Buying a property in Morocco: A complete guide for French investors

Are you planning to acquire a riad in the medina of Marrakech or a villa facing the ocean?
Moroccan real estate is attracting more and more French investors, seduced by geographical proximity, cultural wealth and market opportunities.

However, navigating between the specificities of local land law, notary procedures and acquisition costs requires a precise understanding of the rules in force.

👉 This practical guide sheds light on the essential points to secure your investment and avoid common pitfalls.

Understanding Moroccan real estate law

1. Titled land: framework, benefits, security

• Reference regime for a secure purchase (dahir of 12 August 1913).
• ANCFCC registration (National Agency for Land Conservation).
• Key benefits:
  • Unquestionable and eternal property
  • Legal purge (elimination of previous defects)
  • Full history of the property
  • Precise cadastral boundary

✅ For foreign investors, the land title is the only absolute guarantee. It facilitates the obtaining of credits, the resale and the transmission of inheritance.

2. Melkia/Melk: traditional law and limits

• Heritage of traditional Moroccan land law (Maliki sharia).
• Proof of ownership: peaceful occupancy >10 years + testimony of 12 people before the adoul (traditional notaries).
• Weaknesses:
  • No precise boundaries
  • Approximate descriptions
  • Frequent indivisions (50 to 80% of properties)
  • Risk of claim by heirs

💰 Prices 20 to 40% lower than titled goods, but high legal uncertainty.
⚠️ Regularization possible (land registration), but long (≥ 12 months) and expensive (~ 1.5% of the price).

Buying in Morocco: key steps

Due Diligence

• Verification of land title via recent ownership certificate (200 MAD).
• Mandatory opening of a Convertible Dirham account for foreigners.
• Control of building permits, urban planning compliance and condition of the property.

Role of the notary

• Verification of the identity of the seller and the land title.
• Detection of mortgages, disputes or false declarations.
• Drafting and authenticating the bill of sale.
• Land conservation registration and publication.

⏳ Average lead times: 2 to 3 months between compromise and final title.

Fees & taxes: what to expect

Registration fees

• 4% of the sale price (residential).
• 1.5% for social housing (< 250,000 MAD).

Land conservation

• 1.5% of the purchase price + 200 MAD certificate + 100 MAD fixed (min. 500 MAD).

Notary fees

• Between 0.5% and 1.5% of the price (min. 2,500 MAD) + 20% VAT.

Other possible fees

• Translations, stamps, powers of attorney (1,500 to 3,000 MAD).
• Bank fees, currency exchange and technical experts.

📊 Summary table of acquisition costs (September 2025)
Indicative exchange rate: 1 EUR ≈ 11 MAD

PostRate/amountRegistration fees 4% (1.5% social housing) Land conservation 1.5% + 200 MAD + 100 MAD notary fees 0.5% to 1.5% (min. 2,500 MAD) Various (translations, stamps...) 1,500 to 3,000 MAD (min. 2,500 MAD) Miscellaneous (translations, stamps...) 1,500 to 3,000 MAD

ℹ️ Predict 8 to 10% of the price of the property to cover all costs.

Points of vigilance & mistakes to avoid

1. Never buy a property Melkia without regularization.
2. Systematically check the ANCFCC land title.
3. Open a Convertible Dirham account before any payment.
4. ‍ Surround yourself with notaries and recognized agents.
5. Expect a budget margin of 8 to 10%.
6. Avoid blended financing that is too complex.
7. Anticipate 3 to 4 months of delay administrative.
8. Check the urban planning permits.
9. Inquire about the taxation of capital gains.
10. Control thecondition of the common areas in co-ownership.

FAQ (Frequently asked questions)

Can a French person buy Melkia?
Yes legally, but strongly discouraged. High risk of litigation.

Do you need a Dirham account to buy in Morocco?
Yes, it is mandatory for foreigners.

What are the average purchase times?
2 to 3 months between compromise and final title.

Can you get a mortgage in Morocco as a foreigner?
Yes, with a contribution of 20 to 30%.

How to repatriate the funds in case of resale?
Free if initial purchase in foreign currency via convertible account. Otherwise spread over 4 years (25% /year).

Are notary fees negotiable?
No for taxes, only for fees (≈ 1%).

Does the purchase entitle you to permanent residence?
No, a residence permit must be requested separately.

Conclusion & recommendations

Real estate investment in Morocco is attractive, but requires rigor and vigilance.
Always give priority to titled assets, prepare an expanded budget, and work with qualified professionals.

👉 To go further, download our complete PDF guide “Investing in Morocco: Overview 2025” which details regional strategies and regulatory developments.

Last updated: September 1, 2025

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