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
Morocco has become one of the most attractive destinations for foreigners looking to buy residential property in North Africa.
In this guide, we explain what you can legally own, how the buying process works, and what taxes and fees you should expect in Morocco in 2026.
We constantly update this blog post to reflect the latest regulations and market conditions.
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 Morocco.
Insights
- Foreigners can buy most residential property in Morocco, but agricultural land remains off-limits, and some suburban villas sit on land that is legally classified as agricultural even when they look residential.
- The "titre foncier" (registered land title) is the gold standard for ownership in Morocco, and properties without it are much harder to resell or finance later.
- Morocco does not offer a "golden visa" or citizenship-by-property-purchase program, so buying a home will not automatically grant you residency or a passport.
- The Office des Changes in Morocco requires you to document how your purchase funds entered the country if you want to repatriate your money when you eventually sell.
- Closing costs in Morocco typically range from 6% to 8% of the purchase price for resale properties, not including any real estate agency fees.
- Bank Al-Maghrib reported average lending rates around 5.08% in late 2024, but foreigners should expect to pay between 5.5% and 7.0% due to additional risk premiums.
- Annual property taxes in Morocco (Taxe d'habitation plus Taxe de services communaux) typically cost between 0.2% and 0.8% of a home's market value each year.
- Riads in historic medinas like Marrakech or Fez often come with complex ownership histories, making title verification especially important for foreign buyers.
What can I legally buy and truly own as a foreigner in Morocco?
What property types can foreigners legally buy in Morocco right now?
Foreigners in Morocco can generally buy and own apartments, villas, townhouses, and riads in their own name, as long as the property has a registered land title (called a "titre foncier").
The most important condition is that the property must be properly titled and registered through Morocco's official land registry, which is managed by the Agence Nationale de la Conservation Foncière (ANCFCC).
Properties sold under older traditional possession frameworks (often described as "melkia" or "untitled") can be legitimate, but they carry much higher risk because ownership is harder to prove and the property is harder to resell or finance.
This means that before signing anything, you should always confirm the property has a titre foncier and that the seller is the registered owner.
Finally, please note that our pack about the property market in Morocco is specifically tailored to foreigners.
Can I own land in my own name in Morocco right now?
Yes, foreigners can own land in their own name in Morocco, but only if the land is classified as urban or residential and properly titled.
However, foreigners are generally restricted from owning agricultural land directly, which matters because some villa plots on the outskirts of cities may be legally classified as agricultural even if they appear residential.
If your dream property is outside the urban perimeter, you must confirm the zoning classification before assuming you can legally own the land.
By the way, we cover everything there is to know about the land buying process in Morocco here.
As of 2026, what other key foreign-ownership rules or limits should I know in Morocco?
As of early 2026, the most important rule beyond title and land type is ensuring your purchase funds are properly documented through the banking system so you can later repatriate sale proceeds under Office des Changes regulations.
Morocco does not have a foreign-ownership quota for apartments or condos, so there is no limit on how many units in a building can be owned by foreigners.
There is no special government approval required for most residential purchases by foreigners, though your notary will handle the standard registration with the land registry (ANCFCC).
No major regulatory changes specifically targeting foreign ownership have been announced for 2026, but the Finance Law 2025 did introduce some simplifications for rental income taxation that may benefit foreign landlords.
If you're interested, we go much more into details about the foreign ownership rights in Morocco here.
What's the biggest ownership mistake foreigners make in Morocco right now?
The single biggest mistake foreigners make in Morocco is buying a property that is not cleanly titled or registered, and only discovering the problem when they try to resell or get a mortgage.
If you make this mistake, you may find yourself stuck with a property you cannot legally sell, finance, or even prove you own, which can mean losing your entire investment.
Another very common pitfall is not setting up the money trail correctly at purchase, which means not documenting how your funds entered Morocco, and then later finding it is difficult or impossible to transfer your sale proceeds out of the country.
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 Morocco?
Do I need a specific visa to buy property in Morocco right now?
No, you do not need a specific visa or residency permit to buy property in Morocco, and many foreigners complete purchases while visiting on a tourist visa.
The most common administrative hurdle for non-residents is opening a Moroccan bank account, which some banks require for the transaction, though this is usually straightforward with your passport and proof of address.
You typically do not need a Moroccan tax ID before signing the purchase deed, as your passport is usually enough, but you will likely need tax identifiers soon after for paying local taxes or declaring rental income.
A typical document set for a foreign buyer includes your passport, proof of funds, proof of how the money entered Morocco, and any power of attorney if you cannot sign in person.
Does buying property help me get residency and citizenship in Morocco in 2026?
As of early 2026, buying property in Morocco can support a residency application by showing you have a local address and financial means, but it does not automatically grant you residency or citizenship.
Morocco does not have a "golden visa" or investor visa program that grants residency based on a minimum property investment, unlike some other countries.
To obtain residency, you must apply through the standard process at the Bureau des Étrangers (foreigners' office) and demonstrate ties to Morocco, while citizenship is governed by the nationality code and typically requires marriage to a Moroccan citizen, birth links, or extended legal residence.
Can I legally rent out property on my visa in Morocco right now?
Your visa status does not prevent you from renting out property you own in Morocco, so even non-residents and tourists who own property can earn rental income legally.
You do not need to live in Morocco to rent out your property, and many foreign owners manage rentals from abroad using local property managers or agencies.
However, you must declare rental income to the Moroccan tax authorities (Direction Générale des Impôts) and pay the applicable income tax, regardless of where you live, and short-term rentals like Airbnb may face additional local registration or tourism rules depending on the city.
We cover everything there is to know about buying and renting out in Morocco here.
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How does the buying process actually work step-by-step in Morocco?
What are the exact steps to buy property in Morocco right now?
The standard sequence to buy property in Morocco goes like this: agree on price and terms with the seller, verify the title and ownership through ANCFCC, sign a preliminary agreement and pay a deposit, have a notary prepare the final deed and conduct due diligence, route your payment through proper banking channels, sign the final deed, and then register the transfer with the land registry.
You do not have to be physically present for every step, as many foreigners use a power of attorney to authorize someone (often the notary or a lawyer) to sign on their behalf.
The deal typically becomes legally binding when you sign the preliminary agreement (compromis de vente) and pay the deposit, though full ownership transfers only after the final deed is signed and registered.
From accepted offer to final registration, the process usually takes between 4 and 12 weeks in Morocco, depending on how quickly title checks clear and how fast the notary can coordinate all parties.
We have a document entirely dedicated to the whole buying process our pack about properties in Morocco.
Is it mandatory to get a lawyer or a notary to buy a property in Morocco right now?
A notary is the standard and strongly recommended route for buying property in Morocco because they prepare the deed, coordinate official searches, and handle the registration that makes your ownership enforceable.
The key difference is that a notary in Morocco is a public official who authenticates the deed and ensures it is properly registered, while a lawyer provides independent legal advice and can review contracts to protect your interests, especially in complex cases.
When engaging a notary or lawyer, make sure the scope explicitly includes verification of the titre foncier, confirmation of no liens or encumbrances, and a clear explanation of how your funds should be routed for future repatriation.
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 Morocco?
How do I verify title and ownership history in Morocco right now?
The official authority to verify title and ownership history in Morocco is the Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie (ANCFCC), which maintains the national land registry.
The key document you need is an official ownership certificate or extract (certificat de propriété) from ANCFCC, which confirms who the registered owner is and whether the property has a valid titre foncier.
A realistic look-back period for ownership history checks in Morocco is at least 10 to 15 years, which helps uncover any inheritance disputes, undisclosed sales, or gaps in the chain of title.
A clear red flag that should stop or pause your purchase is any unresolved inheritance dispute, missing heir signatures, or a gap in the ownership chain that the seller cannot explain.
You will find here the list of classic mistakes people make when buying a property in Morocco.
How do I confirm there are no liens in Morocco right now?
The standard way to confirm there are no liens or encumbrances on a property in Morocco is to request an official extract from the ANCFCC land registry, which your notary typically handles as part of due diligence.
One common type of encumbrance to specifically ask about is a mortgage (hypothèque), as many properties have existing bank loans that must be cleared before the sale can complete cleanly.
The best written proof of lien status in Morocco is the certificat de propriété from ANCFCC, which lists any registered mortgages, legal seizures, or other encumbrances affecting the property.
How do I check zoning and permitted use in Morocco right now?
The authority to check zoning and permitted use in Morocco is typically the local commune (municipality) or the Agence Urbaine (urban planning agency), which maintain the official planning documents for each area.
The document that confirms zoning classification is usually the plan d'aménagement (development plan) or a note de renseignements urbanistiques (urban information note) that your notary or lawyer can request.
A common zoning pitfall for foreign buyers in Morocco is purchasing what looks like residential land on the outskirts of a city, only to discover it is legally classified as agricultural and therefore cannot be owned by foreigners or developed for housing.
Buying real estate in Morocco 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 Morocco, and on what terms?
Do banks lend to foreigners for homes in Morocco in 2026?
As of early 2026, yes, some Moroccan banks do lend to foreigners for home purchases, though the terms are typically stricter than for residents.
Foreign borrowers in Morocco most commonly see loan-to-value (LTV) ratios ranging from 50% to 70%, meaning you will need a larger down payment than a local buyer would.
The most important eligibility factor is the quality of your income documentation, as banks want clear proof of stable income, ideally from a source they can verify, along with clean bank statements and sometimes translated or legalized documents.
You can also read our latest update about mortgage and interest rates in Morocco.
Which banks are most foreigner-friendly in Morocco in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Morocco are generally considered to be Attijariwafa bank, Bank of Africa (formerly BMCE), and Banque Populaire, all of which have established mortgage products and large retail networks.
What makes these banks more foreigner-friendly is their experience processing international income documentation and their willingness to work with buyers who have clear, verifiable finances even if they are not Moroccan residents.
These banks can lend to non-residents, but approval is more likely if you have a larger down payment, stable foreign income, and a property with a clean titre foncier.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Morocco.
What mortgage rates are foreigners offered in Morocco in 2026?
As of early 2026, foreigners in Morocco can expect mortgage interest rates in the range of 5.5% to 7.0%, which is somewhat higher than the roughly 5% average rate for all borrowers reported by Bank Al-Maghrib due to a risk premium for non-residents.
Most mortgages offered in Morocco are variable-rate products tied to bank reference rates, though some fixed-rate options exist; fixed rates are typically slightly higher to compensate for interest rate risk.
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 Morocco?
What are the total closing costs as a percent in Morocco in 2026?
For a typical resale property in Morocco in 2026, you should budget approximately 6% to 8% of the purchase price for total closing costs.
The realistic range covers most standard transactions, though it can go slightly higher if you add a real estate agency fee (which can be 2.5% to 5% depending on who pays).
The main fee categories making up closing costs in Morocco include registration tax (around 4%), land registry and publicity fees (around 1.5%), notary fees, and administrative costs.
The single biggest contributor to closing costs in Morocco is usually the registration tax (droits d'enregistrement), which alone accounts for about half of the total.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Morocco.
What annual property tax should I budget in Morocco in 2026?
As of early 2026, you should budget roughly 0.2% to 0.8% of your property's market value per year for annual property taxes in Morocco, which for a home worth 1,500,000 MAD (about 140,000 USD or 130,000 EUR) means approximately 3,000 to 12,000 MAD annually (roughly 280 to 1,100 USD or 260 to 1,050 EUR).
Annual property tax in Morocco is assessed based on an official rental value of the property, not directly on its market value, and consists of two main components: the Taxe d'habitation (housing tax) and the Taxe de services communaux (municipal services tax at 10.5% of rental value in urban areas).
How is rental income taxed for foreigners in Morocco in 2026?
As of early 2026, rental income in Morocco is taxed as "revenus fonciers" under the income tax framework, with effective rates that depend on your total income but can range from 10% to 38% on the net rental amount after allowable deductions.
Foreign owners must declare rental income annually to the Direction Générale des Impôts (DGI), and in some cases a withholding tax applies at source which is then credited against your annual tax liability.
What insurance is common and how much in Morocco in 2026?
As of early 2026, a typical annual home insurance premium in Morocco ranges from about 800 to 2,500 MAD (75 to 230 USD, or 70 to 215 EUR) for an apartment, and from 2,000 to 8,000 MAD (185 to 740 USD, or 175 to 700 EUR) for a villa, depending on size and coverage.
The most common type of property insurance in Morocco is a "multirisque habitation" policy, which covers fire, water damage, theft, and third-party liability.
The biggest factor that raises or lowers insurance premiums in Morocco is the insured rebuild value of the property, along with extras like swimming pools, security features, and the specific location within a city.
Get the full checklist for your due diligence in Morocco
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Morocco, 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 |
|---|---|---|
| DGI - Taxe d'habitation | Morocco's official tax authority explaining housing tax rules. | We used it to describe how annual housing taxes are calculated. We also used it to keep terminology consistent with Moroccan law. |
| DGI - Taxe de services communaux | Official page stating legal rates for municipal services tax. | We used it to state the 10.5% and 6.5% rates on assessed rental value. We built realistic annual cost estimates from these figures. |
| DGI - Guide fiscal | Official DGI guide summarizing key tax rules in plain language. | We used it to confirm capital gains tax on property sales (20% with 3% minimum). We avoided relying on secondary sources for headline rates. |
| DGI - Finance Law 2025 Note | DGI's official summary of tax changes in the Finance Law. | We used it to explain rental income taxation and withholding options. We aligned our "as of 2026" rules with this latest official material. |
| DGI - IR revenus fonciers | DGI document focused on rental income tax mechanics. | We used it to describe withholding and annual tax credits. We kept the rental income section practical and compliant. |
| DGI - MRE Guide 2025 | DGI guide designed for non-residents with practical explanations. | We used it to cross-check rental income concepts for non-resident contexts. We verified our "what you'll actually pay" examples against it. |
| ANCFCC - Official portal | Morocco's official land registry authority for titled property. | We used it to explain how title (titre foncier) is verified. We outlined what "real ownership" means in Morocco. |
| ANCFCC - Conservation Foncière | ANCFCC's description of its legal role in registration. | We used it to support due diligence steps around ownership history. We justified why titled property matters for foreign buyers. |
| Office des Changes - Regulations | Official foreign exchange regulator publishing binding rules. | We used it to anchor the repatriation guarantee explanation. We avoided hearsay on moving money in and out of Morocco. |
| Office des Changes - Foreign investment | The regulator's own definition of foreign investment in Morocco. | We used it to confirm foreigners can make real asset investments. We kept terminology aligned with official usage. |
| Bank Al-Maghrib - Lending rates survey | Morocco's central bank publishing official interest rate statistics. | We used it as the anchor for mortgage rate ranges. We built our January 2026 estimate by extrapolating from latest official data. |
| U.S. Embassy Morocco - Residency | Official consular resource summarizing residency steps for foreigners. | We used it to explain the 90-day threshold and application process. We kept the visa and residency section accurate and practical. |
| ILO NATLEX - Nationality Code | Reputable international legal repository with primary legal texts. | We used it to confirm citizenship is governed by nationality law, not property purchase. We avoided "golden visa" marketing claims. |
| Attijariwafa bank - Mortgage products | Major Moroccan bank with published mortgage offerings. | We used it to identify foreigner-friendly lenders. We verified that formal mortgage products exist for residential purchases. |
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.