Property Purchase Costs in Morocco 2026: The Complete Guide

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.

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

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.