Calculate notary fees, registration duties, land registry and your monthly mortgage payment for buying property in Morocco.
Rates 2026
The asking price is not what a purchase in Morocco actually costs: on a property of MAD 1,000,000.00, acquisition costs come to MAD 69,300.00, or 6.9 % of the price. They break down into Registration duties, Land registry, Notary fees. These are paid in cash on top of the deposit and cannot be borrowed, which is the usual surprise for a first-time buyer and often runs into tens of thousands. On the financing side, at a rate of 4.50 %, borrowing over 20 years after a deposit of MAD 200,000.00 gives a monthly payment of MAD 5,745.92 including insurance. The calculator below recalculates all of it on your own price, deposit and term, and the table breaks out every fee line by line, because that is where most of the difference between one country and another sits, far more than in the interest rate itself.
Buying property in Morocco attracts many investors and residents. Understanding notary fees, registration duties, land registry fees and stamp duty is essential to plan your budget and successfully complete your purchase in Morocco.
Registration duties are the main tax when buying property in Morocco. Set at 4% of the sale price, they are collected by the General Tax Directorate (DGI) when registering the deed of sale. This tax applies to both new and resale properties. For a property at 1,000,000 MAD, expect 40,000 MAD in registration duties. This amount is due within 30 days of signing the deed with the notary.
The land registry in Morocco (or ANCFCC – National Agency for Land Registry) ensures the registration of your title deed in the land register. Fees amount to 1.5% of the purchase price + 100 MAD fixed fee. This step is essential as it guarantees the legal security of your property and your enforceable right against third parties. Without registration at the land registry, the property is not legally protected.
Stamp duty in Morocco is not proportional to the price: it is a fixed duty of 20 MAD per sheet of the deed and its copies, i.e. a few hundred dirhams. It is added to registration duties and land registry fees. VAT on notary fees is charged at the standard 20% rate. For new property sold by a developer, the 20% property VAT is generally included in the sale price. All these taxes bring the total cost of acquisition fees to approximately 7% of the property price.
Non-resident foreigners can freely buy property in Morocco, with the exception of agricultural land. The purchase must be made in foreign currency converted to dirhams via a foreign currency or convertible account. The Exchange Office requires a fund repatriation certificate to guarantee legal transfer. Moroccans Living Abroad (MRE) benefit from facilitated conditions and can obtain mortgages from Moroccan banks.
The Moroccan real estate market offers diverse opportunities. Casablanca remains the most expensive city with average prices of 15,000 to 25,000 MAD/m² in sought-after neighborhoods (Anfa, Gauthier, Maarif). Marrakech attracts foreign investors with riads and villas, at prices of 10,000 to 20,000 MAD/m². Tangier, booming thanks to the Tanger Med port, shows prices of 8,000 to 15,000 MAD/m². Rabat, the administrative capital, offers a stable and structured market.
To succeed in your real estate investment in Morocco, first check the title deed at the land registry. Choose a reputable notary and ensure all building permits are in order. Compare mortgage rates between the main banks (Attijariwafa Bank, BMCE, Banque Populaire). Plan a 20 to 30% down payment for the best conditions. Finally, inquire about the annual housing tax and communal services tax.
Moroccan banks offer mortgages over periods of 5 to 25 years. Interest rates range from 3.5% to 5.5% depending on the borrower profile and duration. The maximum debt-to-income ratio is generally 40 to 45% of net income. Borrower insurance is mandatory and covers death, disability and sometimes job loss. The FOGARIM program helps low-income households, while FOGALOGE supports the middle class.
Morocco offers several real estate tax benefits. Social housing (area ≤ 80 m², price ≤ 300,000 MAD) benefits from VAT exemption and reduced registration duties. Low-value housing (FVIT) provides exemptions for constructions under 140,000 MAD. First-time primary residence purchases may benefit from reduced registration duties in certain cases. Consult a notary to determine your eligibility.
The Moroccan land tenure system operates under two distinct regimes. The title deed system (immatriculation) provides absolute legal security: the property is registered at the land registry (ANCFCC) with a unique number, and ownership becomes unassailable once opposition deadlines expire. In contrast, the melkia regime relies on adoulaire deeds drafted by adouls (traditional notaries). This system, inherited from Islamic law, does not guarantee the same protection. Buyers should always require a registered property or initiate a registration procedure with ANCFCC before purchase. The immatriculation process may take several months but definitively secures the transaction and makes the property bankable for mortgage purposes.
The Sale in Future State of Completion (VEFA) allows buyers to purchase off-plan property from developers in Morocco. Law 44-00 strictly regulates this type of sale: the preliminary contract must be notarized, payments are staged according to construction progress (no more than 5% at reservation, then in tranches of 10-15% per milestone). The developer must provide a completion guarantee (bank surety or insurance). Upon delivery, the buyer verifies compliance with specifications and signs the reception report. Notary fees for VEFA transactions are calculated on the total price including VAT, approximately 7% of the agreed amount. Delays in delivery entitle the buyer to contractual penalties.
Mourabaha property financing is a Sharia-compliant funding option offered by participatory banks in Morocco (Bank Assafa, Umnia Bank, BTI Bank, Al Akhdar Bank). The mechanism works as follows: the bank purchases the property then resells it to the client with a known profit margin, payable in installments. There is no interest (riba) but a fixed total cost agreed upfront. Registration duties are technically due twice (bank purchase then resale to client), but specific tax legislation since the 2018 Finance Law eliminates double taxation. Repayment terms can extend to 25 years, and the effective overall rate is comparable to conventional mortgages. Mourabaha is particularly popular among buyers seeking ethical finance solutions.
Moroccans Living Abroad (MRE) represent a significant share of property buyers in Morocco. They benefit from several advantages: dedicated mortgage products from major banks with competitive rates, the ability to repay in euros or other foreign currencies, and tax incentives for repatriating funds. MRE buyers must open a convertible dirham account or a foreign currency account to channel their purchase. The Office des Changes requires documentation proving the foreign origin of funds. Many banks offer remote mortgage applications with dedicated MRE branches in Europe. Property purchased by MRE can be rented out, generating rental income in dirhams that may be converted and transferred abroad under exchange regulations.
Detailed comparison of acquisition fees between new build and resale purchases in Morocco.
| Component | Resale | New build | Detail |
|---|---|---|---|
| Registration duties | 4% | 4% | Tax collected by the DGI |
| Land registry | 1.5% + 100 MAD | 1.5% + 100 MAD | Registration in land register (ANCFCC) |
| Notary fees | ~1% | ~1% | Notary remuneration |
| VAT on notary fees | 20% | 20% | Applied to notary fees |
| Stamp duty | 20 MAD / sheet | 20 MAD / sheet | Fixed stamp duty on the deed and its copies |
| Miscellaneous fees | ~2,000 MAD | ~2,000 MAD | Certificates, legalizations, copies |
| Property VAT | – | 20% (included) | Included in price by the developer |
| Estimated total | ~7% | ~7% | Percentage of property price |
Request a property certificate from the land registry to verify that the property is free of any mortgage, seizure or dispute. Check the title deed number and the property's compliance with the cadastral plan.
The purchase agreement (promesse synallagmatique) is signed at the notary's office. The buyer pays a 10% deposit. The notary carries out legal checks and prepares the final deed of sale.
The final deed of sale is signed at the notary's office. You pay the balance of the price and the acquisition fees. The notary handles registration with the DGI and inscription at the land registry.
Notary fees in Morocco (or acquisition fees) represent approximately 7% of the property price. They include registration duties (4%), land registry (1.5% + 100 MAD), notary fees (~1% + 20% VAT), stamp duty (20 MAD per sheet) and miscellaneous fees (~2,000 MAD). All payments must go through a Moroccan bank and be recorded as a foreign currency transfer, otherwise the proceeds cannot legally be repatriated when the property is sold.
Yes, foreigners can freely buy property in Morocco (except agricultural land). The purchase must be made in foreign currency converted to dirhams. A fund repatriation certificate is required to prove the origin of funds and facilitate potential repatriation upon resale.
The land registry (ANCFCC) is the body that manages the cadastre and title deeds in Morocco. Registering your purchase at the land registry costs 1.5% of the price + 100 MAD and guarantees your property right in an unassailable manner.
A titled property has a title deed registered at the land registry, offering maximum legal security. A melkia property (untitled) is only covered by adoulaire deeds, which are legally more fragile. It is strongly recommended to buy only titled properties.
Moroccan banks generally require a down payment of 20 to 30% of the property price. Some programs like FOGARIM (Guarantee Fund for Irregular and Modest Incomes) allow obtaining a mortgage with a reduced down payment of 10% for low-income households.
After purchase, you must pay annually the housing tax (if primary residence), the communal services tax (10.5% of rental value), and if you are a non-occupant owner, the tax on undeveloped land. Primary residences benefit from a 75% deduction on housing tax.
4% tax on the sale price collected by the General Tax Directorate (DGI) when registering the deed of sale in Morocco.
National Agency for Land Registry, Cadastre and Cartography. Manages title deeds and the registration of property rights.
Official document attesting to property ownership, registered at the land registry. Confers an unassailable property right.
Fixed stamp duty of 20 MAD per sheet, applied to the notarized deed of sale and its copies. Added to registration duties and land registry fees.
Traditional Moroccan land regime based on adoulaire deeds (drafted by adouls). Less secure than the title deed system.
Guarantee Fund for Irregular and Modest Incomes. Program facilitating access to mortgages for low-income households in Morocco.
Housing Guarantee Fund. Helps the middle class access property by partially guaranteeing mortgages with banks.
Moroccans living outside Morocco. Benefit from facilitated conditions for property purchase and can obtain loans in foreign currency or dirhams.
Body regulating foreign exchange operations in Morocco. Non-residents must obtain a repatriation certificate for their property transactions.