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
Buying property in Casablanca as a foreigner is straightforward and legally permitted with minimal restrictions.
The purchase process involves 12 essential steps from document preparation to final registration, requiring proper legal guidance and compliance with Moroccan property laws. Understanding each stage helps ensure a secure transaction and avoid common pitfalls that can cost buyers significant money and time.
If you want to go deeper, you can check our pack of documents related to the real estate market in Morocco, based on reliable facts and data, not opinions or rumors.
Foreigners can legally buy most urban properties in Casablanca including apartments, villas, and commercial spaces, with agricultural land being the main restriction.
The complete purchase process requires a Moroccan bank account, notary involvement, and budget planning for 6-9% in total fees including registration tax, notary costs, and administrative charges.
| Purchase Stage | Key Requirements | Timeframe |
|---|---|---|
| Legal Eligibility Check | Confirm foreign ownership rights for urban properties | Immediate |
| Document Preparation | Passport, bank account, proof of income | 2-4 weeks |
| Title Verification | Note de renseignement from Land Registry | 3-5 days |
| Notary Selection | Licensed Moroccan notary for legal procedures | 1-2 days |
| Banking Setup | Moroccan convertible Dirham account | 1-2 weeks |
| Financial Planning | Budget 6-9% total for taxes and fees | Ongoing |
| Preliminary Agreement | 10% deposit, signed at notary | Same day |
| Final Registration | Deed submission to Land Registry | 2-3 weeks |
How do I find out if foreigners are legally allowed to buy property in Casablanca?
Foreigners are legally allowed to buy property in Casablanca with very few restrictions as of September 2025.
The Moroccan government permits foreign nationals to purchase apartments, villas, houses, and commercial properties in urban areas including Casablanca without requiring special permits or government approval. You have the same ownership rights as Moroccan citizens for residential and most commercial real estate.
The main restriction applies to agricultural and rural land, which foreigners cannot directly purchase without obtaining special governmental permission. However, this limitation doesn't affect property buyers in Casablanca since the city consists entirely of urban real estate. All residential properties, from studio apartments to luxury villas, are available for foreign purchase.
You can verify these legal rights by consulting the Moroccan Ministry of Interior or checking with a licensed Moroccan notary who specializes in real estate transactions. The legal framework has remained stable for foreign property ownership, making Casablanca an accessible market for international buyers.
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What are the main types of properties available to buy in Casablanca, and which ones are open to foreign buyers?
| Property Type | Foreign Access | Typical Price Range (MAD) |
|---|---|---|
| Studio Apartments | Fully Permitted | 400,000 - 800,000 |
| 1-3 Bedroom Apartments | Fully Permitted | 800,000 - 3,000,000 |
| Luxury Condos | Fully Permitted | 2,000,000 - 8,000,000 |
| Villas and Houses | Fully Permitted | 3,000,000 - 15,000,000+ |
| Commercial Offices | Fully Permitted | 1,500,000 - 10,000,000 |
| Retail Spaces | Fully Permitted | 800,000 - 5,000,000 |
| Agricultural Land | Special Permission Required | Variable |
What documents do I need to gather before starting the purchase process?
You need to prepare several essential documents before beginning your property purchase in Casablanca.
Start with your valid passport and any foreign identification documents, which must be translated into Arabic or French and notarized. If you're married and planning to buy jointly with your spouse, obtain a certified marriage certificate translated into Arabic or French.
Financial documentation includes proof of income or funds to demonstrate your ability to complete the purchase, along with bank statements from your home country. You'll need to establish a Moroccan convertible Dirham bank account before the purchase, so gather the bank account opening documents and details.
During the purchase process, the seller must provide the title deed, certificate of ownership, and current tax receipt for the property (taxe foncière). Your notary will help verify these seller-provided documents are authentic and complete.
All foreign documents must be apostilled in your home country and translated by a certified translator in Morocco. Plan for 2-4 weeks to gather and process all required documentation properly.
How do I check that the seller is the real owner of the property and that the title is clean?
Verifying seller ownership and title cleanliness requires obtaining an official "note de renseignement" from Morocco's Land Registry.
The Land Registry (Conservation Foncière) maintains complete records of property ownership, liens, mortgages, and legal disputes for all registered properties in Casablanca. This official document shows the current registered owner's name, property boundaries, and any encumbrances or legal claims against the property.
Your notary typically requests this note on your behalf for a small administrative fee, usually around 100-200 MAD. The document is available within 3-5 business days and provides the definitive legal status of the property. Any interested party can request this information, making it a transparent verification process.
The note reveals critical information including outstanding mortgages, unpaid taxes, legal disputes, or any restrictions on the property's sale. If the seller's name doesn't match the registered owner on the note de renseignement, do not proceed with the purchase until ownership discrepancies are resolved.
Your notary cross-references this official record with the seller's identification and title deed to confirm authenticity and legal authority to sell the property.
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What is the process to get a "note de renseignement" from the Land Registry, and why is it important?
The note de renseignement is obtained by visiting the local Conservation Foncière office or through your notary who can request it on your behalf.
To obtain this document, provide the property's title number or precise address to the Land Registry office. Pay the small administrative fee of approximately 100-200 MAD, and the office will prepare the official note within 3-5 business days. The document can be collected in person or sent to your notary.
This document is crucial because it serves as the definitive legal proof of property status in Morocco's real estate system. It protects buyers from fraud by confirming the seller's legal ownership rights and revealing any hidden debts, liens, or legal disputes that could affect your ownership after purchase.
The note de renseignement shows the complete ownership history, property boundaries, mortgage details, and any legal restrictions or ongoing court cases. Without this verification, buyers risk purchasing properties with hidden legal problems that could result in financial losses or ownership disputes.
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Do I need a local notary, and what exactly does the notary do during the purchase?
A licensed Moroccan notary is mandatory for all property purchases in Casablanca and serves multiple essential roles throughout the transaction.
The notary acts as a neutral third party representing both buyer and seller interests while ensuring compliance with Moroccan property law. They draft and authenticate both the preliminary sales agreement and the final deed of sale, making these documents legally binding and enforceable.
Your notary conducts comprehensive due diligence on the property title, requests and interprets the note de renseignement, and verifies all seller-provided documents are authentic. They also ensure all taxes and fees are properly calculated and paid, protecting you from future legal complications.
The notary facilitates official fund transfers between parties, registers the final deed with the Land Registry, and ensures the property ownership is legally transferred to your name. They also advise on contract terms and explain any complex legal provisions in the purchase agreement.
Choose a notary who speaks your language or works with qualified translators to ensure you understand all aspects of the transaction. The notary's fee typically ranges from 1-2.5% of the property value.
How do I open a Moroccan bank account and transfer funds legally for the purchase?
Opening a Moroccan convertible Dirham account is required for foreign property buyers and must be completed before the purchase.
Visit a major Moroccan bank such as Attijariwafa Bank, Banque Populaire, or BMCE Bank with your passport, proof of address from your home country, and proof of income or employment. The bank will open a convertible Dirham account specifically designed for non-residents making property investments.
Transfer your purchase funds via international wire transfer directly to your Moroccan account, clearly stating "for property purchase" as the transfer purpose. This declaration is crucial for complying with Morocco's Exchange Office regulations and ensures you can repatriate funds if you sell the property later.
The bank account opening process typically takes 1-2 weeks, including document verification and account activation. Some banks may require a minimum initial deposit of 10,000-50,000 MAD depending on the account type and your intended purchase amount.
Keep all wire transfer records and bank statements as proof of legal fund transfers, which your notary will need for the final deed registration process.
What taxes, fees, and notary costs should I budget for when buying property in Casablanca?
| Fee Type | Percentage/Amount | When Paid |
|---|---|---|
| Registration Tax | 4% of property value | At deed signing |
| Notary Fees | 1-2.5% of property value | At deed signing |
| Legal Fees (if using separate lawyer) | ~1% of property value | At completion |
| Stamp Duties & Administration | 1-2% of property value | At deed signing |
| Annual Property Tax | 10% of rental income (if renting) | Annually |
| Capital Gains Tax (on sale) | 20% with exemptions | When selling |
| Land Registry fees | 500-2000 MAD | At registration |
How do I sign the preliminary sales agreement, and what are the usual deposit requirements?
The preliminary sales agreement (Compromis de Vente) is signed at your notary's office and requires a deposit of approximately 10% of the total purchase price.
This agreement outlines all terms and conditions of the sale, including the final purchase price, completion date, and any special conditions such as financing contingencies or property inspections. Both parties sign this legally binding document in the presence of the notary who authenticates the signatures.
The 10% deposit is typically paid by bank check or wire transfer on the same day as signing the preliminary agreement. This deposit is held in the notary's escrow account until completion, protecting both buyer and seller interests. If the sale fails to complete due to buyer default, the seller usually retains the deposit as compensation.
The preliminary agreement establishes a completion timeline, usually 30-60 days for cash purchases or longer if mortgage financing is involved. During this period, the notary completes final due diligence, prepares the deed of sale, and ensures all legal requirements are met.
Review the agreement carefully and request translations for any clauses you don't understand before signing, as this document becomes legally enforceable once executed.
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What are the most common mistakes or scams buyers face when purchasing property in Casablanca?
The most frequent mistake is purchasing from sellers who are not the legal property owners.
Always verify seller ownership through the official Land Registry note de renseignement before signing any agreements or paying deposits. Some sellers may claim ownership based on informal arrangements or inheritance disputes that aren't legally recognized, leaving buyers without valid title after purchase.
Another common issue involves properties with hidden debts, unpaid taxes, or undisclosed liens that become the new owner's responsibility. These problems can be avoided by insisting on a clean note de renseignement and having your notary verify all tax payments are current before completion.
Buyers often fall victim to contracts written entirely in French or Arabic with unfavorable clauses they don't understand. Always request professional translation of all contract terms and never sign documents you haven't fully reviewed and comprehended.
Payment scams occur when buyers are pressured to pay deposits or full purchase amounts outside the official notarial process. All payments should be made through your notary's escrow account or directly at the bank in the presence of legal representatives, never to individual sellers or agents privately.
How do I make sure the contract is drafted correctly and that no hidden clauses put me at risk?
Use a qualified Moroccan notary who speaks your language or works with certified translators to review every contract clause.
Insist on comprehensive contract terms that clearly specify the purchase price, payment schedule, completion date, property boundaries, and included fixtures or furnishings. The contract should explicitly state that the seller guarantees clear title with no undisclosed debts, liens, or legal disputes.
Ensure all taxes, fees, and administrative costs are clearly outlined in the contract with specific allocation of responsibility between buyer and seller. Avoid contracts with vague terms like "additional fees may apply" or "subject to further charges" that could create unexpected costs later.
Include penalty clauses that protect your interests if the seller fails to complete the sale or if undisclosed problems emerge after purchase. The contract should specify remedies and compensation amounts for various breach scenarios.
Have your notary explain standard contract provisions and any unusual clauses before signing. Request modifications to any terms that seem unfair or unclear, as the contract becomes legally binding once executed by both parties.
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What steps should I take after the final deed is signed to register the property under my name?
After signing the final deed, your notary submits all documentation to the Land Registry (Conservation Foncière) for official registration under your name.
The notary pays all required registration taxes and administrative fees on your behalf, typically within 2-3 days of deed signing. These payments trigger the official transfer process and confirm your legal ownership rights in the government records.
The Land Registry processes the registration within 2-3 weeks, updating their records to show you as the new legal owner. During this period, the notary tracks the registration progress and resolves any administrative issues that may arise.
Once registration is complete, collect your updated title deed (titre foncier) from the notary or Land Registry office. This document serves as definitive proof of your property ownership and should be stored securely with copies in multiple locations.
Update your property insurance policy to reflect your ownership and ensure continuous coverage from the completion date. Also, arrange for utility account transfers and property tax registration to establish your ongoing ownership responsibilities.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buying property in Casablanca as a foreigner is legally straightforward but requires careful attention to proper procedures and documentation.
Following the 12-step process outlined above with qualified legal professionals ensures a secure transaction and protects your investment in Morocco's growing real estate market.
Sources
- Orchid Island - Can Foreigners Buy Property in Morocco Guide
- Sands of Wealth - Morocco Real Estate for Foreigners
- Arab MLS - Foreign Property Purchase in Morocco
- Veles Club - Morocco Property Investment Guide
- Global Property Guide - Morocco Buying Guide
- Sands of Wealth - Moving to Morocco Property Guide
- Orchid Island - Morocco Real Estate Investment
- Expat Focus - Morocco Property Buying Guide