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A practical guide
Selling property in Morocco
For foreign owners and Moroccans, living here or abroad: what to prepare, what it costs and what to expect when you sell your villa, riad or apartment.
Preparing to sell ✦ The process ✦ Documents ✦ Taxes and costs ✦ Net proceeds estimate ✦ Foreign owners ✦ Moroccan owners ✦ What to expect ✦ FAQ
Before you list
Getting your property ready to sell
A good sale is prepared long before the first viewing. The owners who sell fastest, and at the best price, are the ones whose paperwork is clean and whose price is right from day one.
01
The right price
An overpriced property sits on the market and ends up selling for less. I prepare a valuation based on real recent transactions, not on asking prices, and on what international and local buyers are paying today.
02
Clean paperwork
Title, permits, tax receipts and co-ownership documents should be ready before you list. Missing papers are the first reason sales are delayed or fall through in Morocco.
03
Presentation
Small repairs, a fresh coat of paint and professional photography make a real difference. For riads and guest houses, buyers will also ask for your operating figures and licences.
04
Discretion
Many high-end owners prefer not to see their home advertised everywhere. A sale can be handled off-market, presented only to qualified buyers from my network.
The process
Seven steps to a completed sale
Step 1
Valuation and mandate
We visit the property, agree on a price and a marketing strategy, and sign a sales mandate.
Step 2
Documents
We gather the title, deeds, tax receipts and permits, and check that everything matches the reality of the property.
Step 3
Marketing and viewings
Your property is presented to buyers in Morocco and abroad through the Sotheby’s International Realty network. I organise and accompany every viewing.
Step 4
Offer and negotiation
I qualify each buyer, check their ability to pay and negotiate the price and conditions with you.
Step 5
Preliminary agreement
A preliminary sales agreement (compromis) is signed at the notary, usually with a deposit from the buyer. It sets the price, the conditions and the completion date.
Step 6
Tax and clearances
The notary checks the title, local taxes and any mortgage, and prepares the capital gains tax return with you.
Step 7
Final deed
The final deed is signed, the buyer pays through the notary, taxes are settled, and you receive your net proceeds. The sale is then registered at the land registry.
Once a buyer is found, completion usually takes one to three months, depending on the buyer’s financing and how ready your documents are.
Documents
What you will need
For every seller
- Passport or national ID card
- Recent ownership certificate from the land registry (Conservation foncière)
- Your original purchase deed
- Receipts for local taxes (taxe d’habitation and taxe de services communaux)
- Housing or conformity permit
Depending on your situation
- Invoices for works and improvements: they reduce your taxable gain
- Co-ownership (syndic) certificate for apartments and gated residences
- Bank proof that your purchase was paid with foreign currency, if you plan to transfer the money abroad
- Inheritance deed (acte d’hérédité) and all heirs’ agreement for inherited property
- Company documents for property held through a company
- Licences and operating figures for guest houses and riads
Keep every invoice and bank statement from your purchase and renovation. They are worth money when you sell.
Taxes and costs
What selling will cost you
Capital gains tax
The tax on property profits (TPI) is 20% of your net gain, with a minimum of 3% of the sale price. You pay whichever is higher, even if you sell at a loss.
How the gain is calculated
Sale price, minus your purchase price revalued with an official inflation coefficient, minus purchase costs (actual, or a flat 15% of the purchase price) and invoiced works. The longer you have owned the property, the more the coefficient helps you.
Exemptions
Your main home can be exempt if you have lived in it for the minimum period set by law. Small sales below 140,000 MAD per year and gifts between close family members are also exempt. Above certain prices, a minimum contribution can still apply.
Other costs
Agency commission, any unpaid local taxes, the release of a mortgage if you have one, and the cost of certificates and paperwork. The tax return and payment are due within 30 days of the sale, and are usually handled by the notary.
A word of advice: never declare a price lower than the real one. The tax administration can reassess it, and it creates serious problems for both you and the buyer.
On request
Your valuation and net proceeds estimate
Tell me about your property. I will send you a realistic valuation and an estimate of what you will keep after taxes and costs, free and without obligation.
Your request opens a WhatsApp message to me. I will reply with a valuation and a personalised estimate of your taxes, costs and net proceeds.
Foreign owners
Selling from abroad and taking your money home
Transferring the proceeds
If you bought with foreign currency sent through a bank and converted in Morocco, you can transfer the proceeds of the sale abroad once the taxes are paid. The transfer is made by your Moroccan bank, based on the proof of your original transfer, the deeds and the tax receipts.
If you bought in dirhams
If your purchase was financed with money already in Morocco, transferring the proceeds abroad is restricted. Check your file with your bank before you put the property on the market.
You do not need to be here
You can sign through a power of attorney, drawn up at a Moroccan consulate or legalised abroad. I follow the sale on the ground and keep you informed at every step.
Your home country
The sale may also have to be declared where you are tax resident. Tax treaties usually prevent double taxation, but speak to your advisor at home before signing.
Start the transfer file with your bank several months before you sell. It is the most common cause of delays for foreign sellers.
Moroccan owners
Selling in Morocco or from abroad
Your main home
If the property has been your main home for the minimum period required by law, the sale can be exempt from capital gains tax. Keep proof of occupation: tax receipts and utility bills in your name.
Moroccans living abroad
If you bought with money transferred from abroad, you may transfer the proceeds back under the rules for Moroccans living abroad. You can also sell through a power of attorney signed at your consulate.
Inherited property
All heirs must agree and sign, and the inheritance deed must be registered first. I help families organise a sale that is fair for everyone, even when heirs live in different countries.
Non-titled property
A property without a land title (melkia) attracts fewer buyers and banks will not finance it. Registering it at the land registry before selling often takes time but brings a better price.
Property held through a company
A riad or hotel owned by a company can be sold by transferring the company’s shares instead of the property. Taxes and checks are different, and this is something I handle regularly.
What to expect
A realistic view of the market
Time on the market
A well-priced property can sell in a few weeks. At the very top of the market, finding the right buyer often takes several months.
Seasons
International buyers are most active from autumn to spring, when they visit Marrakech. It is the best time to have your property ready.
Negotiation
Buyers expect some room to negotiate. A fair price from the start keeps the discussion short and protects your position.
Buyer checks
Serious buyers will review your documents carefully, with their notary and lawyer. A complete file reassures them and speeds everything up.
Riads and guest houses
Buyers of hospitality properties look at occupancy, reviews, licences and staff. With my background in hospitality, I help you present the business, not just the walls.
My commitment
I put together the best team around your sale: notaries, lawyers and partners I have worked with for years, so that you sell with peace of mind.
Frequently asked
Questions sellers ask me
I look at recent sales of comparable properties, the condition and location of your home, and the current demand from local and international buyers. You receive a clear, written valuation.
Yes. You can sign the agreements through a power of attorney and follow everything remotely. I take care of the viewings and coordinate with the notary on site.
In most cases, yes: the minimum contribution of 3% of the sale price applies even without a gain, unless you qualify for an exemption.
If you bought with foreign currency through a bank, yes, after taxes are paid. If not, transfer is restricted. Check your file with your bank early.
The buyer and seller agree on it. Each party can also have their own notary or lawyer. I work with trusted notaries who are used to international clients.
Yes. I regularly handle off-market sales, presented only to qualified buyers, without public advertising.
This guide is for general information only and does not constitute legal, tax or financial advice. Rules change, especially with each finance law, and every situation is different: always confirm with your notary and advisors.
Thinking of selling?
Let’s talk about your property, your timing and your goals. The first conversation and the valuation are free.