Facts checked on October 18, 2026
Tamuda Bay: the coast between Martil and Fnideq
Tamuda Bay is a bay of about 15 km on the Mediterranean near Tetouan. Its beaches include Martil, Cabo Negro, M'diq, Kabila, Smir and Belyounech.
Summer is the high season, partly because many Moroccans abroad return then. Out of season it is much quieter, especially in Martil. Keep that in mind if you plan to rent out or stay outside summer.
Tetouan: living in the city
Tetouan lies on the slopes of Jebel Dersa. Its medina has been a UNESCO World Heritage site since 1997 and shows a strong Andalusian influence.
In the city you find apartments in residences in and around the centre, often with shops at street level. It makes sense if you will also live there outside summer or have family nearby.
Martil, Cabo Negro and M'diq
The three towns are close together but each has its own character. Tetouan's Saniat R'mel airport is a short drive away.
- Martil: a resort just north-east of Tetouan, with over 64,000 residents in 2014. Busy in summer, calm the rest of the year.
- Cabo Negro: a resort about 10 km north-east of Tetouan, between Martil and M'diq. Known for its Royal Golf Club (since 1978) and residences with gardens and pools.
- M'diq: a coastal town with its own centre and marina, lively in summer. Many closed low-rise residences are built here.
- Towards Kabila and Fnideq: further north on the same bay, closer to Ceuta.
What kind of homes you find
On the coast most homes are apartments in closed residences of three or four storeys, with pools and security. There are also villa projects with private pools, for example on the road between Tetouan and Martil.
In my conversations I first ask whether the home is mainly for summer or for the whole year. That decides whether the coast or the city fits better.
What to check when buying on the north coast
Off-plan purchases fall under the VEFA rules, with legal payment stages and a guarantee. For resale homes the title is the key point: a titre foncier is definitive, a melkia can be contested.
- Request a certificat de propriété from the ANCFCC (100 DH).
- Ask about the residence's service charges and what stays open in winter.
- Check the building permit and, at handover, the occupancy permit.
- Budget 4% registration duty and 1.5% + 100 DH land registry fee for a built home.
- Since 2026 MREs can borrow up to 80% in dirhams; pay your own share in foreign currency and keep the proof.
Frequently asked questions
Is Cabo Negro or Martil better for buying a home?
It depends on use. Cabo Negro mainly has residences with gardens and a golf course; Martil is a lively resort that goes quiet after summer. Visit both out of season too.
Can a Moroccan living abroad get a mortgage for an apartment in Tetouan?
Yes. Since 1 January 2026 MREs can borrow up to 80% of the purchase in dirhams from a Moroccan bank. The property needs a titre foncier.
Where is Tamuda Bay?
Tamuda Bay is a bay of about 15 km on the Mediterranean near Tetouan, including Martil, Cabo Negro, M'diq, Kabila and Smir.
What are the costs of buying property in Tetouan or Martil?
For a built home you pay 4% registration duty and 1.5% + 100 DH land registry fee, plus the notary. The first sale of social housing has a 3% registration duty.
