Facts checked on October 18, 2026
What VEFA means
VEFA stands for vente en l'état futur d'achèvement, the sale of a home still to be built. The rules are in articles 618-1 onwards of Morocco's Code of Obligations and Contracts.
The developer commits to build within an agreed period and then transfer ownership. You pay in stages as the works progress.
The reservation contract
A reservation is optional, but it may only be signed once the building permit is issued. Signed earlier, it is void.
You have one month after signing to withdraw. If you do, the seller must refund everything within seven days. A reservation lasts six months at most and cannot be renewed.
Reservation money sits in a special bank account and cannot be used during the withdrawal period. Any payment made before a signed contract is void by law.
The preliminary contract and the guarantee
The preliminary sale contract must be an authentic deed, or a dated deed by an authorised legal professional. Otherwise it is void.
It states the price, the delivery date and the guarantee details, among other things. Once it is signed, the developer must provide a completion guarantee or a refund guarantee.
If the land is registered and you have paid more than half the price, you can have a prénotation recorded on the title.
The legal payment stages
The law sets the split below. How the 60% is divided over the three building phases is agreed between the parties.
- 5% when the reservation contract is signed.
- 5% when the preliminary contract is signed, or 10% if there was no reservation.
- 10% when works begin.
- 60% in three phases: foundations to ground floor, structural works, finishing with the occupancy permit.
- 20% at the final deed and key handover.
Delays, penalties and termination
A buyer who pays late, or a seller who delivers late, owes 1% a month, up to 10% a year. This only applies one month after a formal notice.
The developer can get six extra months if it informs you at least one month before the delivery date. If that deadline is then missed, you can terminate without penalty and claim 20% of what you paid.
Handover and the final deed
The final deed follows only after an architect's certificate, the occupancy permit or certificate of conformity, and a separate title per unit. You then pay the balance.
Reservation and preliminary contracts are exempt from registration duty. The usual purchase costs are due on the final deed. Pay every stage traceably, because cash portions trigger an extra 2% registration duty.
- Before any payment, ask for the building permit number and date.
- Ask to see the guarantee in writing, with the guarantor's name.
- Never pay anything before a signed contract.
Frequently asked questions
Is it safe to buy off-plan in Morocco?
The VEFA law protects buyers with a permit requirement, a withdrawal period, staged payments and a mandatory guarantee. Check that each of these is actually in place before you pay.
What are the payment stages for off-plan property in Morocco?
5% at reservation, 5% at the preliminary contract, 10% at the start of works, 60% over three building phases and 20% at handover.
Can I cancel an off-plan reservation in Morocco?
Yes, within one month of signing. The seller must then refund the full amount within seven days.
What if the developer delivers late in Morocco?
After formal notice, the developer owes 1% a month up to 10% a year. After the legal six-month extension, you can terminate and claim 20% of your payments.
