When purchasing real estate in Morocco, the agreed purchase price isn't the final amount you need to disburse. Buyers often overlook closing costs (frequently called 'notary fees'), which actually comprise government taxes, land registry charges, and the notary's professional fees.
As a rule of thumb, budget an additional 6% to 7% of the property purchase price for cash transactions, and up to 8% to 9% if financing through a bank mortgage requiring a property lien.
Detailed Breakdown of Purchase Costs
Here is the exact distribution of fees collected by the notary upon signing the final deed:
- Registration Duty (Tax Authority): 4% of the purchase price.
- Land Registry / ANCFCC: 1.5% of the purchase price + 150 MAD for the title certificate.
- Notary Fees: Typically around 1% (excl. VAT) of the transaction value, plus 10% VAT.
- Administrative Stamps and Search Fees: Approximately 1,500 to 3,000 MAD.
Calculated Example: Buying a 1,000,000 MAD Apartment
For a registered apartment valued at 1,000,000 MAD bought with cash, the breakdown is as follows:
- Registration Duty (4%): 40,000 MAD
- Land Registry (1.5% + 150 MAD): 15,150 MAD
- Notary Fee (1% + 10% VAT): 11,000 MAD
- Stamps & File Fees: 2,500 MAD
Total Closing Costs: 68,650 MAD (approximately 6.86% of property value).
If this is your first purchase, consult our complete guide to buying your first property in Morocco to ensure a secure transaction.
Additional Fees for Bank Mortgages
If you take out a conventional mortgage or a Murabaha facility, the bank registers a mortgage lien over the land title, generating extra costs:
- Mortgage Registration Duty: 0.5% of loan amount.
- Land Registry Lien Record: 1.5% of loan amount.
- Notary drafting fees for the mortgage deed.
For more details on borrowing capacity and home loan structures, read our guide on mortgages in Morocco.
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