What a purchase in Morocco really costs
The fees on top of the price, with percentages, who pays them and when. Budget 7 to 8 percent, or 9 to 10 percent with an agency, and you will not be surprised.
The purchase price is not the purchase cost. In Morocco, budget 7 to 8 percent on top for a resale apartment, 9 to 10 percent if an agency commission is on your side, a little less for some new-build. Here is where it goes.
Registration tax: 4%
Droits d’enregistrement, paid to the state when the sale contract is registered. The standard rate on residential property is 4% of the declared price. Some social and economic housing programmes carry reduced rates; most of what foreign buyers look at does not qualify.
Paid at signing, through the notary.
Land registry fee: 1 to 1.5%
The Conservation Foncière charges for entering you as the new owner on the title. Roughly 1% of the price plus a fixed amount, sometimes a little more with ancillary entries. This is the fee that makes the property legally yours; it is not optional and not negotiable.
Notary: 0.5 to 1% plus VAT
Moroccan notaries work on a regulated scale, usually quoted as a percentage of the price with a minimum, plus 20% VAT and fixed costs for stamps, copies and registry filings. On a €150,000 apartment, expect roughly €1,500 to €2,500 all in.
The notary is a public officer, not your lawyer. They authenticate the contract and hold the funds. If you want someone to argue your side of the contract, that is a separate lawyer; for most straightforward purchases of registered property, it is not needed.
Agency commission: 2.5%
The customary Moroccan rate is 2.5% of the price, and it is common for both buyer and seller to pay it. Agree it in writing before the first viewing, and be clear about who is paying what. Ours is on paper before you see anything; for properties from our own portfolio there is no commission on top of the listed price.
Things people forget
- Bank fees for opening a convertible dirham account and for the international transfer: small, but plan a few hundred euros.
- Translation. Contracts are in French or Arabic. A sworn translation into German or English for your records is a few hundred euros and worth it.
- Power of attorney if you sign from home: consular fees plus a courier.
- Furnishing for a rental: a one-bedroom apartment can be furnished to a good standard for €6,000 to €10,000 in Morocco.
- Annual costs: service charges (syndic), municipal tax (taxe de services communaux), and from the sixth year the housing tax. Modest by European standards, but they exist.
A worked example
Resale apartment, Casablanca coast, €150,000:
| Item | Amount |
|---|---|
| Registration tax, 4% | €6,000 |
| Land registry, about 1.2% | €1,800 |
| Notary, about 1% incl. VAT and fixed costs | €1,800 |
| Agency, 2.5% | €3,750 |
| Total on top of price | about €13,350, or 9% |
Our yield calculator uses 7% as a round figure. Use 9 to 10% if an agency commission is on your side of the deal.
Sources and date
Figures and legal references in this guide were checked against official Moroccan sources (Code général des impôts, Office des Changes, ANCFCC tariff, Bank Al-Maghrib) and reputable market reports on the date above. Laws change; confirm the current position with your notary before you sign.