the agreement specify how funds are held, released and refunded; verify bank details directly with the professional.
- Request evidence supporting the listing information: a marketing badge does not replace legal and technical checks.
What costs should you budget for beyond the purchase price?
Request an itemised written quotation in Moroccan dirhams for the property and deed. A single overall percentage does not cover every case, including land, finance, agency commissions and additional formalities.
Your cost quotation checklist
- Tax registration: the 2026 tax code provides, notably, a 4% rate for acquiring built premises (Article 133-I-F). It is not a universal rate; ask your notary to classify the transaction.
- Land registry: the ANCFCC tariff for a full transfer lists 1.5% plus MAD 100 per property, with a MAD 500 minimum. Other formalities may add charges.
- Notary fees and VAT: request the fee before tax, applicable VAT and total including tax in the quotation.
- Add, where applicable: bank and mortgage charges, certificates, translations, power of attorney and agreed agency commission. Identify amounts already included to avoid double counting.
Compare all amounts in the same currency and request a dated quotation specifying which charges are included and excluded.
Which taxes should a property owner check?
Tax depends on property use, your tax residence and the transaction. Obtain the applicable amounts and filing requirements before comparing returns or preparing a resale.
- Ownership: housing tax and municipal services tax; check the assessment base, location and any applicable relief or exemptions.
- Letting: determine the rental-income regime, any withholding and filing requirements for your circumstances and tenant.
- Resale: property-gain tax involves rules for calculating the gain and, where applicable, a minimum tax. Do not confuse the sale price with the gain.
Main residence: check the conditions
The 2026 tax code includes a main-residence occupation period of at least five years (Article 63-II-B), subject to conditions. The MAD 4 million threshold concerns the sale price, not the gain; above it, a 3% minimum can apply to the part of the price exceeding the threshold (Article 144-II-2). Confirm eligibility and the calculation.
Sources and review date
Reviewed on 11 October 2026. General information: ask your notary and, where needed, tax adviser to confirm how these rules apply to your case.
Notre accompagnement
Support throughout your property purchase
Acheter à distance, dans un autre pays, peut sembler complexe. C'est pourquoi nous avons construit un accompagnement complet, de la première recherche à la remise des clés — et au-delà.
A
Personalised property search
An adviser helps identify properties matching your criteria, arrange in-person or video viewings and gather the information you need.
B
Negotiation and due diligence
Discuss your offer, the property checks and the supporting documents before committing to a purchase.
C
Coordination with the notary
Coordinate the transaction with your notary and ask for explanations of each step in a language you understand.
Z
After-sale support and property services
Discuss rental management, maintenance or other support you may need after the purchase with the agency.