Frequently, one hears conflicting information regarding notary fees in Morocco. However, these costs are significant and can substantially impact your real estate budget. In this regard, FOCH Real Estate sought the expertise of Maître Yassine Benjelloun for this detailed analysis. Indeed, having all the data will allow you to make the best decision for your purchase in Marrakech. Here is the complete guide to notary fees in Morocco in 2026.
What exactly do notary fees in Morocco include?
It is essential to distinguish between the taxes owed to the State and the professional’s fees. Specifically, the notary acts as a collector for the tax administration. Here is the precise breakdown for your calculation:
- 4% registration fees (rate for built premises).
- 1.5% land conservation fee (to register your property title).
- 1% + VAT (20%) notary fees for drafting and follow-up.
- Approximately 2,500 DH to 5,000 DH for stamp duties and miscellaneous costs.
- 100 DH for the initial property certificate.
Who pays the notary fees in Morocco: buyer or seller?
In accordance with standard practice in Morocco, the buyer assumes the full cost of the notary fees in Morocco. Furthermore, the seller is responsible for the Real Estate Profit Tax (TPI) in the event of a capital gain. In addition, the seller must pay the costs associated with obtaining the tax clearance (quitus fiscal) and the building manager’s clearance (quitus du syndic). Indeed, these documents prove that the owner is up to date with their taxes and co-ownership charges. Consequently, each party knows their precise financial obligations before the final signature.
When should they be paid?
Payment occurs at the time of signing the final deed of sale. Indeed, the notary must have the funds available to register the deed immediately. Nevertheless, the 2024 Finance Act now imposes a crucial step right from the preliminary sales agreement (compromis de vente).
Since January 1st, 2024, the seller must imperatively provide the original tax clearance to the notary. Moreover, no sales agreement can be signed without the prior presentation of this official document. As a result, the owner must settle their local taxes before this first signature.
How to settle the notary fees in Morocco?
Bank transfers provide a perfectly secure method for transferring your funds during a property purchase in Marrakech. Specifically, you send the money directly from abroad to the notary’s CDG account. This account accepts all international currencies, such as the Euro or the Dollar. Subsequently, the Moroccan bank automatically converts these sums into Dirhams at the daily rate.
The Caisse de Dépôt et de Gestion (CDG) is the public institution that secures your funds by acting as a trusted third party. Furthermore, using a convertible account remains optional for this specific payment. Notably, you should carefully keep your exchange certificate to activate your future fund retransfer guarantee. Finally, you can also pay by certified check in the name of the notary, as Moroccan law strictly limits the use of cash to ensure total transaction security.
Do the notary fees in Morocco vary by property type?
Indeed, the nature of your project directly modifies the overall cost of the property acquisition. For instance, the State applies a registration rate of 5% for the purchase of bare land. In contrast, you only pay 4% for a villa or an apartment that is already built. Moreover, an acquisition via an SCI (Real Estate Investment Company) requires additional fees for drafting the statutes and legal secretariat work.
Contrary to popular belief, registration duties for new housing also amount to 4%. However, some developers offer attractive commercial deals by taking these full costs upon themselves. Clearly, this substantial saving can boost your furnishing or decoration budget.
Additionally, buyers of new homes in Marrakech may benefit from the national direct aid program. Indeed, the State grants a significant financial subsidy for properties with a sales price below 700,000 MAD. You can furthermore consult the official Daam Sakane platform to check your eligibility and submit your request online.
Is there a simulator for the notary fees in Morocco?
Yes, several real estate portals and notary websites offer online calculation tools. Indeed, these simulators allow you to estimate your total budget in a few seconds. Nevertheless, I always recommend requesting a written and detailed quote from your notary before the final signature.
Are there traps to avoid?
Undoubtedly, the main pitfall remains “under-the-table” or hidden payments outside the notarized deed. Indeed, this practice cancels your legal protection and complicates your retransfer guarantee. Consequently, you should refuse any transaction that does not mention the full price on the authentic deed.
Advice for future sellers and buyers
My primary advice is to demand total transparency regarding the actual sale price. Indeed, undervaluing a property to pay lower notary fees in Moroccoo exposes you to a severe tax reassessment. Furthermore, ensure the property has a definitive land title and AVNA before paying a single Dirham. To conclude, to fully secure your investment, we also advise you to read our guide on the guarantee of fund retransfer in Morocco.
In Summary
The acquisition costs in Morocco oscillate between 6.5% and 7%. However, the support of an expert agency brings the total package to between 9.5% and 10%. Indeed, these additional 3% (incl. tax) in fees constitute the guarantee of a perfectly secure and mastered transaction. Entrusting your project to the agency FOCH REAL ESTATE in Marrakech, a recognized name in the market, will durably preserve your assets.
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