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    Simulate your real estate loan instantly 🇲🇦 Morocco

    Buying a home Morocco costs more than the asking price: on a property of 800,000.00 MAD, acquisition costs come to roughly 56,000.00 MAD, or 7.0 % of the price. The heaviest items are registration fees (32,000.00 MAD), conservation fees (12,000.00 MAD), notary fees (8,000.00 MAD). These are paid in cash on top of the deposit rather than borrowed, which is the usual surprise for a first-time buyer. On the financing side, at the average rate of 4.5 % currently observed, borrowing over 20 years after a deposit of 80,000.00 MAD gives a monthly payment of about 4,759.00 MAD including insurance. The calculator below takes those same figures and recalculates them on your own price, deposit and term, with the fees broken out line by line, because that is where most of the difference between one country and another actually sits, not in the interest rate.

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    Parameters

    Adjust the sliders to update the simulation

    800,000 MAD
    50,000 MAD5,000,000 MAD
    80,000 MAD (10%)
    0 MAD720,000 MAD
    20 years (240 months)
    1 years30 years
    4.5 %
    0.1 %15 %
    0.34 %
    0 %1 %
    Loan amount720,000.00 MAD
    Loan payment4,555.08 MAD
    Insurance / month204.00 MAD
    Monthly payment4,759.08 MAD
    Total fees56,000.00 MAD
    Monthly payment

    4,759.08 MAD

    incl. 204.00 MAD insurance

    Total loan cost

    422,178.12 MAD

    interest + insurance

    Total fees

    56,000.00 MAD

    4 fee

    Total cost of ownership

    478,178.12 MAD

    Principal + Interest + acquisition fees

    Acquisition

    New build

    fees breakdown 🇲🇦 Morocco

    FeeRateAmount
    Conservation fees1.50%12,000.00 MAD
    Registration fees4.00%32,000.00 MAD
    Notary fees1.00%8,000.00 MAD
    Stamp duty0.50%4,000.00 MAD
    Total fees7.0%56,000.00 MAD

    Cost breakdown

    Fair
    Principal 66%
    Interest 34%

    Borrowed principal

    720,000.00 MAD

    Interest cost

    373,218.12 MAD

    Chart analysis

    Evolution of outstanding balance, repaid principal, and cumulative interest over time.

    0y1y1y2y2y3y4y5y5y6y7y7y8y9y10y10y11y12y13y13y14y15y16y16y17y18y19y19y20y0 MAD200k MAD400k MAD600k MAD800k MAD
    Remaining balance
    Cumulative interest
    Repaid principal

    Amortization schedule

    Year-by-year repayment breakdown

    20 years
    YearPrincipal repaidInterest paidTotal paidRemaining balance
    1
    Year 1
    		22,725.83 MAD31,935.08 MAD54,660.91 MAD697,274.17 MAD
    2
    Year 2
    		23,769.85 MAD30,891.06 MAD54,660.91 MAD673,504.33 MAD
    3
    Year 3
    		24,861.83 MAD29,799.08 MAD54,660.91 MAD648,642.50 MAD
    4
    Year 4
    		26,003.98 MAD28,656.93 MAD54,660.91 MAD622,638.52 MAD
    5
    Year 5
    		27,198.59 MAD27,462.31 MAD54,660.91 MAD595,439.93 MAD

    Loan details

    Property price800,000.00 MAD
    Down payment80,000.00 MAD
    Loan amount720,000.00 MAD
    Annual rate4.5%

    Payment schedule

    Term20 years
    No. of payments240
    Loan payment4,555.08 MAD
    Total payment4,759.08 MAD

    Loan cost

    Total interest373,218.12 MAD
    Total insurance48,960.00 MAD
    Acquisition fees56,000.00 MAD
    Total cost of ownership478,178.12 MAD

    Mortgage Calculator 2025 – All Fees & Rates in Morocco

    Calculate your mortgage in Morocco: registration duties 4%, land conservation 1.5% and notary fees included. Monthly payment and total cost in dirhams.

    Buying Property in Morocco: A Guide for Buyers

    Morocco offers an attractive real estate market with competitive property prices compared to Europe, strong rental yields, and a growing economy. Foreigners can freely purchase property in Morocco except for agricultural land. The main cities for real estate investment are Casablanca, Marrakech, Rabat, and Tangier. The purchase process involves a compromis de vente (preliminary agreement) followed by the final acte de vente (deed of sale) signed before a notary (notaire). The notary handles all legal verifications, tax collection, and registration. Key acquisition costs include registration fees (4% of the declared price), conservation fees (1% + 150 MAD per property), stamp duty (1.5%), and notary fees (0.5-1.5% plus VAT). Total acquisition costs typically range from 7-8% of the property price. Buyers should ensure the property has a clean titre foncier (land title) registered with the Conservation Fonciere.

    Moroccan Mortgage Market: Rates and Options

    The Moroccan mortgage market has grown significantly, with major banks such as Attijariwafa Bank, BMCE Bank of Africa, and Banque Populaire offering competitive home loans. Borrowers can choose between fixed-rate and variable-rate mortgages, with terms typically ranging from 7 to 25 years. The maximum loan-to-value ratio is generally 70-80% for residents, meaning a minimum down payment of 20-30%. For Moroccan expatriates (MRE – Marocains Residant a l'Etranger), banks offer tailored products with more flexible terms, and the government has introduced incentives to encourage diaspora investment. The debt-to-income ratio is typically capped at 40-45% of net income. Morocco also offers subsidized housing programs with tax incentives for properties priced below certain thresholds (250,000 MAD for social housing). Islamic banking products (Mourabaha) are increasingly popular, offering Sharia-compliant alternatives to conventional mortgages through institutions like Bank Assafa and Umnia Bank.

    Frequently Asked Questions:Buying Property in Morocco

    Can foreigners buy property in Morocco?

    Yes, foreigners can freely buy property in Morocco, including apartments, villas, and commercial properties. The only restriction is on agricultural land, which foreigners cannot purchase directly (though long-term leases are possible). Foreign buyers must convert funds through the Moroccan foreign exchange office (Office des Changes) to ensure repatriation of funds if they sell the property later.

    What are the total acquisition costs in Morocco?

    Total acquisition costs in Morocco typically amount to 7-8% of the purchase price. This breaks down as: registration fees (4%), conservation fees (1% + 150 MAD), stamp duty (1.5%), and notary fees (0.5-1.5% plus VAT at 10%). Some additional costs may include a geometrician fee if a survey is required and bank processing fees for the mortgage.

    What is Mourabaha financing in Morocco?

    Mourabaha is a Sharia-compliant home financing product offered by participative banks in Morocco (such as Bank Assafa and Umnia Bank). Instead of lending money at interest, the bank purchases the property and resells it to the buyer at a higher price, with payment spread over an agreed period. The margin replaces interest and is fixed for the duration. Mourabaha has gained significant popularity since participative banking was introduced in Morocco in 2017.

    Real Estate Glossary:Morocco

    Titre Foncier

    The official land title certificate issued by the Conservation Fonciere (land registry) in Morocco. A property with a titre foncier has a legally verified ownership history and is the most secure form of property registration in the country.

    Conservation Fonciere

    The Moroccan land registry authority responsible for registering property ownership, maintaining land titles, and recording transactions. Conservation fees (approximately 1% of the property price plus a fixed amount) are paid for the registration of a new ownership.

    Mourabaha

    An Islamic finance product where the bank purchases a property and resells it to the buyer at a pre-agreed higher price, paid in installments. It is the most common form of Sharia-compliant home financing in Morocco and is offered by participative banks.

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    Global Finance

    Indicative simulation – this does not constitute a mortgage offer.

    Global Finance is a free online mortgage simulation tool. The results (monthly payments, rates, total cost, amortization schedule) are provided for informational purposes only and do not constitute a loan offer in any way. For a real estate project, rental investment, or loan refinancing, consult your bank or a mortgage broker.