Buying in Marrakech as a foreigner

A foreigner can buy property located in an urban area of Marrakech. Outside the urban perimeter, buying a plot requires a non-agricultural vocation certificate (VNA). Count 4% or 6% registration duties, 1% land registry and the notary’s fees; the costs are paid by a transfer of foreign currency.

01 Land title or melkia: what it changes

A property registered at the land registry has a land title: the ownership certificate names the owner and the charges. An unregistered property, known as melkia, rests on deeds that a notary must examine; it is less secure and takes longer to check.

02 The VNA, in plain words

VNA stands for non-agricultural vocation (vocation non agricole). A plot outside the urban perimeter is presumed agricultural, and the 1973 regulation reserves its purchase to Moroccans. A foreigner who wants to buy there must obtain a certificate stating that the plot no longer has an agricultural vocation. A provisional certificate is not enough to sell or let, according to specialist sources: the final one is issued only after the completed project is checked. In an urban area the VNA is in principle not needed: have the notary confirm this for the plot concerned.

03 R+5: reading the zoning

R+5 means ground floor plus five storeys: the maximum height the development plan allows on the plot. A listing that claims “R+5 zone” must be checked with the urban planning agency (town-planning information note): the plans are revised, as Marrakech-Ouest’s was in 2025.

04 Acquisition costs

The registration duty schedule is 4% for buying a built property and 6% for transfers of real estate in general, apart from exceptions (DGI). On top come the land registry fee (1% for a transfer) and the notary’s fees.

05 Paying from abroad

According to the Office des Changes, the costs linked to the purchase must be covered by a transfer of foreign currency or a debit from a convertible dirham account. A dirham loan granted to a non-resident requires a minimum contribution of 30% of the price in foreign currency. Keep the transfer receipts: they are also needed on resale.

06 On resale

The seller declares the real estate profit: 20% of the net profit, with a minimum of 3% of the sale price. The main-residence exemption requires five years of occupation on the date of sale (DGI).

Good to know: The passages on the VNA and zoning rely on specialist sources and not on the text of the dahir: they must be confirmed by a notary before any buying decision. This information is for guidance only and does not replace a notary’s advice: the rules change and every file is different.

Frequently asked questions

Can a foreigner buy an apartment in Marrakech?

Yes, for a property located in an urban area and with a title in order. Have a notary check the title before paying a deposit, and pay the costs by transfer of foreign currency as the Office des Changes requires.

What does VNA mean?

Non-agricultural vocation: a certificate stating that a plot outside the urban perimeter is no longer meant for agriculture. It conditions a purchase by a foreigner. A provisional certificate does not allow selling or letting.

What costs should I plan for when buying?

Registration duties of 4% (built property) or 6% (transfers of real estate in general), a land registry fee of 1% for a transfer, and the notary’s fees, with no single scale.