Example figures: a buyer purchases a finished apartment in Casablanca for MAD 1,500,000. Registration duty on built property is 4%. How much registration duty is due (in MAD)?
MAD Registration duty = 1,500,000 x 4% = MAD 60,000. Bare land is charged 5% and qualifying social housing 3%, so check the property type before quoting.
ReaConsult, Guide fiscal immobilier 2026 (2026) Example figures: a titled apartment in Rabat sells for MAD 1,200,000. The land registry (ANCFCC) charges 1.5% of the price plus a fixed MAD 100 per property. What is the land registry fee (in MAD)?
MAD Proportional part = 1,200,000 x 1.5% = MAD 18,000. Add the fixed MAD 100: 18,000 + 100 = MAD 18,100.
ANCFCC, land registry tariffs (Decree 2.16.375) (2016-07) A client buys a small titled storage room for MAD 20,000. What should you tell them about the land registry (ANCFCC) fee on the sale?
- It is simply 1.5% of the price, so MAD 300
- The ANCFCC tariff sets a MAD 500 minimum, so the fee cannot be as low as 1.5% plus MAD 100 would suggest
- Sales under MAD 140,000 are exempt from land registry fees
- Only the fixed MAD 100 is due on sales under MAD 50,000
1.5% of 20,000 is only MAD 300, and even with the fixed MAD 100 the total would be MAD 400, which is below the MAD 500 minimum in the ANCFCC tariff. The MAD 140,000 threshold belongs to the capital gains tax rules, not to the land registry.
ANCFCC, land registry tariffs (Decree 2.16.375) (2016-07) Example figures: a buyer purchases a titled apartment for MAD 2,000,000. The notary quotes a fee of MAD 22,000 including VAT. Registration duty is 4% and the land registry charges 1.5% plus MAD 100. What are the total buyer costs on top of the price (in MAD)?
MAD Registration = 2,000,000 x 4% = 80,000. Land registry = 2,000,000 x 1.5% + 100 = 30,100. Notary = 22,000. Total = 80,000 + 30,100 + 22,000 = MAD 132,100, about 6.6% of the price.
ReaConsult, Guide fiscal immobilier 2026 (2026) Example figures: for a MAD 1,800,000 flat, the notary quotes 1.2% of the price all inclusive (VAT included). Registration duty is 4% and the land registry 1.5% plus MAD 100. What do the buyer costs represent as a percentage of the price?
% Registration = 72,000. Land registry = 27,000 + 100 = 27,100. Notary = 1,800,000 x 1.2% = 21,600. Total = MAD 120,700. Percentage = 120,700 / 1,800,000 x 100 = 6.71%. Budget roughly 6.5% to 7% before any agency fee.
ReaConsult, Guide fiscal immobilier 2026 (2026) Example figures: a seller sells a secondary apartment for MAD 1,800,000. After the deductions the law allows, the net taxable gain is MAD 500,000. TPI is 20% of the net gain, with a minimum of 3% of the sale price. How much TPI is due (in MAD)?
MAD 20% of the gain = 500,000 x 20% = 100,000. Minimum = 1,800,000 x 3% = 54,000. The seller pays the higher figure: MAD 100,000. It must be declared and paid within 30 days of the sale.
Upsilon Consulting, Profit foncier et cession immobiliere au Maroc (2026) Example figures: an investor sells a flat for MAD 2,000,000. The net taxable gain is only MAD 200,000. Using the TPI rule (20% of the net gain, minimum 3% of the sale price), how much TPI is due (in MAD)?
MAD 20% of the gain = 40,000. Minimum = 2,000,000 x 3% = 60,000. The 3% minimum is higher, so it applies: MAD 60,000. On small gains, the minimum is often the real tax.
Upsilon Consulting, Profit foncier et cession immobiliere au Maroc (2026) Example figures: an owner bought a flat as an investment and now sells it for MAD 900,000, below his revalued purchase cost, so there is no gain. The property was never his main residence. How much TPI does he still owe (in MAD)?
MAD With no gain, 20% of the gain is zero, but the minimum contribution of 3% of the sale price is still due: 900,000 x 3% = MAD 27,000. Warn sellers early so the loss does not come with a surprise tax bill.
Upsilon Consulting, Profit foncier et cession immobiliere au Maroc (2026) Example figures: a family sells the villa they have lived in as their main residence for 7 years, without renting it out, for MAD 5,000,000. The gain is exempt, but a 3% minimum applies to the part of the price above MAD 4,000,000. How much TPI is due (in MAD)?
MAD Part above the cap = 5,000,000 - 4,000,000 = 1,000,000. TPI = 1,000,000 x 3% = MAD 30,000. Below MAD 4,000,000 the sale of a qualifying main residence carries no TPI.
Upsilon Consulting, Profit foncier et cession immobiliere au Maroc (2026) A seller has lived in her apartment as her main residence for 3 years and wants to sell. What is the capital gains (TPI) position?
- The gain is exempt because the main residence exemption needs only 2 years
- The gain is exempt because any main residence is exempt whatever the duration
- The exemption does not apply yet: the home must have been the main residence for at least 5 years, so normal TPI is due
- She only pays 3% on the part of the price above MAD 4,000,000
Since Finance Law 2023, the main residence exemption requires at least 5 years of occupation as main residence at the date of sale, and it can be used once every 5 years. Before that, the usual rule applies: 20% of the net gain, minimum 3% of the price.
Bladi, Vente immobiliere: la regle fiscale que les MRE ignorent (2025-08) Example figures: an apartment in Tangier costs MAD 1,200,000 and rents for MAD 8,000 a month. What is the gross rental yield?
% Annual rent = 8,000 x 12 = 96,000. Gross yield = 96,000 / 1,200,000 x 100 = 8.00%. For comparison, Global Property Guide put the average gross yield in Tangier at about 8.3% in Q1 2026.
Global Property Guide, Morocco rental yields (2026-08) Example figures: a flat costs MAD 1,500,000 and rents for MAD 9,000 a month. Expect one empty month a year. Yearly costs: syndic charges MAD 6,000, local services tax MAD 3,000, maintenance MAD 4,000. What is the net yield on the price (before income tax)?
% Rent collected = 11 x 9,000 = 99,000. Costs = 6,000 + 3,000 + 4,000 = 13,000. Net income = 99,000 - 13,000 = 86,000. Net yield = 86,000 / 1,500,000 x 100 = 5.73%. Net yields usually sit 1.5 to 2 points below gross.
Global Property Guide, Morocco rental yields (2026-08) Example figures: an investor pays MAD 1,000,000 for a flat plus MAD 70,000 of buying costs (duties, land registry, notary). The net rent after all charges is MAD 60,000 a year. What is the net yield on the total cash invested?
% Total invested = 1,000,000 + 70,000 = 1,070,000. Net yield = 60,000 / 1,070,000 x 100 = 5.61%. Including buying costs gives a more honest figure than dividing by the price alone (6.0%).
Example figures: an investor bought a flat for MAD 1,400,000 plus MAD 90,000 of buying costs. He resells it for MAD 1,750,000, pays a 2.5% agency commission and MAD 52,500 of TPI. What is his ROI on the total invested (before any rental income)?
% Invested = 1,400,000 + 90,000 = 1,490,000. Commission = 1,750,000 x 2.5% = 43,750. Profit = 1,750,000 - 43,750 - 52,500 - 1,490,000 = 163,750. ROI = 163,750 / 1,490,000 x 100 = 10.99%.
Example figures: an agency closes the sale of an apartment at MAD 2,400,000 and charges the common 2.5% commission. What is the commission (in MAD)?
MAD Commission = 2,400,000 x 2.5% = MAD 60,000. Morocco has no legal cap on commission: 2% to 3% is usual, so agree the rate in a written mandate.
Les MRE, Frais de notaire et achat immobilier au Maroc (2026-07) Example figures: an agency earns 3% on a MAD 1,800,000 sale. Its agent receives 40% of the agency commission. How much does the agent earn on this deal (in MAD)?
MAD Agency commission = 1,800,000 x 3% = 54,000. Agent share = 54,000 x 40% = MAD 21,600. Agents in Morocco typically receive 30% to 50% of the agency commission, often on top of a modest fixed salary.
Jobsquare, Agent immobilier au Maroc: salaire et carriere (2026-05) Example figures: in Marrakech, an agency charges 2.5% to the buyer and 2.5% to the seller on a MAD 3,200,000 villa. The agent who handled both sides gets 35% of the total agency commission. How much does the agent earn (in MAD)?
MAD Each side = 3,200,000 x 2.5% = 80,000. Agency total = 160,000. Agent share = 160,000 x 35% = MAD 56,000.
Jobsquare, Agent immobilier au Maroc: salaire et carriere (2026-05) Example figures: a buyer borrows MAD 1,000,000 over 20 years at a fixed 5% a year (close to the 5.06% average property loan rate in Q2 2026). Use M = P x r / (1 - (1 + r)^-n) with r = 5% / 12 and n = 240. What is the monthly payment (in MAD, rounded)?
MAD r = 0.05 / 12 = 0.004167. n = 20 x 12 = 240. (1 + r)^-240 = 0.36864. M = 1,000,000 x 0.004167 / (1 - 0.36864) = about MAD 6,600 a month. Over 20 years that is about MAD 1,584,000 repaid in total.
Challenge, Bank Al-Maghrib lending rate survey Q2 2026 (2026-08) Example figures: a Moroccan living in Belgium (MRE) buys a MAD 1,500,000 apartment with the maximum dirham loan now allowed for MRE, 80% of the price. How much must he bring himself (in MAD)?
MAD Maximum loan = 1,500,000 x 80% = 1,200,000. Own contribution = 1,500,000 - 1,200,000 = MAD 300,000, to be paid in foreign currency. The cap used to be 70%; buying costs come on top of the contribution.
Bladi, MRE can finance up to 80% (Office des Changes) (2026-07) Example figures: an off-plan (VEFA) flat costs MAD 1,200,000. The legal schedule is 5% at reservation, 5% at the preliminary contract, 10% at the start of works, 60% in three stages, 20% at handover. Works have just started. How much is still left to pay after the start of works instalment (in MAD)?
MAD Paid so far = 5% + 5% + 10% = 20%, so 1,200,000 x 20% = 240,000. Left to pay = 1,200,000 - 240,000 = MAD 960,000, of which 20% (240,000) falls due at handover.
Finances News Hebdo, Tout savoir des nouvelles procedures de la VEFA (2016-11) Example figures: since 1 July 2026, a sale above MAD 300,000 carries an extra 2% registration duty on any part of the price not paid by a traceable means referenced in the deed. A buyer pays MAD 650,000 by bank transfer and MAD 250,000 in cash for a MAD 900,000 flat (no loan). What is the surcharge (in MAD)?
MAD Price is above 300,000, so the rule applies. Untraced part = 250,000. Surcharge = 250,000 x 2% = MAD 5,000, on top of the normal 4% on the full price. Purchases financed by a bank loan are exempt.
Medias24, Cash payments penalised from 1 July 2026 (2026-06) Example figures: a French client asks what a MAD 2,160,000 apartment in Marrakech costs in euros. Use an example rate of EUR 1 = MAD 10.8. What is the price in EUR?
EUR EUR price = 2,160,000 / 10.8 = EUR 200,000. Always say which rate you used and that it moves daily. Funding the purchase in foreign currency also keeps the right to transfer the sale proceeds abroad later.
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Morocco rules. This content follows Moroccan law: there is no real estate agent licence yet, deeds are signed before a notary or adouls, and titles are kept by the ANCFCC. See Morocco on CloserPass.