Buying property in Morocco from abroad is entirely possible, but requires specific precautions to avoid scams and secure your investment. Here is the complete 2026 guide for safely buying an apartment or house in Morocco from France or Belgium.
Costs & fees
| Notary fees | 1% to 1.5% of sale price | Payable by the buyer |
| Land registry fees | 1% of price + 200 MAD (official ANCFCC rate) | Mandatory tax for title transfer |
| Registration duties | 4% of price (residential built); 5% for vacant land (CGI art. 133) | Reduced rate of 3% for social housing |
| Stamp duty | ~1,000 MAD | Fixed fee |
| Estate agent | 2.5% of price | Generally payable by the seller, but negotiable |
Timeline
Finding and securing the property
Start by identifying the property through an estate agent licensed by the National Federation of Estate Agents of Morocco (FNAI). Before any payment, you MUST verify the title deeds on ancfcc.gov.ma — ensure that the seller is indeed the legal owner and that no mortgage, opposition or dispute is registered. Never pay money to a private individual without this verification. Online verification is free and takes just a few minutes.
💡 Tip — Instruct a Moroccan notary to carry out title verification from the first serious contact — their expertise is indispensable.
⚠️ Warning — NEVER pay a deposit to a private individual without having verified the title deeds with ANCFCC and signed a preliminary agreement with the notary.
Sign the preliminary sale agreement with the notary
The preliminary agreement (or pre-contract) must be signed before a Moroccan notary — never as a private agreement between individuals for a property transaction. The deposit (generally 10% of the price) must be paid into the notary's escrow account, not directly to the seller. The preliminary agreement specifies the price, suspensive conditions (obtaining credit, state of title deeds), the deadline for the final deed and penalties in case of withdrawal.
💡 Tip — Insist on using the notary's escrow account for the deposit. This is your guarantee: if the sale falls through due to the seller's fault, you will be reimbursed.
Finance and transfer funds
Financing can be done by international transfer from abroad (traceable, secure) or through a property loan granted by a Moroccan bank. For large transfers, the Foreign Exchange Office may require justification of the source of funds. Moroccan banks offer MRE loans up to 80% of the property value. If you finance in foreign currency, the funds transit through a convertible MRE account to be exchanged at the Bank Al-Maghrib official rate.
💡 Tip — Keep proof of your international transfers — these constitute your right to repatriate funds if you subsequently sell the property.
Sign the authentic deed with the notary
The authentic deed (or final sale deed) must be signed before a Moroccan notary. If you cannot be physically present, you can sign by notarised power of attorney — the power of attorney must be established by a notary in your country of residence, legalised by the Moroccan embassy, and translated into Arabic by a sworn translator. The notary verifies that everything is in order before proceeding with the signing.
💡 Tip — If you buy by power of attorney, limit it strictly to this specific deed, with this property, this seller, and this price — a broader power of attorney is dangerous.
Registration and title deeds
After signing the authentic deed, the notary proceeds with registration with ANCFCC for the transfer of title deeds to your name. The land registry fee is 1% of the price + 200 MAD (official ANCFCC rate). The timeframe for receiving your title deed in your name is generally 2 to 4 weeks. Keep the original of your title deed carefully in a safe place.
💡 Tip — Ask your notary for a digitised copy of the title deed as soon as it is received — and store it on a secure cloud. If the paper document is lost, this copy will be invaluable.
In depth
The Moroccan property market offers real opportunities for MRE, but it is essential to understand local specificities. Prices vary considerably: in Casablanca, expect between 15,000 and 25,000 DH/m2 for a decent area, compared to 8,000 to 15,000 DH/m2 in Marrakech outside Gueliz. Secondary cities such as Tangier, Agadir or Fez offer more accessible prices. Beware of the off-plan new build market (VEFA): always require a completion guarantee issued by the developer's bank. For leasehold properties, check the leasehold regulations, the amount of charges, and the state of common areas. If the property is agricultural (land outside the urban perimeter), the regulations are different and purchase by a foreigner may be restricted. Finally, plan for an additional budget of 8 to 10% of the purchase price to cover all fees (notary, registration, land registry, agent).
❌ Common mistakes to avoid
- ✕Paying a deposit to a private individual without going through the notary — risk of total loss of funds
- ✕Not verifying the title deed with ANCFCC before any commitment — the property may be encumbered with mortgages
- ✕Buying off-plan without an intrinsic completion guarantee or from a bank
🔗 Official links and resources
❓ Frequently asked questions
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