You’ve found your riad, the price has been negotiated… and then the question arises: how much extra should you budget for? The costs involved in buying property in Morocco aren’t limited to «notary fees». They include taxes paid to the state, fees paid to the Land Registry, the notary’s fees and, depending on your plans, estate agent’s fees, mortgage arrangement fees or valuation fees.
This guide provides a comprehensive, post-by-post overview, supported by the official texts. It complements our Guide to property taxation in Morocco, which covers the purchase and resale. Our aim is for you to arrive at the solicitor’s with a realistic budget, with no unpleasant surprises.
In short : For a property (riad, house, flat), you should allow for registration fees of 4 %, land registry fees of 1.5 % plus a fixed charge, the notary’s fees and VAT on these, and some out-of-pocket expenses. In practice, we advise our clients to budget for around 7 % of the purchase price, excluding estate agent’s commission and mortgage costs.
The four main categories of acquisition costs
1. Registration fees: 4 % for a built property
This is the most important item. According to Article 133 of the General Tax Code (CGI, published by the DGI), the purchase of existing premises, whether for residential, commercial, professional or administrative use, is subject to a rate of 4 %. The land on which the premises are built is subject to the same rate, up to a limit of five times the covered area.
For a vacant plot of land or a property containing buildings intended for demolition, the General Tax Code provides for a separate rate of 5 %. An existing riad is, in principle, subject to the 4 % rate, subject to the classification specified in the deed.
The duties are payable within 30 days of the date of the deed (section 128 of the General Tax Code). In practice, it is the notary who calculates, collects and pays them.
2. Land registry fees: 1.5 % + fixed fees
For the ownership to be enforceable against third parties, the sale must be registered on the land title with the National Agency for Land Registration, Cadastral Surveys and Cartography (ANCFCC). The ANCFCC’s fee scale provides for a transfer tax of 1.5 %, plus fixed charges (a fixed charge per property, and a fee for issuing a duplicate). These fixed charges remain modest compared with the price of a riad.
If you are financing your purchase with a loan, the registration of the mortgage gives rise to separate fees, in accordance with the ANCFCC scale: ask your bank and your solicitor for the amount.
3. The notary’s fees and VAT on them
The solicitor draws up the deed, checks the legal status of the property, collects the duties and completes the necessary formalities. Their fees are on a sliding scale: the rate decreases as the price increases. The exact scale of fees applicable to your case must be confirmed by your notary, who will provide you with an estimated breakdown before the signing.
Notaries’ services are subject to VAT (Article 89 of the General Tax Code). They are not listed amongst the transactions subject to the reduced rate of 10 % in the 2026 edition of the General Tax Code: the standard rate therefore applies, which is 20 % which applies to fees only. To find out everything about the notary’s role and remuneration, see our article on notary fees in Morocco.
4. Disbursements and administrative costs
Stamps, copies, certificates, legalisation, and any translations: these costs vary depending on the case. Always ask the notary for a detailed provisional breakdown of costs as soon as the case is opened.
Costs you shouldn’t forget
The agency commission
In Morocco, the estate agent’s commission is not set by law: it is agreed by contract, and which party pays it (the seller, the buyer or both) depends on the terms of the mandate. Make sure this is set out in writing before any viewings take place.
Credit-related charges
If you take out a loan with a Moroccan bank: application fees, insurance, and mortgage registration. For non-residents, the Foreign Exchange Office requires that purchase costs (notary fees, registration fees, land registry fees) be paid in foreign currency or by direct debit from a convertible dirham account. Our guide to Mortgage in Morocco for non-residents sets out these rules.
Costs specific to a riad
A riad in the medina often involves specific costs before or around the time of signing the contract:
- structural assessment by an independent professional; ;
- surveyor, if the boundaries or area need to be checked; ;
- adjustment property subject to melkia (a registration procedure with its own rights): see our guide to Melkia in Morocco ;
- sworn translation and proxy forms if you are unable to attend.
Example: the total cost of a riad at 5,000,000 DH
Here is an illustrative calculation for a built and registered riad, purchased for 5,000,000 DH without a mortgage. The figures are estimates to be confirmed by your solicitor’s statement of account.
- Registration fees — Basis: 4 %; Estimated amount: 200,000 DH
- Land registration — Basis: 1.5 % + fixed fees; Estimated amount: ≈ 75,000 DH + fixed fees
- Notary’s fees and VAT at 20 % — Basis: sliding-scale charges; Estimated amount: as per the notary’s statement of account
- Out-of-pocket expenses and formalities — Basis: variable; Estimated amount: subject to final statement
- Total excluding agency (our benchmark) — Estimated amount: approximately 7 % of the price, or ≈ 350,000 DH
This guideline is based on the simple rule we give our clients: allow for around 7 % of the purchase price to cover acquisition costs, then add the estate agent’s commission, any mortgage fees and the renovation budget separately. To draw up a full budget for a riad, read How much does a riad cost in Marrakech?.
Who pays for what, and when?
From the buyer’s perspective
As a general rule, the buyer is responsible for paying registration fees, land registry fees, the notary’s fees and any out-of-pocket expenses relating to the deed of sale. The contract may stipulate a different arrangement: please read it carefully.
From the seller’s perspective
The seller is liable for property gains tax (20 % of the net profit, with a minimum tax of 3 % of the sale price), unless exempt. See our guide to Capital gains on property in Morocco.
A typical timetable
- Compromise : payment of a deposit, often held in escrow by the solicitor, and an advance towards costs.
- After the signing : registration within 30 days, followed by registration with the Land Registry.
Since the enactment of Act No. 41-25, published in the Official Gazette No. 7526 of 16 July 2026, the preliminary property sale agreement must also be drawn up, on pain of nullity, by way of a notarised deed, before notary or adoul (Article 4 of the Code of Property Rights).
Managing your expenses effectively: our advice
- Request a provisional statement to the solicitor before the preliminary agreement.
- Keep all your invoices : when a property is resold, the General Tax Code (CGI) allows the actual acquisition costs to be deducted if they exceed a flat-rate amount of 15 % of the purchase price.
- Document the source of the funds : If you are coming from abroad, pay in foreign currency by bank transfer and keep the supporting documents, as these are essential for repatriating the proceeds of the sale at a later date.
- Plan ahead for currency exchange : A difference in the property price between the signing of the preliminary agreement and the final deed will affect your budget in euros.
Frequently Asked Questions
How much do the costs of buying a property in Morocco amount to?
For a newly built property, allow for approximately 7 % of the purchase price: 4 % in registration fees, 1.5 % in land registry fees plus a fixed charge, the notary’s fees and VAT on these, and out-of-pocket expenses. Estate agent’s commission and mortgage fees are added on top.
Are the registration fees 4 % or 5 %?
For the acquisition of built premises, the CGI 2026 sets the rate at 4 % (Article 133-I-F). Unbuilt land or land intended for demolition is subject to a rate of 5 % (Article 133-I-G).
Is VAT payable on notary fees?
Yes, on the notary’s fees alone, at the standard rate of 20 % in accordance with Article 2026 of the General Tax Code. Registration and land registry fees are not subject to VAT.
Who pays the notary fees in Morocco – the buyer or the seller?
As a general rule, the buyer is responsible, unless otherwise stipulated. The seller, for their part, pays the tax on capital gains.
Can a non-resident pay the fees in dirhams?
If the purchase is financed by a loan in dirhams, the Foreign Exchange Office requires that the costs be covered either by the sale of foreign currency or by a debit from a convertible dirham account. In any case, paying in foreign currency facilitates the future repatriation of funds.
Plan your budget with us
Would you like an accurate quote for a riad you’ve set your heart on? We can help you draw up a comprehensive budget (costs, building work, furnishings, running costs) and put you in touch with solicitors who are experienced in dealing with overseas buyers. Contact Klair & Arno.
