1. Why these costs matter — and why they depend on the price
Buying a property in Morocco is not only about paying the price negotiated with the seller. Several mandatory items are added to make the transfer legally complete: taxes to the State, duties to the land administration, fees of the party drafting the deed. Most are calculated as a percentage of the price — which has a direct consequence: paying for a property above its real value also mechanically inflates the proportional costs.
The orders of magnitude below are given as a guide, based on the regulations in force. The exact rates and terms vary according to the nature of the property and your situation: they are confirmed with your notary or a tax adviser. For the differences between new and existing property, the main divide is VAT (new) versus hidden works (existing) — both covered below.
2. Registration duties
This is the most visible item, and often the heaviest. Registration duties are a tax levied by the State on the deed of sale, calculated on the price. The rate depends on the nature of the property:
- In the order of 4% of the price for residential property.
- In the order of 5% of the price for other built property.
- Special regimes and exemptions may apply in certain cases (some land, specific operations) — hence the value of a case-by-case check.
The detail situation by situation depends on the nature of the property and is best confirmed with your notary or a tax adviser. For an independent view of the value on which these duties are calculated, see our real estate appraisal service.
3. Land registration (ANCFCC) + the ownership certificate
Once the deed is signed, the transfer must be recorded on the land title with the ANCFCC (National Agency for Land Registration, the Cadastre and Cartography). Without this registration, the title is not up to date in your name: land registration is a complementary step, not a simple automatic formality.
- Registration duties at the land registry: in the order of 1.5% of the price.
- Ownership certificate: the document materialising your updated land title, to be obtained from the ANCFCC.
4. Stamp duty
Added to the file is the stamp duty applied to the official deeds and documents of the transaction. Its amount is governed by the regulations in force and is generally included in the breakdown of costs presented to you by the notary or the adoul. It is a second-order item compared with registration and land registration, but it is an integral part of the disbursements and appears on your final statement.
5. Notary (or adoul) fees
The deed of sale is drafted either by a notary or by an adoul (adoular deed). Their fees pay for the drafting, the legal security and the completion of formalities. They are, in practice, in the order of 1 to 1.5% of the price in both cases, and are generally added to disbursements (costs advanced on your behalf: stamps, administrative formalities, etc.).
The choice between the two has its own implications. Remember: the drafter of the deed does not establish the value of the property; it is neither their role nor their profession. To document that value independently before signing, rely on our appraisal service.
6. Mortgage costs (if you finance with a loan)
If the purchase is financed by a property loan, the bank takes a security over the property: it registers a mortgage on the land title. This registration generates its own costs, distinct from the acquisition costs proper:
- Mortgage registration at the ANCFCC: duties and fees related to taking the security.
- Release at the end of the loan: when the loan is repaid, the cancellation of the mortgage entails a procedure and costs at the ANCFCC — anticipate it.
These items only concern purchases on credit — a buyer paying cash ignores them. But for a borrower, they add to the overall budget of the operation and deserve to be costed up front.
7. The checklist by transaction step
Rather than a raw list, here is the sequence of disbursements in the order they fall:
- Before / at signing of the deed: notary or adoul fees, disbursements and stamp duty.
- At registration of the deed: registration duties (4% residential / 5% other built property) levied by the State.
- At the land registry (ANCFCC): registration duties (in the order of 1.5%) + ownership certificate.
- Where there is a loan: mortgage registration costs by the bank.
- Later, at the end of the loan: mortgage release costs.
The lever everyone forgets: the price itself
Since most of these costs are proportional to the price, the best way to reduce the total bill is not to negotiate the stamp duty or the fees — it is not to overpay for the property. An independent appraisal compliant with RICS (Red Book) standards, delivered before signing, gives you the real value of the property (condition, verified areas, documented comparables) and a quantified argument to negotiate. Every dirham saved on the price is also registration and land registration duties saved. Report in 5 to 8 days (48-72 h in express), from 3,500 MAD excl. tax, firm quote within 24 h.
8. The items not to confuse with acquisition costs
- VAT only concerns new property: it relates to the activity of property development and is, in practice, included in the price displayed by the developer. It is therefore not added as a separate item to your charge.
- Resale taxation (TPI) is borne by the seller, not the buyer — do not budget it in your acquisition costs.
- Hidden costs of existing property (works, compliance upgrades) are not taxes, but they weigh on the real total cost: a technical inspection before purchase helps anticipate them.
9. FAQ
Are acquisition costs borne by the buyer or the seller?
Registration duties, land registration, stamp duty and the fees for drafting the deed are, in practice, borne by the buyer. Resale taxation (TPI) is borne by the seller. The exact split can be specified in the preliminary agreement — clarify it before signing.
Can the total costs be estimated in advance?
Yes, in broad terms: registration (4% residential / 5% other built property) + land registration (in the order of 1.5%) + fees (1 to 1.5%) + stamp duty, and, where there is a loan, mortgage costs. For a firm costing adapted to your property, ask your notary or adoul for the detailed breakdown.
Does new property cost more in fees than existing?
The cost structure differs mainly through VAT, specific to new property and generally included in the developer's price. Registration duties, land registration and fees apply in both cases. Our new vs existing comparison details the differences item by item.
What more is paid when buying on credit?
The bank registers a mortgage on the property: this generates registration costs distinct from the acquisition costs. At the end of the loan, the mortgage release entails a further procedure and costs at the ANCFCC. A cash purchase has none of these items.
How does an appraisal reduce these costs?
Since most costs are proportional to the price, not overpaying for the property also reduces the taxes. An independent appraisal compliant with RICS (Red Book) standards, delivered before signing, establishes the real value of the property and serves as a negotiation argument. Report in 5 to 8 days (48-72 h in express), from 3,500 MAD excl. tax, firm quote within 24 h.
Before signing, know what the property is really worth.
RICS-certified experts — an independent appraisal report to negotiate the price and lighten the proportional costs, in 5 to 8 days (48-72 h in express). Reports compliant with RICS (Red Book) standards, anywhere in Morocco.
Note: The rates and orders of magnitude cited (registration duties, land registration, fees) are given as a guide based on the regulations in force; they vary according to the nature of the property and your situation, and are confirmed with your notary or a tax adviser. To document the value of your property before signing, see our real estate appraisal page or the ReaConsult blog.