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
Foreigners can freely purchase urban properties in Casablanca with the same ownership rights as Moroccan citizens, including apartments, villas, and commercial real estate.
The process requires no residency or visa requirements, can be completed remotely via power of attorney, and involves a mandatory notary for legal authentication. While mortgage financing is available to foreigners at competitive rates, buyers should budget for 7-15% in additional costs and understand the tax implications for rental income and capital gains.
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 enjoy full freehold rights when purchasing urban properties in Casablanca, with the same ownership privileges as Moroccan citizens.
The buying process requires a mandatory notary, no residency requirements, and can be completed remotely, though buyers should budget for 7-15% in additional costs and understand ongoing tax obligations.
| Aspect | Foreigners | Moroccan Citizens |
|---|---|---|
| Urban Property Rights | Full freehold ownership | Full freehold ownership |
| Agricultural Land | Prohibited (special authorization required) | Allowed |
| Residency Requirement | None required | N/A |
| Mortgage Access | Yes (4-6% interest, 20-30% down) | Yes (similar terms) |
| Transaction Costs | 7-15% of property value | 7-15% of property value |
| Rental Income Tax | Progressive 10-38% | Progressive 10-38% |
| Capital Gains Tax | 20% on net profit | 20% on net profit |
What types of properties can foreigners buy in Casablanca, and are there any restrictions compared to Moroccan citizens?
Foreigners can purchase all types of urban properties in Casablanca including apartments, villas, riads, townhouses, and commercial real estate with full freehold ownership rights.
The main restriction applies to agricultural land and properties in border or military-sensitive zones, which require special government authorization that is rarely granted to foreign buyers. This means foreigners cannot buy farms, agricultural plots, or land designated for farming purposes without going through a complex reclassification process.
Urban residential and commercial properties face no nationality-based restrictions. Whether you're buying a modern apartment in Maarif, a traditional riad in the old medina, or a commercial space in the Central Business District, foreigners enjoy the same ownership rights as Moroccan citizens.
It's something we develop in our Morocco property pack.
Do property rights differ depending on the nationality of the foreign buyer?
Property ownership rights in Casablanca are identical for all foreigners regardless of their nationality or country of origin.
A French, American, British, or Chinese buyer will have exactly the same legal rights and face the same restrictions when purchasing property in Casablanca. The Moroccan legal system does not discriminate between different foreign nationalities for real estate transactions.
All foreign buyers receive full freehold ownership rights, meaning you own the property outright and can sell, rent, or transfer it freely. There are no special agreements, treaties, or preferential treatment based on your home country's relationship with Morocco.
Are there residency or visa requirements for owning property as a foreigner in Morocco?
No residency permit, visa, or Moroccan address is required to purchase and own property in Casablanca as a foreigner.
You can buy property while living abroad and maintain ownership without ever establishing residency in Morocco. Many foreign property owners live in their home countries and use their Casablanca properties as vacation homes or rental investments.
However, owning property in Morocco can support a future residency application by demonstrating financial ties and commitment to the country, though it doesn't guarantee residency approval. The property ownership itself creates no obligation to obtain residency or visit Morocco regularly.
Do you need to be physically present in Casablanca or Morocco to complete a property purchase?
Physical presence is not required to complete a property purchase in Casablanca, as the entire transaction can be handled remotely through a legal power of attorney.
The power of attorney must be properly notarized and authenticated, allowing your designated representative (typically a lawyer or trusted local contact) to sign documents, transfer funds, and complete the purchase on your behalf. This arrangement is commonly used by foreign buyers who prefer to handle the transaction from their home country.
Many buyers choose to visit Casablanca to view properties in person before purchasing, but this is purely optional. Remote purchases are legally valid and fully protected under Moroccan law, provided all documentation is properly executed.
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What is the step-by-step process to buy property in Casablanca, and which documents are required at each stage?
The property purchase process in Casablanca follows a structured five-stage system that typically takes 6-12 weeks to complete.
| Stage | Required Documents | Key Actions |
|---|---|---|
| Property Search & Negotiation | Valid passport, proof of funds statement | View properties, negotiate price, agree on terms |
| Preliminary Agreement | "Promesse de vente" contract, 10% deposit | Sign pre-sale agreement, secure property |
| Due Diligence | Title deeds, seller's ID, property certificate | Notary verifies ownership, checks for liens/debts |
| Final Purchase | Notarized sale deed, remaining balance | Complete payment, sign final contracts |
| Registration | Ownership certificate, tax clearance | Register property, establish legal ownership |
All foreign currency transfers must be properly documented through Moroccan banks to ensure you can repatriate funds when selling the property later.
Is it mandatory to hire a lawyer or notary when buying property, and what role do they play?
A notary is legally mandatory for all property transactions in Casablanca, while hiring a lawyer is optional but strongly recommended for foreign buyers.
The notary serves as the official authenticator who verifies the seller's ownership rights, checks for outstanding debts or liens against the property, drafts and witnesses the sale contract, oversees the transfer of funds, calculates and collects all taxes and fees, and registers the new ownership with government authorities.
A lawyer provides additional protection by reviewing contracts before signing, advising on legal risks and obligations, handling power of attorney arrangements for remote buyers, negotiating terms on your behalf, and representing you if disputes arise. Legal fees typically range from 1-2% of the property value.
Given the complexity of Moroccan real estate law and language barriers, most successful foreign buyers use both professionals to ensure a secure transaction.
Can foreigners access mortgages in Morocco, and if so, what are the rates, conditions, and tips to increase approval chances?
Foreigners can obtain mortgages from major Moroccan banks including Attijariwafa Bank, BMCE Bank, CIH Bank, and Crédit du Maroc with competitive terms.
Current mortgage conditions for foreigners include interest rates of 4-6% annually, down payments of 20-30% of property value, loan terms of 7-20 years, and financing up to 70-80% of property value. Most loans are issued in Moroccan dirhams, though some banks offer euro or dollar denominated loans for qualified expatriate clients.
To increase approval chances, prepare comprehensive documentation including passport and residence permits, proof of stable income (employment contracts, tax returns, bank statements for 6-12 months), property valuation and purchase agreement, and debt-to-income ratio demonstrating ability to service the loan.
Banks prefer borrowers with established relationships, so consider opening a Moroccan bank account and depositing the down payment locally before applying. Professional income verification and local references can significantly improve approval odds.
What taxes, fees, and hidden costs should you expect when buying and later reselling property in Casablanca?
Total purchasing costs in Casablanca typically range from 7-15% of the property purchase price, significantly impacting your investment budget.
| Cost Type | Percentage | Description |
|---|---|---|
| Registration & Cadastral Fees | 4-6% | Government property registration and mapping |
| Notary Fees | 1-7% | Legal authentication and document preparation |
| Real Estate Agency Commission | 2-3% | If using an agent (negotiable) |
| Legal Fees | 1-2% | Lawyer consultation and contract review |
| Currency Transfer Costs | 0.5-1% | Bank fees for international wire transfers |
| Due Diligence | 0.2-0.5% | Property inspection and title verification |
| Translation Services | 0.1-0.3% | Document translation if required |
When reselling, you'll pay a 20% capital gains tax on net profit, plus similar registration and notary fees. Annual ownership costs include municipal property tax at 10.5% in Casablanca and housing tax based on rental value.
How are foreign buyers taxed on rental income, capital gains, or property ownership in Morocco?
Foreign property owners in Casablanca pay local taxes only on Moroccan-sourced income, not on their worldwide income.
Rental income is taxed at progressive rates from 10% to 38% on net income after allowable deductions for repairs, maintenance, management fees, insurance, and depreciation. Property owners must file annual tax returns with Moroccan authorities and pay quarterly estimated taxes on rental income.
Capital gains from property sales are taxed at a flat rate of 20% on net profit calculated as sale price minus purchase price and improvement costs. The tax applies regardless of how long you owned the property, with no exemptions for foreign owners.
Annual property ownership taxes include municipal tax at 10.5% in Casablanca (with potential exemptions for primary residences) and housing tax calculated on the property's rental value. Double taxation treaties between Morocco and many countries may provide relief against paying taxes in both jurisdictions.
It's something we develop in our Morocco property pack.
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.
Which neighborhoods in Casablanca are most attractive for foreigners in terms of lifestyle, rental demand, and long-term appreciation?
Several Casablanca neighborhoods stand out for foreign buyers seeking optimal lifestyle, rental yields, and capital appreciation potential.
- Racine: Upscale residential area popular with expatriates, offering luxury amenities, international schools, and strong property appreciation with rental yields around 5.7%
- Gauthier: Prime location with international atmosphere, highest rental yields at 6.9% for 2-bedroom apartments, particularly favored by French expatriates
- Maarif: Modern, walkable district with excellent shopping, dining, and entertainment, highly popular among young professionals and offering strong rental demand
- Anfa: Prestigious neighborhood commanding premium prices, attracting high-income tenants and delivering excellent long-term capital appreciation
- Palmiers and Bourgogne: More affordable options with ocean access, charming atmosphere, and rising popularity among diverse international communities
Central Business District (CFC) and Maarif consistently attract expatriate professionals working for multinational companies, ensuring steady rental demand throughout the year. These areas also benefit from proximity to business centers, international amenities, and transportation links.
What do the latest figures say about liveability, gross rental yields, tourism numbers, and real estate growth forecasts in Casablanca?
As of September 2025, Casablanca's real estate market shows strong fundamentals with attractive returns for foreign investors.
Rental yields in prime areas average 5-7%, with Gauthier leading at 6.86% for 2-bedroom apartments. Average monthly rental rates range from 5,000-7,500 MAD ($500-750) for one-bedroom units to 10,000-15,000 MAD ($1,000-1,500) for three-bedroom apartments in desirable neighborhoods.
Premium neighborhoods like Anfa and the Central Financial Center command the highest prices and show consistent capital appreciation driven by limited supply and strong demand from local and international buyers. The city's growing expat population and increasing tourism numbers continue to fuel demand for both furnished short-term rentals and long-term residential leases.
Real estate market forecasts remain optimistic, with steady price appreciation expected to continue as Casablanca maintains its position as Morocco's economic hub and gateway for international business in North Africa.
What are the most common mistakes or pitfalls foreigners make when buying property in Morocco, and how can they be avoided?
Foreign buyers in Casablanca frequently encounter several preventable mistakes that can result in financial losses or legal complications.
- Skipping professional legal assistance: Attempting to navigate the purchase without a lawyer or relying solely on the notary can lead to missed contract issues, title problems, or hidden debts against the property
- Attempting to buy restricted land: Purchasing agricultural or border-zone properties that foreigners cannot legally own, potentially resulting in voided sales and lost deposits
- Inadequate due diligence: Failing to thoroughly verify the seller's ownership rights, existing liens, mortgages, or legal disputes that could cloud the title
- Poor currency handling: Not properly documenting foreign currency transfers or failing to use convertible dirham accounts, which prevents future repatriation of sale proceeds
- Underestimating total costs: Budgeting only the purchase price without accounting for the 7-15% in additional fees, taxes, and ongoing ownership expenses
- Unrealistic rental projections: Overestimating rental returns or choosing properties in areas without proven rental demand, leading to disappointing investment performance
- Cultural and language barriers: Attempting to navigate the bureaucracy without local expertise, resulting in delays, misunderstandings, or compliance issues
Success requires working with experienced local professionals, conducting thorough property research, properly handling currency transfers, and maintaining realistic expectations about costs and returns.
It's something we develop in our Morocco property pack.
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.
Casablanca offers foreign buyers an accessible entry into Morocco's real estate market with full ownership rights and no residency requirements.
Success depends on working with qualified professionals, understanding the tax implications, and choosing neighborhoods with strong rental demand and appreciation potential.
Sources
- Orchid Island - Foreigners Buying Property in Morocco Guide
- Properties Morocco - Buying House in Morocco Guide
- Veles Club - Property Investment in Morocco
- Sands of Wealth - Morocco Real Estate for Foreigners
- Arab MLS - Foreign Property Ownership in Morocco
- Bewildered in Morocco - Property Buying Guide
- Green Acres - Property Purchase Process Morocco
- Agenz - Role of Notary in Morocco Real Estate
- Properties Morocco - Mortgage for Foreigners
- Properties Morocco - Notary Fees in Morocco