Calculate the purchase costs of your property in Morocco

Registration duties, land registry, notary fees and VAT: the real cost of your acquisition, with verified 2026 rates.

Estimate your acquisition costs

Property type

Applicable rates in 2026

Acquisition costs in practice reach 6 to 8% of the price for housing. Rates verified in August 2026 — finance laws may change them.

ItemRate / amountLegal basis
Registration duties — housing4%Tax Code, art. 133
Registration duties — bare land, premises5%Tax Code, art. 133
Land registry (ANCFCC)1.5% + MAD 200ANCFCC tariff
Notary fees≈ 1% (min ≈ MAD 4,000)Regulated fees
VAT on fees20%2023-2024 finance laws
Disbursements, stamps≈ MAD 1,500Case-dependent

What exactly do you pay when buying property?

Four main items add to the sale price. Registration duties (4% for housing, 5% for bare land or premises) are due to the tax authority within 30 days. The land-registry inscription (1.5% + MAD 200) officially transfers the title to your name. Notary fees (≈1%, plus 20% VAT since their alignment on the standard rate) cover drafting and securing the deed, plus disbursements and stamps.

Example for a MAD 1,000,000 apartment: 40,000 (registration) + 15,200 (land registry) + 12,000 (notary incl. VAT) + ≈1,500 disbursements ≈ MAD 68,700, about 6.9% of the price. A mortgage adds separate registration costs.

The traps the calculator cannot show

The main risk of buying in Morocco is not the fee level — it is the legal safety of the asset: untitled property (melkia), unsettled co-ownership, undeclared easements, developers without completion guarantees, unbalanced preliminary agreements. Under-declaring the price exposes the buyer to tax reassessment and weakens the future resale.

A real estate lawyer works upstream of the notary: title and charges verification, agreement negotiation, off-plan (VEFA) specifications audit. For an investment of hundreds of thousands of dirhams, that check costs a fraction of the risks it removes.

Lawyers at your service

Real Estate Law lawyers in Morocco

Verified profiles, members of Moroccan bar associations — contact them directly from their page

Ayoub El Mansour
5 years of experience

Ayoub El Mansour

Cabinet Me. Ayoub El Mansourcasablanca

Maître Ayoub El Mansour est avocat inscrit au Barreau de Casablanca et dirige son cabinet, où il accompagne une clientèle composée de particuliers, d’entreprises marocaines et internationales, d’investisseurs et d’institutions financières. Son activité couvre le conseil et le contentieux dans les principaux domaines du droit, avec une expertise particulière en droit des affaires, droit des sociétés, droit des contrats, droit civil, droit commercial, droit bancaire et financier, financement de projets, fusions-acquisitions, ainsi qu’en droit des énergies renouvelables et des infrastructures. Il assiste ses clients à toutes les étapes de leurs projets et de leurs activités, notamment dans la rédaction et la négociation de contrats, la constitution et la restructuration de sociétés, les opérations de financement, les opérations d’acquisition et de cession, les audits juridiques (due diligence), la gouvernance d’entreprise, la gestion des risques juridiques, ainsi que dans la résolution des litiges devant les juridictions marocaines et les modes alternatifs de règlement des différends. Maître Ayoub El Mansour met un point d’honneur à offrir un accompagnement rigoureux, réactif et pragmatique, fondé sur une parfaite compréhension des enjeux juridiques et économiques de ses clients. Son approche vise à sécuriser les opérations, prévenir les risques et défendre efficacement les intérêts de ceux qu’il conseille ou représente.

Business LawReal Estate LawDroit des societes+19
French · Arabic · English · +1
Mohammed Ghouzlani
16 years of experience

Mohammed Ghouzlani

Cabinet Me. Mohammed GhouzlaniTemara/rabat

I am a seasoned lawyer with extensive experience spanning civil, commercial, criminal, administrative, labor, and corporate law. Every case I handle receives meticulous attention, with my client’s best interest and legal protection as my absolute priority. I welcome collaboration with respectful and serious clients who seek quality legal work, timely execution, and complete confidentiality. My goal: To be the trusted legal partner who safeguards your rights and simplifies your matters. May Allah make every step easy

Real Estate LawSocial securityCommercial law+33
Arabic · English
Noureddine ATTI
23 years of experience

Noureddine ATTI

Cabinet Me. Noureddine ATTIRabat

Avocat inscrit au Barreau de Rabat depuis 2003, j'exerce la profession d'avocat en qualité de généraliste, avec une spécialisation en droit des affaires. Mon cabinet assure des services de défense, de conseil juridique, ainsi que la prise en charge complète des procédures et le suivi des dossiers dans l'ensemble des branches du droit et devant toutes les juridictions. محامٍ مسجل بهيئة المحامين بالرباط منذ سنة 2003، أزاول مهنة المحاماة بصفتي محاميًا عامًا مع تخصص في قانون الأعمال يقدم مكتبي خدمات التمثيل والدفاع القانوني، والاستشارات القانونية، والتكفل الشامل بإعداد وإنجاز وتتبع جميع المساطر والإجراءات القانونية، مع ضمان المواكبة الكاملة للملفات في مختلف فروع القانون وأمام جميع المحاكم والجهات القضائية I am an Attorney admitted to the Rabat Bar Association since 2003; I practice as a general attorney with a specialization in business law. My law firm provides legal representation, legal advice, and comprehensive management of legal procedures, ensuring the preparation, handling, and follow-up of cases across all areas of law and before all courts and jurisdictions.

Family LawDivorceChild custody & support+33
French · English · Arabic

Frequently asked questions

What are the notary fees for a property purchase in Morocco?
Total acquisition costs reach 6-8% of the price in practice: registration duties (4% housing, 5% land), land registry (1.5% + MAD 200), notary fees (≈1% with a minimum, plus 20% VAT) and disbursements. Our simulator details each item.
Who pays the registration duties, buyer or seller?
The buyer bears the acquisition costs (registration, land registry, notary). The seller pays the real-estate profit tax (TPI) on any capital gain.
Is VAT on notary fees 10% or 20%?
20%. Notary fees, historically taxed at 10%, were aligned on the standard 20% rate by the 2023-2024 finance laws.
Can you declare a lower price to reduce the fees?
It is illegal and risky: the tax authority keeps a price benchmark and can reassess the buyer with penalties. Under-declaration also inflates your own TPI at resale.
Do you need a lawyer on top of the notary?
The notary authenticates the deed but is not your exclusive counsel. For untitled, co-owned or off-plan property, a real estate lawyer defends your interests alone and checks what the fee calculation cannot show.

Have your purchase checked before signing

Land title, preliminary agreement, easements, off-plan: a real estate lawyer secures your acquisition for a fraction of its value.

Find a real estate lawyer