You’ve found the perfect property. The sale price has been negotiated, and the seller has agreed. And then you’re told about the notary fees. How much? What are they for? Who pays? These are the questions all our French clients ask themselves when buying a property in Morocco.
Short answer: allow for an extra 7 % of the selling price. The long answer is this guide. Real figures, practical examples, no jargon.
CONTENTS :
Why are notary fees in Morocco compulsory for any property purchase?
In Morocco, a notary is a public official. They play a key role: they verify the title to the property, ensure that the seller is indeed the legal owner, draw up the deed of sale and register the transfer with the Land Registry. Without them, no sale is legally valid in Morocco.
Notary fees in Morocco are not paid in full by the client. The majority goes to the State in the form of duties and taxes. This is the first point to understand.
The role of the notary: legal certainty for both the seller and the buyer
The buyer is free to choose their own notary in Morocco. It is the buyer who has the most to protect. As soon as the preliminary sales agreement is signed, the notary requests a deposit. The funds are held in a secure CDG account, to which the seller has no access until the final deed of sale has been signed. Once the deed has been signed, you will receive a detailed statement of account and your title deed.
“We always tell our clients: allow for 7 % of the sale price to cover ancillary costs. It’s better to have a slight surplus than to have a project held up at the last minute due to a lack of cash flow.”— Arnaud Duysens, co-founder of Klair & Arno
The cost of notary fees in Morocco: stamp duty, fees and registration
Notary fees in Morocco fall into three categories: fees payable to the State, the notary’s fees, and land registry fees. Here are the full details.
Registration fees and registration costs: taxes set by the State
Registration fees amount to 4 % of the sale price. This is the main tax levied by the tax authorities. Land registry fees amount to 1.5 % of the transaction value, plus 200 dirhams for the definitive title deed. These fees are fixed and non-negotiable.
Good to knowRegistration fees: 4 % of the sale price Land registry fees: 1.5 % + 200 DH These two items amount to 5.5 % of the sale price and are paid directly to the State.
Notary’s fees: sliding scale based on the sale price
Notary fees in Morocco are governed by a national sliding-scale system. The higher the sale price, the lower the rate:
| Sales price bracket | Fee rates |
| Less than 300,000 DH | 4,000 DH package |
| 300,001 to 1,000,000 DH | 1,5 % |
| 1,000,001 to 5,000,000 DH | 1,25 % |
| Over 5,000,000 DH | 1 % (capped) |
VAT at 10 % is added to the fees only, not to the registration fees. These fees vary depending on the sale price of the property. Always ask your notary’s office for a detailed breakdown, which will clearly list any other administrative costs and disbursements. You should expect to pay around 3,000 dirhams for these additional items.
Riad in the Medina: be mindful of the purchase and notary fees
Buying a riad in Marrakech requires careful consideration. The Medina is home to properties with a wide variety of legal statuses. This factor can have a significant impact on the cost of your project.
Melkia properties vs. registered properties: the impact on the cost of your purchase
A property in Melkia does not have a title deed. The process of obtaining a title deed involves significant costs: a surveyor, court fees and specific registration charges. The cost can be double that of a standard sale. The process can take several years. Our guide on Shopping in the Medina of Marrakesh explains these risks in detail. Never sign anything without first obtaining sound legal advice.
Luxury riads vs social housing: tax treatment by property type
The type of property has a direct impact on the costs. Here is the difference:
| Criterion | Social housing | Luxury riad |
| Registration fees | Partial exemption | 4 % (full rate) |
| VAT | Reduced or exempt | 10 % on fees |
| Custodial fees | Reduced rate | 1.5 % + 200 DHS |
| Legal certainty | Standard | Maximale (well-titled) |
Luxury property is not eligible for any tax exemptions. Taxes are payable in full. Always check the property’s ownership history. Properties with a long history of ownership often complicate the sale.
A practical example and how to prepare your shopping budget in Morocco
Let’s take an example: buying a riad for 2,500,000 dirhams
Let’s take a practical example. You are buying a riad for 2,500,000 dirhams. Here is a breakdown of the notary fees in Morocco:
- Registration fees (4 %): 100,000 DHS
- Custodian fees (1.5 %): 37,500 DHS
- Notary’s fees (1.25 %): 31,250 DHS
- VAT 10 % on fees: 3,125 DHS
- Application fee: ~3,000 DHS
Total: approximately 174,875 DHS, or 7 % of the selling price.
Preparing the application: speeding up the signing process and reducing delays
A complete set of documents speeds up the signing process. Prepare these documents right from the start of your project:
- CIN or passport valid
- Certificate of ownership recent (less than a month ago)
- Cadastral map of the property
- Tax receipt municipal services
If you are buying on credit, you should also factor in mortgage fees (0.5 % to 1.5 % of the amount borrowed). Our mortgage simulator in Morocco helps you plan for everything right from the start.
“The applications that get held up are always the ones where a document is missing. An out-of-date title deed or a missing receipt, and that’s two weeks down the drain. Preparation is key.”
Conclusion: Plan for notary fees to ensure a stress-free property purchase in Morocco
4 % in registration fees, 1.5 % in registration fees, and fees that decrease as the price increases. In total, you should budget for 7 % of the sale price. This is the golden rule. Every property transaction in Morocco follows this framework. And buying a property in Morocco with complete peace of mind starts with planning for these costs in advance.
Ready to get started? Take a look at our Riad properties for sale in Marrakech.
FAQ: Notary fees in Morocco
How are notary fees calculated in Morocco?
Let’s take an example: for a sale price of 1,000,000 DHS, allow for 40,000 DHS in registration fees (4 %), 15,000 DHS in land registry fees (1.5 %), approximately 15,000 DHS in professional fees (1.5 %) plus VAT, and 3,000 DHS in administrative charges. Total: 73,000 DHS, or 7.3 %. Our credit calculator includes these costs in your overall budget.
What are the costs involved in buying a property in Morocco?
Registration fees (4 %), registry fees (1.5 % + 200 DHS), notary’s fees (on a sliding scale), VAT on these fees (10 %) and administrative out-of-pocket expenses (~3,000 DHS). Total: 6 % to 7 % of the sale price. If you are purchasing on credit, add the mortgage charges.
Who pays the notary fees in Morocco?
The buyer is responsible for paying all the notary’s fees. It is the buyer who secures their title to the property. The seller is responsible for preparing the technical documentation: tax receipts and certificates proving that the property is free of any encumbrances prior to signing.
What do notary fees in Morocco cover?
Three separate items: state taxes (registration fees + land registry fees), the notary’s fees for drafting the deed of sale and providing advice, and administrative out-of-pocket expenses. These costs ensure that your purchase is fully legally secure. See also our advice on pitfalls to avoid To find out more.
What additional costs are involved if I buy a property without a title deed (Melkia)?
The securitisation process involves significant additional costs: surveyors’ fees, court fees and specific registration charges. The cost can be double that of a standard sale. Support from a legal expert is essential.
