Buying Property in Marrakech as a Foreigner — 2026 Guide
Capital Parc · 20 juin 2026 · 4 min read
Yes, foreigners can buy in Marrakech — freely for titled urban property, never for farmland. Here are the steps, the real costs, and the traps to avoid.
In 30 seconds: a foreigner can freely buy an apartment, villa or riad in Marrakech, provided the property is titled (Land Title / Titre Foncier). The only strict ban is on agricultural land. Budget 6–8% in fees on top of the price, buy in convertible foreign currency through a Moroccan bank to guarantee you can repatriate your money later, and always use a notary.
Can a foreigner really buy in Marrakech?
Yes. Morocco allows non-residents to acquire urban real estate with no nationality restriction: apartments, villas, riads, commercial units. No residence permit is required to buy.
The one real limit: agricultural land is off-limits to foreigners. To build on land outside the urban perimeter, it must hold a non-agricultural use certificate (attestation de vocation non agricole, VNA). This is the most common trap on "cheap" land listings on the outskirts — verify it before making any offer.
The thing that changes everything: the land title
In Morocco, two statuses coexist:
- Titled property (Titre Foncier): registered ownership, state-guaranteed, safely transferable before a notary. This is what you should target.
- Untitled property (melkia): customary ownership without a definitive title. Riskier, slower, not advisable for a foreign buyer.
Before buying, request a copy of the Land Title and a recent ownership certificate from the Land Registry (ANCFCC). Your notary checks it to confirm the property is free of mortgage and dispute.
The real cost of buying (indicative, 2026)
Beyond the listed price, budget for these costs. The rates below are indicative and should be confirmed with your notary.
| Item | Indicative amount |
|---|---|
| Registration duty | ~4% of price (residential) |
| Land registry (transfer + certificate) | ~1.5% |
| Notary fees | ~0.5–1% + VAT |
| Stamps & misc. | modest fixed amount |
| Agency commission | ~2.5% (often negotiable / sometimes seller-side) |
| Total excl. commission | ~6–8% of price |
Guaranteeing you can repatriate your money (crucial step)
This is the step many foreign buyers discover too late. To be able to resell one day and transfer the proceeds — capital plus capital gain — abroad, you must:
- Transfer the purchase funds in convertible foreign currency through a Moroccan bank, into a convertible dirham account.
- Register the investment with the Office des Changes (your notary and bank guide you).
Without this initial registration, repatriating your funds later becomes a heavy administrative process. Do it at the time of purchase.
The steps, from first viewing to keys in hand
- Selection & viewing — define neighborhood, budget, purpose (home, rental, investment).
- Offer & preliminary sale agreement (compromis) — signed at the notary, with a deposit (often ~10%).
- Notary's due diligence — land title, no mortgage, compliance.
- Final deed of sale — signature, balance payment, registration.
- Land Registry entry — the title is officially transferred to your name.
After the purchase: taxes
- Annual local taxes: housing tax and municipal services tax (moderate; partial exemptions possible in the first years on new-build).
- Rental income: taxable in Morocco if you rent out, including as a non-resident.
- Resale: the capital gain is subject to the Real Estate Profits Tax (TPI), generally ~20% of the net profit (with a minimum on the sale price). Exemptions exist, notably for a primary residence held several years.
Are you a Moroccan living abroad (MRE)?
Good news: Moroccan banks offer MRE mortgages financing a large share of the property (often up to ~70%), with dedicated products. The repatriation framework is also simpler when your down payment comes from foreign-currency accounts. It is one of the best moments to invest back home.
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Disclaimer: this guide provides general information current as of 2026. Rates, taxes and procedures change — confirm every point with your notary before committing.
FAQ
Can a foreigner buy a villa or riad in Marrakech? Yes, with no nationality restriction, as long as the property is titled (Titre Foncier). No residence permit is required.
Can a foreigner buy land in Marrakech? Urban land yes, but agricultural land no. To build on the outskirts, the land must hold a non-agricultural use certificate (VNA).
What are the property purchase costs in Morocco? Roughly 6–8% of the price excluding agency commission: registration duty (~4%), land registry (~1.5%), notary fees (~0.5–1% + VAT), stamps.
Will I be able to transfer the resale money abroad? Yes, provided you bought in convertible foreign currency through a Moroccan bank and registered the investment with the Office des Changes at the time of purchase.
Do I need a notary? Yes, strongly recommended. The notary verifies the land title, secures the payment and registers the transfer.
