Inheritance Property Valuation
in Morocco — full process guide

1. When do heirs need a valuation?

Moroccan inheritance law is governed by the Moudawana (Family Code) and Islamic principles of succession (Farâidh). A formal RICS valuation is essential in several situations:

• Equitable distribution — When the estate includes real estate of unequal value and heirs need a fair basis for division
• Buyout among heirs — When one heir wants to buy out the others' shares
• Sale of the estate — When heirs decide to sell and split proceeds
• Documenting the acquisition price — for an inherited property, the market value on the date of death is the acquisition price used for TPI on a later sale (article 65-II of the CGI)
• Disagreement — When heirs cannot agree on a value and need a documented common basis

2. RICS methodology for inheritance

The basis of value is Market Value (RICS VPS 2) — the amount the property would fetch in an arm's-length sale at the valuation date. For an inheritance, the relevant valuation date is the date of death, which is also the date the CGI uses to set the acquisition price; a current market value can be given alongside it for a sale or a buyout.

Methodology:

1. ANCFCC title verification (Titre Foncier vs Melk, Habous or Collective)
2. Physical inspection with all heirs (or their representatives)
3. Multi-approach valuation (comparables + income if leased + cost if specialised)
4. Detailed report with photos, plans, comparable transactions, reconciliation
5. Option for individual addendums (one per heir) if bespoke needed

3. Distribution among heirs

Once the property is valued, heirs have three typical options:

• Physical division — If possible (e.g., a building with multiple units), each heir receives a specific part.
• Buyout — One heir buys the shares of the others at the valued amount.
• Joint sale — All heirs sell together and split the proceeds.

The RICS valuation is the anchor for all three options. Without it, negotiations drag on because heirs have no common reference.

4. Tax implications

• No TPI on the transfer itself — inheritance does not trigger the tax on real estate profits; it is due only on a later sale for consideration
• Registration and title fees — the duties and ANCFCC fees applicable to your file are to be confirmed with your notary or adoul
• TPI on a subsequent sale — the acquisition price is the market value on the date of death, as entered on the inventory drawn up by the heirs or, failing that, as declared by the taxpayer, ignoring any later partition deed (article 65-II). The TPI is 20% of the net profit, with a minimum of 3% of the sale price (articles 73-II-F-6° and 144-II-1°), subject to the exemptions of article 63. The base is revalued by the coefficient of the year of death. Whether the 15% flat allowance for acquisition costs applies to the value of an inherited property is not expressly settled by the text: have this point checked by an adviser.

5. Valuing when the heirs disagree

When heirs disagree (which happens often), a privately commissioned valuation has one job: to put a documented figure on the table so the discussion stops being a matter of opinion. Its strength is what it contains:

1. An explicit basis of value and at least two methods
2. Sourced and dated comparables, with each adjustment quantified one by one
3. Geolocated photographs and the named signature of a RICS-certified expert

A report documented and verifiable line by line is what makes an amicable settlement possible: each heir can check the figure rather than take it on trust. For the procedure that follows, speak to your notary or adoul.

Frequently asked questions