Authored by the expert who managed and guided the team behind the Morocco Property Pack
Everything you need to know before buying real estate is included in our Morocco Property Pack
Casablanca is Morocco's economic capital, and it is also one of the most accessible cities in Africa for foreigners looking to buy residential property.
In this guide, we cover everything you need to know about what you can legally buy, what visa rules apply, how the buying process works, and what costs to expect in January 2026.
We update this blog post regularly to reflect the latest regulations, mortgage rates, and market conditions in Casablanca.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Casablanca.
Insights
- Foreigners can buy titled apartments, villas, and townhouses in Casablanca with full freehold ownership, but the property must be properly registered with Morocco's land registry (ANCFCC) to be legally enforceable.
- Closing costs in Casablanca typically run between 7% and 11% of the purchase price when you include registration taxes, notary fees, and agency commissions.
- Mortgage rates for foreign buyers in Casablanca in 2026 range from about 5.2% to 7.2%, depending on whether you are a resident or non-resident and how strong your banking documentation is.
- You do not need a special visa to buy property in Casablanca, and purchases can be completed on a tourist entry status through a notary-driven process.
- The biggest mistake foreigners make in Casablanca is paying deposits on properties that are not cleanly titled, which can lead to years of legal disputes or total loss of funds.
- Annual property taxes in Casablanca (the Taxe de Services Communaux) run about 6,000 to 35,000 MAD per year, depending on whether you own an apartment or a villa and in which neighborhood.
- CIH Bank, Banque Populaire, and Bank of Africa are the three most foreigner-friendly banks for mortgages in Casablanca as of the first half of 2026, with explicit products for non-residents.
- Rental income in Casablanca is taxed at 10% for gross revenues under 120,000 MAD per year and 15% above that threshold, and you can manage your property from abroad using a local agency.
What can I legally buy and truly own as a foreigner in Casablanca?
What property types can foreigners legally buy in Casablanca right now?
Foreigners can legally buy apartments, villas, townhouses, and condominium units in Casablanca with full freehold ownership, as long as the property is properly titled and registered with the Moroccan land registry.
The single most important condition is that the property must have a clean title recorded with the ANCFCC (Morocco's official land registry), because without this, your ownership rights are not legally enforceable.
This means you should always verify through your notary that the property has a valid land title before signing anything or paying any deposit.
Agricultural land is the main exception where foreigners face restrictions, but this rarely applies to residential buyers in Casablanca since the city's housing stock is urban and residential by classification.
Finally, please note that our pack about the property market in Casablanca is specifically tailored to foreigners.
Can I own land in my own name in Casablanca right now?
Yes, foreigners can own land in their own name in Casablanca, including villa plots or the land that comes with a standalone house, as long as the land is properly titled and classified as urban or residential.
The key restriction across Morocco is on agricultural land, which foreigners generally cannot own directly, but this is not what you are buying when you purchase a home in Casablanca's residential neighborhoods.
If someone offers you a property that seems unusually cheap or is described as being "in progress" for titling, treat this as a red flag and verify the land classification before proceeding.
As of 2026, what other key foreign-ownership rules or limits should I know in Casablanca?
As of early 2026, there are no foreign-ownership quotas or nationality-based caps that apply to residential apartments or condos in Casablanca, which makes this market more accessible than many other countries.
Morocco does not impose a building-level foreign quota system like some Asian or Gulf countries do, so you will not be blocked from buying because too many foreigners already own units in your building.
The main registration requirement is that your purchase must go through a notary who will handle the deed preparation, tax payments, and official registration with the ANCFCC land registry.
There have been no major regulatory changes announced for 2026 that would restrict foreign residential ownership in Casablanca, though you should always verify current rules with your notary at the time of purchase.
What's the biggest ownership mistake foreigners make in Casablanca right now?
The biggest mistake foreigners make in Casablanca is paying a large deposit or signing a contract for a property that is not cleanly titled and registered, often because the seller pressures them to move fast or the apartment looks perfectly fine.
If you buy an untitled or informally documented property, you may find that you cannot enforce your ownership rights, cannot resell legally, or could lose your entire investment to a competing claim.
Other classic pitfalls include not verifying the exact unit boundaries (especially for parking spaces or storage rooms), not reading the building's copropriété rules before committing, and paying cash "off the record" in ways that create problems for repatriation or resale later.
We have made this infographic to give you a quick and clear snapshot of the property market in Morocco. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Casablanca?
Do I need a specific visa to buy property in Casablanca right now?
No, you do not need a specific visa to buy property in Casablanca, and you can complete a purchase even on a tourist entry status because buying real estate is a civil transaction handled through a notary rather than an immigration matter.
The main administrative hurdle for non-residents is not the visa itself but rather the banking and payment documentation, since you will need to show a clean money trail for your funds and may need to open a Moroccan bank account.
While you do not always need a Moroccan tax ID to complete the purchase itself (your passport may suffice for the deed), you should expect to obtain one if you plan to rent out the property, open local accounts, or eventually sell.
Typically, a foreign buyer will need to present their passport, proof of funds, and sometimes a power of attorney if they cannot be physically present for the final signature.
Does buying property help me get residency and citizenship in Casablanca in 2026?
As of early 2026, buying property in Casablanca does not automatically grant you residency or citizenship, and Morocco does not currently operate a "golden visa" program that gives residency purely based on real estate investment.
Residency in Morocco is typically obtained through standard routes like employment, family ties, retirement, or study, rather than through property purchase alone.
However, owning a home in Casablanca can support your residency application indirectly by showing you have a stable address and ties to the country, which may help if you are applying through another eligible pathway.
Can I legally rent out property on my visa in Casablanca right now?
Your visa status does not directly restrict your ability to own and rent out property in Casablanca, because rental income is a matter of tax law and property rights rather than immigration status.
You do not need to live in Morocco to rent out your Casablanca apartment or villa, and many foreign owners manage their properties remotely through local agencies that handle tenant sourcing, rent collection, and maintenance.
The key things to know are that rental income is taxable in Morocco (at 10% or 15% depending on your gross revenue), your building's copropriété rules may restrict short-term rentals, and you should keep your payment documentation clean for future repatriation of funds.
We cover everything there is to know about buying and renting out in Casablanca here.
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How does the buying process actually work step-by-step in Casablanca?
What are the exact steps to buy property in Casablanca right now?
The standard buying process in Casablanca follows these steps: agree on price and terms, choose a notary, complete due diligence on the title, sign a preliminary contract with a deposit, arrange financing if needed, sign the final deed, pay taxes and fees, register at the land registry, and then receive keys and handover.
You do not always need to be physically present in Casablanca because many foreigners complete purchases using a power of attorney arranged through their consulate and notary, though being present for the final signature can reduce mistakes.
The step that makes the deal legally binding is typically the signing of the final deed (acte de vente) before the notary, after which ownership transfers upon registration with the ANCFCC land registry.
The typical end-to-end timeline from accepted offer to final registration in Casablanca is around 4 to 8 weeks for a straightforward transaction, though it can take longer if there are financing delays or documentation issues.
We have a document entirely dedicated to the whole buying process our pack about properties in Casablanca.
Is it mandatory to get a lawyer or a notary to buy a property in Casablanca right now?
A notary is effectively mandatory for a standard residential purchase in Casablanca because the notary is the professional who prepares the deed, authenticates the transaction, collects the taxes, and submits the file for registration with the land registry.
The key difference is that the notary handles the transaction mechanics and legal formalities for both parties, while a separate lawyer (which is optional) would provide independent advice and advocacy specifically for your interests as the buyer.
If you hire a lawyer, make sure their engagement scope explicitly includes reviewing the preliminary contract, verifying the title status, and confirming there are no liens or encumbrances before you pay your deposit.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Morocco versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Casablanca?
How do I verify title and ownership history in Casablanca right now?
The official registry you should use to verify title and ownership history in Casablanca is the ANCFCC (Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie), which is Morocco's land registry authority.
The key document to request is the certificat de propriété (property certificate), which shows the current registered owner, the exact property description, and any encumbrances or charges recorded against the title.
A realistic look-back period for ownership history checks in Casablanca is typically 10 to 15 years, which allows you to verify there were no disputed transfers, inheritance complications, or irregular sales in recent history.
A clear red flag that should stop or pause your purchase is finding any unresolved inheritance dispute, seizure order, or mortgage that the seller claims is "almost cleared" but is not yet formally released from the registry.
You will find here the list of classic mistakes people make when buying a property in Casablanca.
How do I confirm there are no liens in Casablanca right now?
The standard way to confirm there are no liens or encumbrances on a property in Casablanca is to request an état des inscriptions (statement of registrations) from the ANCFCC, which lists all charges, mortgages, and legal claims registered against the title.
The most common type of lien to specifically ask about is an outstanding mortgage (hypothèque), but you should also check for any seizure orders, tax liens, or third-party claims from inheritance disputes.
The best written proof of lien status is the official certificat de propriété or état des inscriptions issued by the ANCFCC, and you should not accept verbal assurances or unofficial documents as a substitute.
How do I check zoning and permitted use in Casablanca right now?
The authority to check zoning and permitted use in Casablanca is typically the Agence Urbaine de Casablanca or the local commune, which manage urban planning documents and can confirm whether a property is classified for residential use.
The document that confirms zoning classification is usually the plan d'aménagement (urban development plan) or a note d'urbanisme (urban planning note), which you or your notary can request from the relevant local authority.
A common zoning pitfall that foreign buyers miss in Casablanca is assuming that a terrace or rooftop is private space when it is actually legally common property of the building, or planning to run short-term rentals in a building whose copropriété rules explicitly forbid it.
Buying real estate in Casablanca can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Casablanca, and on what terms?
Do banks lend to foreigners for homes in Casablanca in 2026?
As of early 2026, yes, Moroccan banks do lend to foreigners for home purchases in Casablanca, including to non-residents, though approval requires more documentation and typically a higher down payment than for local borrowers.
Foreign buyers commonly see loan-to-value (LTV) ratios in the range of 50% to 70%, meaning you should plan to put down at least 30% to 50% of the purchase price as a cash deposit.
The most common eligibility requirement is proof of stable foreign income with a clear banking trail, and banks will also want the property to be cleanly titled and easy to value.
You can also read our latest update about mortgage and interest rates in Morocco.
Which banks are most foreigner-friendly in Casablanca in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Casablanca are CIH Bank, Banque Populaire (Groupe BCP), and Bank of Africa, all of which explicitly communicate products and processes for foreign or non-resident borrowers.
The key feature that makes these banks more foreigner-friendly is that they have dedicated staff or product lines for non-residents, accept foreign income documentation, and offer remote file processing so you do not need to be in Morocco for every step.
All three of these banks can lend to non-residents (buyers without local residency), though you should expect stricter income verification and potentially higher interest rates compared to resident borrowers.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Casablanca.
What mortgage rates are foreigners offered in Casablanca in 2026?
As of early 2026, mortgage interest rates for foreigners in Casablanca typically range from about 5.2% to 7.2%, with resident foreigners at the lower end and non-residents with weaker documentation at the higher end.
Moroccan banks primarily offer fixed-rate mortgages rather than variable-rate products, so your rate is typically locked for the life of the loan, and there is usually no meaningful discount for choosing a variable option.
We made this infographic to show you how property prices in Morocco compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Casablanca?
What are the total closing costs as a percent in Casablanca in 2026?
The typical total closing cost in Casablanca in 2026 is around 10% of the purchase price when you include all taxes, registration fees, notary fees, and agency commission.
The realistic range is 7% to 11%, with the lower end applying if you buy directly from the seller without an agent and the higher end if you pay a full agency commission of 2% to 3%.
The specific fee categories that make up closing costs in Casablanca include registration tax (droits d'enregistrement), land registry fees (conservation foncière), notary fees, and real estate agency commission.
The single biggest contributor to closing costs in Casablanca is usually the registration tax, which is calculated as a percentage of the declared purchase price and typically represents the largest single line item.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Casablanca.
What annual property tax should I budget in Casablanca in 2026?
As of early 2026, a typical annual property tax budget for an owner-occupied home in Casablanca is around 6,000 to 15,000 MAD (roughly 550 to 1,400 EUR or 600 to 1,500 USD) for an apartment, and 12,000 to 35,000 MAD (roughly 1,100 to 3,200 EUR or 1,200 to 3,500 USD) for a villa or townhouse.
Annual property tax in Casablanca is assessed through the Taxe de Services Communaux, which is calculated at 10.5% of the assessed annual rental value (valeur locative), and this assessed value is often set lower than actual market rent.
How is rental income taxed for foreigners in Casablanca in 2026?
As of early 2026, rental income in Casablanca is taxed at 10% of gross rent if your annual rental revenue is below 120,000 MAD, and at 15% if your revenue is 120,000 MAD or higher.
As a foreign owner, you are generally required to declare your rental income annually to Morocco's tax authority, and depending on your tenant type and payment structure, there may be withholding at source or you may file and pay directly.
What insurance is common and how much in Casablanca in 2026?
As of early 2026, typical annual insurance premiums for a standard home policy in Casablanca range from about 2,000 to 6,000 MAD (roughly 180 to 550 EUR or 200 to 600 USD) for an apartment and 4,000 to 12,000 MAD (roughly 370 to 1,100 EUR or 400 to 1,200 USD) for a villa or townhouse.
The most common type of property insurance coverage that owners carry in Casablanca is multirisque habitation (MRH), which typically covers fire, water damage, theft, and third-party liability in a single bundled policy.
The biggest factor that makes insurance premiums higher or lower for the same property type in Casablanca is the insured rebuild value and the neighborhood's risk profile, with premium zones like Anfa costing more to insure than mid-market areas.
Get the full checklist for your due diligence in Casablanca
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Casablanca, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| ANCFCC (Morocco Land Registry) | Morocco's official land registry and cadastre authority for all property titles. | We used it to explain how legal ownership is proven in Casablanca and what buyers should verify. We also referenced their online services for property certificate verification. |
| ANCFCC Tariffs Documentation | Official ANCFCC publication with formalities, timelines, and registry fee schedules. | We used it to estimate registry-related costs inside closing cost budgets. We cross-checked it against standard notary workflows to keep estimates realistic. |
| Law 39-08 (Real Rights Code) | The official legal text governing real property rights and transfers in Morocco. | We used it to anchor what foreigners can legally own in Casablanca. We also used it to clarify risks around untitled properties. |
| Bank Al-Maghrib (Central Bank) | Morocco's central bank is the most reliable source for system-wide lending data. | We used it to estimate realistic mortgage rates for January 2026. We then adjusted for typical foreigner pricing to give confident ranges. |
| Moroccan Tax Authority (DGI) | The tax authority's official guidance page with statutory rates for local taxes. | We used it to quantify annual municipal tax exposure in Casablanca. We combined it with local tax law to explain how property taxes work in practice. |
| Morocco 2025 General Tax Code | The official consolidated tax code document used by practitioners. | We used it as the backbone reference for transaction taxes and rental income taxation. We cross-checked key rates with international summaries for readability. |
| PwC Tax Summaries (Morocco) | Major global tax firm with transparent summaries tied to Moroccan tax law. | We used it to translate Morocco's rental income and capital gains rules into plain English. We used it as a sanity check on thresholds and rates. |
| Accès Maroc (Official eVisa Portal) | Morocco's official government portal for visa requirements and applications. | We used it to ground the visa discussion in real entry-status mechanics. We also explained what tourist status allows versus residency. |
| Morocco Ministry of Foreign Affairs | The foreign ministry's official information hub for visiting Morocco. | We used it to confirm that visa status is about entry and stay, not property ownership rights. We aligned the visa section with official government framing. |
| CIH Bank | Major Moroccan bank with explicit financing products for foreign non-residents. | We used it to confirm that Moroccan banks do lend to foreigners. We used it as an example of what foreigner-friendly mortgage products look like. |
| Bank of Africa | Major Moroccan bank with explicit remote support for non-resident borrowers. | We used it to illustrate that managing purchases from abroad is normal in Morocco. We used it to confirm remote file processing is available. |
| Banque Populaire (Groupe BCP) | One of Morocco's largest banking groups with products for foreigners. | We used it to support the claim that foreigners are eligible borrowers. We included it in our short list of foreigner-friendly banks for Casablanca. |
| ACAPS (Insurance Regulator) | Morocco's insurance regulator and supervisor for all insurance products. | We used it to define what multirisque habitation insurance covers in Morocco. We kept the insurance section factual using their official definitions. |
| Law 47-06 (Local Tax Law) | The legal basis for local property-related taxes and valuation logic in Morocco. | We used it to frame how annual property taxes are calculated. We used it as the legal cross-check when giving budget ranges for Casablanca. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Morocco. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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