Facts checked on October 18, 2026
Can foreigners buy property in Morocco?
Foreign nationals, resident or not, and Moroccans living abroad (MRE) can buy property in Morocco and sell it again. The Office des Changes sets the rules for money coming in and going out.
Agricultural land outside urban perimeters is the exception. Since the dahirs of 1973 and 1975 it is reserved for Moroccans and certain companies. A foreigner needs prior authorisation and a non-agricultural investment project.
If you also hold Moroccan nationality, ask the notary to confirm which rules apply to you.
Titre foncier or melkia: what is the difference?
A titre foncier is a title registered with the land registry, the ANCFCC. Under the 1913 land registration law it is final and cannot be challenged. Rights not recorded on it do not exist against third parties.
A melkia (or moulkia) is a deed by two adouls recording possession or acquisition. The property is then not in the land register. There has been no purge procedure, so older claims, for example from heirs, can still surface later.
Mortgages are registered on the titre foncier. If you want financing or certainty, choose a property with a title. With a melkia, the property first has to go through registration, which can take a long time.
Notary, adoul or lawyer
The law requires a transfer of ownership to be made by authentic deed, or by a dated deed from a lawyer admitted to the Court of Cassation. Otherwise the sale is void.
Authentic deeds are drawn up by a notary or by two adouls. Both are valid. Notaries hold client money in deposit accounts at the state body CDG.
Ask the notary in advance for a written breakdown of fees, the VAT on them and any costs passed on.
The steps from offer to registration
For an existing home the order is usually the same. Off-plan projects follow separate rules for reservation and payment.
- Request a property certificate from the ANCFCC (100 DH). It shows the owner, mortgages and seizures.
- Have the notary check the file: title, zoning, permits and unpaid local taxes.
- Transfer the money from abroad to the notary and keep every bank record.
- Sign the deed at the notary, who pays the price on to the seller.
- The deed must be registered within 30 days, when the registration duties are paid.
- The transfer is then recorded at the conservation foncière. Only from that entry are you the owner against third parties.
Paying and repatriating your money
Pay the price in foreign currency, from a foreign-currency account or from a convertible dirham account. With that proof you may later transfer the original investment plus any capital gain abroad.
For the transfer, the bank asks for proof of foreign-currency financing, the sale deed and proof that taxes were paid. Keep those documents from the day you buy.
Never pay in cash. Since 1 July 2026, when the price exceeds 300,000 DH, an extra 2% registration duty applies to any part not paid by transfer, cheque or card.
What to check before you sign
In my conversations I always start with the title, and only then with the home itself.
- Is the seller named as owner on the property certificate?
- Are there mortgages, seizures or other entries that must be lifted first?
- For an apartment, does each unit have its own title?
- Is everything paid through the notary, with nothing in cash or on the side?
- Have you kept proof of the transfer from abroad?
Frequently asked questions
Can foreigners buy property in Morocco?
Yes. Foreign nationals can buy homes in Morocco and sell them again. Only agricultural land outside urban areas is restricted for foreigners.
Can foreigners buy land in Morocco?
Building land within urban areas can be bought. Agricultural land outside urban perimeters is reserved for Moroccans and certain companies, and a foreigner needs prior authorisation for a non-agricultural project.
What is a titre foncier in Morocco?
It is the property title registered with the ANCFCC land registry. By law it is final, and only rights recorded on it count against third parties.
Can I take the money out of Morocco when I sell?
Yes, if you financed the purchase with foreign currency or convertible dirhams and can prove it. You can then transfer the investment plus the gain, once the taxes are paid.
