Buying Land in Marrakech: Rules and Checks

Building your own house with a Marrakech layout, designing your patio, positioning your swimming pool to face the Atlas Mountains: it’s a tempting dream, and buying a plot of land sometimes seems simpler than buying a riad. In reality, it’s a more technical undertaking. A plot of land is judged less by its appearance than by its legal status, its zoning and what you’re permitted to build on it.

This guide outlines the different types of land available around Marrakech, the essential checks to carry out before signing, the rules specific to foreign buyers outside urban areas, and the specific tax regime for undeveloped land.

In short : Before buying a plot of land, check that it land title, his zoning in the town planning document and its network access. Outside urban areas, a foreign national may only acquire agricultural land or land intended for agricultural use for a non-agricultural project, subject to a certificate of non-agricultural occupation.

The main types of land around Marrakech

Land in urban areas

Located within the urban boundary and covered by a development plan, it is designated for building in accordance with specific regulations: type of housing (detached house, block of flats), height, footprint and set-backs. This is the most strictly regulated scenario, and often the safest.

A plot in a housing estate

An authorised, serviced (roads, water, electricity, sewerage) and approved housing development offers considerable security: in principle, each plot has its own title deed, and the development’s specifications set out the building regulations. Check that the housing development has indeed been approved and that your plot has its own individual title deed.

Land outside the urban area

Along the roads radiating out from Marrakech, much of the land is agricultural or intended for agricultural use. The scope for development on such land is much more limited and, for a foreign buyer, the purchase is subject to a specific procedure described below.

Checks to carry out before signing

Legal status

Title deed : insist on a recent title deed, which specifies the owner, the area, the service charges and any objections. A properly titled plot of land is the foundation of any stress-free project; our guide to the land title in Morocco explains why.
Cadastral map and boundary marking : Have a surveyor check that the boundaries on the ground correspond to those shown on the title deed.
Joint ownership : where a plot of land is owned by several heirs, the consent of all is required.
Soil type : Collective lands, guich or habous are subject to specific regulations. Avoid them unless you have specialist advice.

Zoning and building regulations

request a urban planning information note from the Urban Agency: this sets out the land’s zoning and the applicable regulations; ;
check that it is suitable for your project: detached house, guest house, swimming pool, building plot; ;
Identify any easements: planned roads, public infrastructure, areas where building is prohibited, irrigation channels.

Networks and access

Access via a road that is passable all year round, connections to water, electricity and sewerage, or the option of a borehole and a compliant septic tank: these factors have a significant impact on a project’s budget and timetable. Make sure you obtain written confirmation of what is already in place and what still needs to be done.

Foreign buyers: the rule outside urban areas

To examine this point, assemble the property documents and details of your project. Ask for a written explanation of the question to resolve, the records needed and the conditions to check before deciding.

Documents and conditions to review

The AVNA is not issued for land situated in areas of high agricultural potential, land consolidation or irrigation schemes, or for land subject to agrarian reform; ;
It is issued as a matter of course for authorised, approved and registered housing developments and housing estates; ;
Any refusal must be justified.

Practical implication: do not sign anything relating to land outside the urban area without first checking that an AVNA can be obtained, and make obtaining it a condition precedent of compromise.

Taxation of land

Itemised budget by quotation

Added to this are land registry fees and the notary’s fees.

During detention: the tax on undeveloped urban land

For this budget item, request a written cost statement showing the amount, recipient, supporting documents and payment conditions. Compare quotes prepared for the same property and transaction.

Building: the key stages

Concept and feasibility with an architect, on the basis of the planning information note.
Planning application submitted to the local authority and examined in consultation with the relevant departments, including the Urban Agency.
Selection of companies based on detailed quotations and a written contract.
Site supervised by the architect, with payments made in instalments as the work progresses.
Residence permit upon completion of the works: this determines whether the building complies with regulations and ensures that this is recorded on the title deed.

How much does a Marrakech plot of land cost?

Prices vary considerably depending on the zoning, distance from the city centre, infrastructure and views. A building plot in a developed urban area is in no way comparable to a remote agricultural plot. To get an idea of the city’s main neighbourhoods, see our analysis of the price per square metre for Marrakech flats, then have each plot of land valued on a case-by-case basis.

A plot of land or an existing riad?

A plot of land offers complete freedom, but it involves delays (planning permission, building works), a construction budget that needs to be kept under control, and rigorous supervision. An existing riad in the medina can be viewed, costed and moved into much more quickly, even if it requires renovation. If your priority is to start enjoying your home as soon as possible, a riad is often the simplest choice; if you have a specific architectural vision and plenty of time, buying a plot of land can be a fascinating prospect.

Frequently Asked Questions

Can a foreigner buy a plot of land at Marrakech?

Yes, without restriction for land with a title deed in an urban area. Outside urban areas, agricultural land may only be acquired by a foreign national for a non-agricultural project, subject to a certificate confirming its non-agricultural use.

What are the registration fees for a plot of land?

To compare scenarios for this project, use dated bookings, income received and invoices. State the period, nights actually available and costs included; distinguish observations from assumptions.

Do you have to pay tax on undeveloped land?

Yes, within urban areas, tax on undeveloped urban land is payable annually, with the return and payment due by the 1ster March.

How can you tell if a plot of land is suitable for building on?

Ask the Urban Planning Agency for a planning information note: this sets out the zoning and building regulations applicable to the plot.

What is AVNA?

The non-agricultural use certificate allows a foreign national to purchase agricultural land or land intended for agricultural use outside urban areas for a non-agricultural project. It is not permitted in certain areas, particularly those with high agricultural potential or which are irrigated.

A site-based project?

Before you commit, let’s discuss your project: we’ll help you compare plots of land and existing riads, and identify the right people to contact. Contact Klair & Arno.