A practical guide

Buying property in Morocco

Everything an international buyer needs to know, from the first viewing to the title deed: the process, the people involved, the costs, the paperwork and how to bring your money in and out of Morocco.

In this guide

The process ✦ Who you’ll work with ✦ Titled vs. non-titled property ✦ Purchase costs ✦ Cost breakdown ✦ Transferring funds ✦ Residency ✦ After the purchase ✦ Feasibility estimate ✦ FAQ ✦ Glossary

The process

Five steps to ownership

A typical purchase in Morocco takes six to twelve weeks once a property is chosen, longer if the title needs work.

Search and viewings

I define your brief, pre-select properties (including off-market opportunities through the Sotheby’s network) and organise viewings in person or by video.

Offer and negotiation

We submit a written offer and negotiate price, furniture, timing and conditions. Nothing is binding until the preliminary contract is signed.

Due diligence

Title check at the Conservation Foncière (certificat de propriété), mortgages and encumbrances, planning compliance, permits (permis d’habiter, conformité), co-ownership rules and, for riads, the status of the title.

Preliminary contract (Compromis)

Signed before the notary with a deposit, usually around 10% of the price, held in the notary’s escrow. It fixes the price, the conditions precedent and the completion date.

Final deed and title transfer

The balance is paid through the notary, the deed is signed, duties are paid and the property is registered in your name at the Conservation Foncière.

Who you’ll work with

Your team

My commitment is to put together the best team for you: notaries, lawyers, architects and partners I have worked with for years and trust completely, so that every step of your purchase is in safe hands.

The notary (notaire)

A public officer who drafts the contracts, checks the title, holds the funds in escrow (deposited with the Caisse de Dépôt et de Gestion), pays the duties and registers the transfer. Strongly recommended for every foreign buyer.

The adouls

Traditional notaries under Islamic law. They are mostly involved with non-titled (melkia) properties and family or inheritance matters.

Lawyer and tax advisor

Useful for complex files: company share transfers, structuring, inheritance, hotels and guest houses with operating licences.

Architect, engineer, topographer

Technical and planning checks, surveys, renovation budgets and permits for restoration works.

Your advisor

I coordinate the whole team, protect your interests in negotiation and follow the file until you have your keys.

Your bank

Opens a convertible dirham or foreign-currency account and issues the proof of foreign-currency funding you will need to repatriate your money later.

Title

Titled vs. non-titled property

Titled (Titre foncier)

Registered at the Conservation Foncière with a unique title number, boundaries and a full history. This is the safest option and the only one I recommend for most international buyers.

Non-titled (Melkia)

Common for older riads in the medina. Ownership is proven by adoul deeds. It can be bought, but ideally the seller starts the registration (immatriculation) process before the sale, or the deal is structured with specific guarantees.

Purchase costs

What you will pay on top of the price

On top of the purchase price, a buyer in Morocco pays several duties and fees: registration duties, Conservation Foncière (land registry) fees, notary fees and VAT, plus various administrative charges. The exact amount depends on the type of property, its status and how the purchase is structured.

Rather than a generic estimate, I prepare a personalised breakdown for each client, so you know your exact budget before making an offer.

On request

Your personalised cost breakdown

Tell me the price and type of the property you are considering, and I will send you a detailed breakdown of every cost: registration duties, Conservation Foncière, notary fees, VAT and other charges, tailored to your situation.

Full name* Email* Property price (MAD or EUR)* Property type Location or property link (optional)

Your request opens a WhatsApp message to Dr Abdelhadi Laaouina. You will receive a detailed, personalised breakdown of all purchase costs for your project.

Money

Bringing funds in – and taking them out

Morocco guarantees non-resident foreigners the right to transfer the proceeds of a sale, including the capital gain, provided the purchase was financed in foreign currency. In practice:

Transfer the funds from abroad through a Moroccan bank, ideally to a convertible dirham account, and keep every bank certificate.
Make sure the notary records the foreign-currency origin of the funds in the deed.
When you sell, your bank transfers the proceeds abroad on presentation of the deed, the proof of foreign-currency financing and proof that taxes were paid (Office des Changes rules).

Buying with dirhams earned in Morocco, or paying part of the price outside the deed, can block repatriation later. Never accept an “under-the-table” payment.

Residency

Visas and residency

Short stays

Many nationalities (EU, UK, US, Canada, GCC…) enter Morocco visa-free for up to 90 days. Check the rules for your passport.

Residence card

Owning property does not grant residency. Longer stays require a residence card (carte de séjour) from the police, with proof of address and resources.

After the purchase

Taxes and running costs

Local taxes

Annual taxe d’habitation and taxe de services communaux, calculated on the rental value of the property. Modest compared with Europe.

Rental income

Taxable in Morocco. Furnished holiday rentals and guest houses require the right declarations and, for tourist accommodation, the appropriate classification.

Capital gains (TPI)

20% of the net gain on resale. A main residence occupied for at least six years can be exempt. Your notary calculates it at the sale.

Hospitality investors

Riad and guest house feasibility estimate

Thinking of a riad, a guest house or a boutique hotel? Share your project and I will send you a first estimate of its revenue, operating costs and yield, based on my experience of the Marrakech hospitality market.

Full name*Email* Project type Investment budget*Number of rooms / suitesLocation or property link Your project (optional)

Your request opens a WhatsApp message to Dr Abdelhadi Laaouina. You will receive a first estimate of revenue, operating costs and yield for your project.

Frequently asked

Questions I hear most often

Can foreigners buy property in Morocco?

Yes. Foreigners can freely buy residential and commercial property in urban areas. Agricultural land outside urban perimeters is restricted and requires specific procedures.

Do I need to be in Morocco to sign?

No. You can sign the compromis and the deed through a notarised power of attorney (procuration).

Can I get a mortgage as a non-resident?

Yes, several Moroccan banks lend to non-residents, generally up to 50–70% of the price, on proof of income from abroad.

How long does it take?

Usually six to twelve weeks from the signed offer to the deed for a titled property. Non-titled properties take longer.

Can I rent my property when I am away?

Yes. Short-term rental is common in Marrakech. Income is taxable, and guest houses operating commercially need the right licence. I can introduce a trusted property manager.

Should I buy through a company?

For a home, buying in your own name is usually simpler. Companies are common for hotels and guest houses, often through a share transfer (cession de parts). Take tax advice first.

Glossary

Key terms

Titre foncier

Land title registered at the Conservation Foncière.

Melkia

Traditional adoul deed proving ownership of non-titled property.

Compromis de vente

Preliminary sale contract signed before the notary.

Acte de vente

Final deed of sale.

Conservation Foncière

Land registry (ANCFCC).

Certificat de propriété

Official extract proving ownership and listing any charges.

Permis d’habiter

Occupancy permit confirming a building complies with its permit.

Cession de parts

Purchase of the company that owns or operates a property.

This guide is for general information only and does not constitute legal, tax or financial advice. Rules change and every situation is different: always confirm with your notary and advisors. Sources include the Office des Changes and the Moroccan General Tax Code.

Ready to buy in Morocco?

Tell me about your project and I will guide you at every step, with my network of notaries, lawyers and architects.