Property Purchase Costs in Morocco 2026: The Complete Guide
Aqarrati Team
Moroccan Real Estate Experts
Buying property in Morocco involves far more than the listed price. In 2026, additional fees typically represent 7 to 10% of the sale price — a significant amount to factor into your budget from day one. This guide breaks down every cost item so you can plan your purchase with complete confidence and avoid unpleasant surprises.
Registration Tax: The Heaviest Additional Cost
Registration tax is one of the most significant fees when buying property in Morocco. In 2026, the standard rate is 4% for built properties (apartments, villas, houses) and 5% for bare land. It is calculated on the declared value in the notarized deed of sale.
- Built properties (apartments, villas): 4% of sale price
- Bare land: 5% of sale price
- Calculated on the value declared in the notarized deed
- Payable at the moment of signing with the notary
Land Registry Fees (Conservation Foncière)
The Conservation Foncière (ANCFCC) is Morocco's land registry authority responsible for property registration and ownership transfers. When you buy, fees are charged to register you as the new owner on the land title, providing essential legal protection for your investment.
- 1.5% of the sale price for first-time registration
- 1% for subsequent property transfers
- Additional fees may apply if the title requires boundary demarcation or regularization
Notary Fees
In Morocco, using a notary is mandatory to validate any property sale deed. Notary fees are regulated by an official scale set by the Ministry of Justice and cannot be negotiated. They range from 0.25% to 1% of the property value, with a legal minimum of approximately 2,000 MAD.
| Price Bracket | Applicable Rate |
|---|---|
| Up to 100,000 MAD | 1% |
| 100,001 to 300,000 MAD | 0.75% |
| 300,001 to 1,000,000 MAD | 0.5% |
| Above 1,000,000 MAD | 0.25% |
Stamp Duties
Stamp duties are levied on notarized deeds. While modest compared to other fees, they add to the total acquisition cost. In 2026, they typically range between 200 and 500 MAD depending on the type and complexity of the deed.
Real Estate Agency Commissions
If you purchase through a real estate agency, a commission will be charged. It typically ranges from 2% to 3% of the sale price. Unlike notary fees, this commission is fully negotiable and can be borne by the buyer, the seller, or shared between both parties.
- Standard commission: 2% to 3% of sale price
- Can be paid by buyer, seller, or split between both
- Must be formalized in writing before any visits
- Subject to 10% VAT
Additional Costs Depending on Your Financing
If you are financing your purchase with a mortgage, several additional costs apply on top of the acquisition fees.
- Bank application fees: 0.3% to 1% of the borrowed amount
- Life and disability insurance: mandatory for any home loan
- Property appraisal required by the bank: 2,000 to 5,000 MAD
- Mortgage release fee if the seller had an outstanding loan
- Legal counsel fees (optional but recommended for first-time buyers)
Cost Breakdown Example: Buying an Apartment at 1,000,000 MAD
| Cost Item | Rate / Estimated Amount |
|---|---|
| Registration tax (4%) | 40,000 MAD |
| Land registry fees (1.5%) | 15,000 MAD |
| Notary fees (~0.5%) | 5,000 MAD |
| Stamp duties | 400 MAD |
| Agency commission (3%) | 30,000 MAD |
| Bank fees + insurance (~0.5%) | 5,000 MAD |
| TOTAL ADDITIONAL COSTS | ~95,400 MAD (9.5%) |
For a property listed at 1,000,000 MAD, budget a total of approximately 1,095,000 MAD. These 95,000 MAD in additional fees must be factored into your financial planning from the very start, before visiting any property or making an offer.
Frequently asked questions
Can notary fees be negotiated in Morocco?
No. Notary fees are set by an official scale regulated by the Ministry of Justice and cannot be negotiated. Real estate agency commissions, however, are fully negotiable.
Are acquisition costs tax-deductible?
Generally no. However, if you are making a rental investment subject to property income tax declaration, certain costs may be deductible. Consult a tax advisor for your personal situation.
Who pays the agency commission — buyer or seller?
It depends on the mandate agreement signed between the agency and its clients. In practice, buyers often pay the commission in Morocco, but this is negotiable. Always clarify this in writing before visiting any property.
Are costs the same for Moroccan expatriates (MRE)?
Yes, acquisition costs are identical for all buyers regardless of residency. Additional formalities may apply when transferring funds from abroad through the Office des Changes.
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