Buying an apartment in Morocco from France: prices, costs and rules (2026)
Updated 22 October 2026
A foreigner can buy an apartment in Morocco. A 65 m² two-bedroom flat costs from 309,000 DH in Settat to 1,077,000 DH in Rabat, and the official purchase costs (registration duty and land registry) come to about 5.5% of the price, plus the notary. Here are prices city by city, the costs and the rules to know when you live in France.
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The essentials
- A foreigner can buy a home in Morocco; only agricultural land follows special rules.
- Prices: a 65 m² two-bedroom flat costs about 788,000 DH (€71,700) in Casablanca and 363,000 DH (€33,000) in Fez.
- Purchase costs: 4% registration duty, 1.5% land registry (+ 100 DH), plus the notary’s fees. Paying in cash adds 2% duty on the part paid in cash.
- Resale: the profit is taxed at 20% (at least 3% of the price), except for a main home lived in for at least 5 years.
- Pay from abroad, by bank transfer, and keep the proof: that is what allows you to bring the money back when you sell.
The price of an apartment, city by city
Price per m² of apartments, from most to least expensive. The range runs from the average asking price in sale listings to the estimate of the Yakeey agency network (the lower of the two first): the real price is often somewhere between the two. “Years of rent”: the number of years of rent for an equivalent two-bedroom flat that the purchase price represents.
| City | Price per m² | 65 m² 2-bedroom | In euros | Years of rent |
|---|---|---|---|---|
| Rabat | 14,500 to 18,600 DH | 1,077,000 DH | €97,900 | 12 years |
| Casablanca | 9,800 to 14,500 DH | 788,000 DH | €71,700 | 9 years |
| Marrakesh | 7,600 to 16,200 DH | 771,000 DH | €70,100 | 9 years |
| Tangier | 7,100 to 15,200 DH | 723,000 DH | €65,800 | 10 years |
| Agadir | 7,600 to 13,000 DH | 670,000 DH | €60,900 | 12 years |
| Mohammedia | 9,600 to 10,400 DH | 649,000 DH | €59,000 | 11 years |
| Temara | 8,000 to 11,900 DH | 646,000 DH | €58,700 | 13 years |
| Essaouira | 7,600 to 10,500 DH | 590,000 DH | €53,600 | 12 years |
| Sale | 7,600 to 9,600 DH | 557,000 DH | €50,700 | 9 years |
| Tetouan | 6,700 to 8,400 DH | 491,000 DH | €44,600 | 14 years |
| Nador | 6,300 to 8,700 DH | 488,000 DH | €44,300 | 13 years |
| Kenitra | 6,700 to 8,300 DH | 485,000 DH | €44,100 | 10 years |
| Benslimane | 5,700 to 7,800 DH | 440,000 DH | €40,000 | 12 years |
| El Jadida | 6,200 to 7,300 DH | 439,000 DH | €39,900 | 12 years |
| Berkane | 5,400 to 7,100 DH | 405,000 DH | €36,800 | 13 years |
| Beni Mellal | 5,800 to 6,100 DH | 388,000 DH | €35,300 | 16 years |
| Berrechid | 5,300 to 6,600 DH | 388,000 DH | €35,300 | 13 years |
| Larache | 5,300 to 6,600 DH | 387,000 DH | €35,200 | 13 years |
| Khouribga | 5,800 to 6,000 DH | 384,000 DH | €34,900 | 12 years |
| Safi | 5,500 to 6,200 DH | 378,000 DH | €34,300 | 14 years |
| Oujda | 5,400 to 6,100 DH | 375,000 DH | €34,100 | 12 years |
| Meknes | 5,200 to 6,100 DH | 367,000 DH | €33,300 | 13 years |
| Fez | 5,000 to 6,200 DH | 363,000 DH | €33,000 | 11 years |
| Ben Guerir | 4,600 to 6,000 DH | 346,000 DH | €31,400 | 9 years |
| Ksar El Kebir | 4,800 DH | 310,000 DH | €28,200 | 14 years |
| Settat | 4,700 to 4,800 DH | 309,000 DH | €28,100 | 11 years |
Listing prices: DarIndex for the big cities, sale listings on Mubawab and Avito read by Vie Ailleurs for the others. Yakeey estimate read on 8 October 2026. Price of a two-bedroom flat: middle of the range multiplied by 65 m². Listings show a starting price, often negotiated.
Purchase costs
When buying a built home (new or old), the buyer pays:
- Registration duty: 4% of the price (General Tax Code, article 133). For a property above 300,000 DH, 2% more is added on the part of the price paid in cash, or on the whole price if the deed does not say how it was paid (2026 Finance Act).
- Land registry: 1.5% of the price, plus 100 DH per property (minimum 500 DH), to record the sale on the land title (decree no. 2-16-375).
- The notary’s fees, VAT on those fees and a few costs (stamps, copies): ask for a written quote before signing.
- The agency, if there is one: its commission is negotiable.
Example: for an apartment at 1,000,000 DH (€90,900), registration duty and land registry come to 55,100 DH, or 5.5% of the price, before the notary.
Rules to know when you live in France
- Use a notary and buy a registered property (with a land title): check at the Land Registry who owns it and whether it carries a mortgage, by requesting a certificate of ownership.
- Finance the purchase from abroad, by bank transfer. The Foreign Exchange Office rules allow a non-resident to transfer the proceeds of a resale back out when the purchase was paid with foreign currency brought in: keep all the proof of the transfer and the sale.
- Never pay in cash: besides the risk, it means 2% more duty.
- Local taxes (housing tax, municipal services tax) are calculated on the rental value: ask the seller for the amount.
- If you rent the property out, the rent is taxable in Morocco, where the home is (France–Morocco tax treaty).
Buy or rent?
The price of an apartment represents 9 to 16 years of rent depending on the city. For a first stay, renting for a few months lets you choose your city and area before you buy. The calculator shows your budget as a tenant or as an owner.
Frequently asked questions
Can a French person buy an apartment in Morocco?
Yes. A foreigner can buy a home in Morocco, through a notary, on the same cost terms as a Moroccan. Only agricultural land follows special rules.
What are notary fees in Morocco?
The official costs are 4% registration duty and 1.5% land registry (+ 100 DH), or 55,100 DH for a property worth 1,000,000 DH, to which the notary’s fees and their VAT are added.
How much does an apartment cost in Marrakech?
Between 7,600 and 16,200 DH per m² depending on the source, or about 771,000 DH for a 65 m² two-bedroom flat.
Do you pay tax when you resell?
Yes: 20% of the profit, with a minimum of 3% of the sale price, except for exemptions (main home lived in for at least 5 years, sales under 140,000 DH a year).
These rules are summarised from the official texts in force in October 2026. Every purchase is different: get a notary’s help.
Further reading
- Living in Morocco: salaries, healthcare, residence permit, settling in
- Salary needed to live in Morocco (2026): net pay city by city
- Remote work from Morocco on a French salary: budget, tax and residence (2026)
- Retiring in Morocco on a French pension: tax, healthcare, budget and residence (2026)
- Living in Morocco on €1,500 a month: is it possible? (2026)
- Rent in Morocco (2026): the price of an apartment city by city
Sources
- DGI (Morocco): General Tax Code 2026 (article 133, registration duty; articles 63, 73 and 144, property gains)
- ANCFCC: land registry fee schedule (decree no. 2-16-375; in French)
- Foreign Exchange Office: general instruction on foreign exchange operations
- impots.gouv: tax treaty between France and Morocco (1970; in French)
- DarIndex: average prices per m² (30 March 2026); Mubawab and Avito: sale listings
- Yakeey: Morocco property price map, price per m² of flats (read on 8 October 2026)
- Bank Al-Maghrib: dirham exchange rate