Apartment valuation in Morocco
RICS methodology and key checkpoints

The apartment is the most-valued real estate asset in Morocco — for bank lending, inheritance, divorce, sale, donation or purchase decisions. Here's how a RICS firm approaches the mission.

1. Dominant method — comparison (VPS 5)

For a residential apartment, the comparison method (Market Approach, VPS 5) is dominant. It relies on recent comparable transactions, adjusted for specific differences. Quality depends on the comparable sample: recent (under 12 months ideally), same sub-zone, similar typology, documented (notarial or ANCFCC sources).

2. Key adjustments — what shifts price/m²

• Floor — high floors with lift carry premium; ground or top floor without lift, discount.
• Exposure and view — sea, open vs facing wall, south vs deep north.
• Condition — newly refurbished, refreshed, to renovate.
• Fittings — equipped kitchen, AC, parquet/marble, bathrooms.
• Common amenities — lift, concierge, pool, gardens, basement parking, cellar.
• Sellable vs usable surface — gap can reach 12-18% in some new programmes.
• Condominium charges — high (pool, 24/7 guarding) vs moderate.
• Nuisances — noise, facing wall, shading by neighbouring building.

3. Legal checks before pricing

• Land title (TF) + recent ANCFCC ownership certificate
• Condominium rules + division description
• Last 3 general assembly minutes — to identify voted or upcoming works
• No-debt syndic and utilities certificates
• Urban planning compliance — building permit, possible modifications
• NRU if applicable

See also our 8-point checklist before buying.

4. Recognised uses

• Mortgage lending — all Moroccan banks require a RICS report for LTV calculation.
• Inheritance and donation — value-setting among heirs, tax declaration.
• Divorce and matrimonial liquidation — contradictory quantification.
• Indivision exit — neutral value-setting among co-owners.
• Pre-purchase / buyer side — verifying asking price matches market.
• Financial reporting — for corporate holders (IFRS 13).

5. MRE specifics — remote valuation

For Moroccans Living Abroad, valuation is fully remote: online mandate, on-site organisation by the firm (concierge appointment, syndic, access), geo-tagged photos, report delivery within 5–8 working days. Payment and electronic signature enable transactions without travel.