Buying an apartment in Guéliz, a villa with a swimming pool or a riad in the medina requires budgeting beyond the price of the property. Registration duties, land registry fees, notary fees and agency fees: every item contributes to the amount you need to set aside.
For a standard purchase of a built, already registered home, registration duties and land registry fees generally represent 5.5% of the price, plus a fixed land registry fee of 100 DH per property. Notary fees, administrative costs and any agency fees are added afterwards.
Here is how to build your budget, with two detailed scenarios and the points to check before making a commitment.
Information checked on 7 September 2026. The examples are scenarios to be adapted to the property and the statement prepared by the notary.
What costs should you budget for when buying in Marrakech?
The term ‘notary fees’ often refers to several costs combined in a single statement. Yet a substantial proportion consists of duties paid over to public authorities.
For a built, already registered home purchased through a straightforward full transfer, the principal costs are as follows:
| Item | Calculation basis or amount |
|---|---|
| Registration duties | 4% in the usual case of a built home |
| Land registry | 1.5% + 100 DH per property, subject to a minimum charge of 500 DH |
| Notary fees | Amount to be confirmed in a quotation, with applicable VAT |
| Disbursements and administrative formalities | According to the documents and procedures required for the file |
| Agency fees | According to the agreed terms; Cameron’s standard scale: 3% TTC |
| Finance costs | To be added in the event of a loan, according to the bank offer and security requirements |
This table does not cover every situation. Vacant land, an unregistered property, a plot subdivision or an acquisition benefiting from a particular regime requires a tailored calculation.
Registration duties: 4% for a built home
The General Tax Code provides for a rate of 4% for the acquisition of built premises for residential, commercial, professional or administrative use.
For an apartment purchased for 2,000,000 DH, the calculation is therefore:
2,000,000 × 4% = 80,000 DH.
In this example, the declared price forms the basis used for the scenario, subject to the applicable tax rules and checks by the authorities.
Caution regarding land and large properties
The 4% rate should not be applied automatically to all real estate.
Vacant land and land containing buildings intended for demolition are in principle subject to a registration rate of 5%.
For built premises, the accompanying land qualifies for the 4% rate up to five times the covered area. A villa built on a very large plot therefore requires particular verification: the notary must determine the treatment of the entire property being sold.
Land registry: a separate cost
For a straightforward full transfer of an already registered property, the land registry tariff provides for a proportional fee of 1.5%, plus a fixed fee of 100 DH per property, subject to a minimum charge of 500 DH.
For a property purchased for 2,000,000 DH, this amounts to:
2,000,000 × 1.5% + 100 = 30,100 DH.
The scenarios below assume a single titled property and no additional land transaction. The creation of a title deed, subdivision or other formalities may result in additional duties.
Notary fees and administrative costs
The fees remunerate the notary for their work. They should be distinguished from the taxes and duties that the notary collects and pays over to the relevant bodies.
Request a detailed provisional statement showing:
- registration duties;
- land registry fees;
- fees excluding tax and applicable VAT;
- disbursements and administrative costs;
- any costs related to financing or the specific features of the file.
A total percentage quoted verbally does not always clarify what is included. A written statement allows you to compare your initial estimate with the amount actually requested.
To prepare an initial budget, you can use our notary fees calculator for Morocco, then have the result confirmed for the selected property.
Agency fees: check the TTC amount and who pays them
Cameron Immobilier Marrakech’s standard scale provides for transaction fees of 3% TTC of the sale price.
For a purchase of 2,000,000 DH, this represents 60,000 DH TTC. For a purchase of 4,000,000 DH, the amount is 120,000 DH TTC.
The liable party and payment terms are specified in the documents applicable to the file. See our agency fees and costs for the stated terms.
Also check whether the fees are already included in the amount presented to you, so that you do not count them twice.
Two examples of purchase costs in Marrakech
The following scenarios concern built, already titled homes purchased without a loan. They assume:
- a property price excluding agency fees;
- a single land title, with no exceptional formality;
- application of the 4% registration rate to the entire property;
- agency fees of 3% TTC paid by the buyer;
- compliant, documented payment, with no additional 2% registration duty.
Notary fees and disbursements are calculation assumptions, not guaranteed rates or quotations.
| Item | Apartment at 2,000,000 DH | Villa at 4,000,000 DH |
|---|---|---|
| Property price | 2,000,000 DH | 4,000,000 DH |
| Registration: 4% | 80,000 DH | 160,000 DH |
| Land registry: 1.5% + 100 DH | 30,100 DH | 60,100 DH |
| Notary fees TTC — assumption | 25,000 DH | 45,000 DH |
| Disbursements and administrative formalities — assumption | 2,000 DH | 3,000 DH |
| Agency fees: 3% TTC | 60,000 DH | 120,000 DH |
| Total estimated costs | 197,100 DH | 388,100 DH |
| Total estimated budget | 2,197,100 DH | 4,388,100 DH |
In these two scenarios, costs represent approximately 9.9% and 9.7% of the property price, including agency fees.
These results show why a budget simply stated as ‘7% in costs’ may be insufficient: it all depends on which items are included in that percentage.
The amounts above exclude, in particular, renovation works, furnishings, financing and currency transfer or conversion costs.
Buying with a loan: what costs should be added?
Bank financing may entail application fees, valuation fees, insurance and costs for establishing or registering security.
Ask the bank for a detailed proposal, then reconcile the security costs with the notarial statement. This step avoids omissions and duplicate charges.
Also check what the loan actually finances. Your deposit must cover the unfunded portion of the price and the costs not covered by the bank.
Loan interest must in turn be included in the cost of financing over its term.
Since July 2026: an additional 2% duty in certain cases
For deeds executed from 1 July 2026, the General Tax Code provides for an additional registration duty of 2% for certain real estate transfers where the price exceeds 300,000 DH.
It applies where:
- the deed does not state the payment method and references;
- or the payment does not use one of the methods accepted under the General Tax Code.
In the case of mixed payment, in cash and by a compliant method, the text provides for the additional duty to apply only to the portion paid in cash.
This additional charge is therefore not an automatic increase applicable to every purchase. To prepare your purchase, have the payment process and the details to be included in the deed validated before making any payment.
How should you prepare your budget before making an offer?
Start with your available budget, then set aside the amount required for costs and moving in. This will give you a realistic price ceiling for your search.
Then request a written summary bringing together the negotiated price, the agency fees payable by you, the notary’s provisional statement and any bank costs.
Finally, distinguish additional costs from sums already paid towards the price: a deposit credited against the sale price reduces the balance payable; it should not be added to the total budget a second time. Its treatment must be clearly set out in the signed documents.
You can view our real estate for sale in Marrakech or entrust us with a real estate search mandate, specifying your total budget, including costs, from the outset.
Sources
- General Directorate of Taxes — General Tax Code 2026 : Article 133-I-F for the 4% rate, Article 133-I-G for the 5% rate, Articles 133-III and 11-II for the additional duty related to payment arrangements; provisions effective from 1 July 2026.
- ANCFCC — Fees, required documents and timeframes for the principal land formalities : duties applicable to the full transfer of a registered property and the distinction from other land transactions.
- Cameron Immobilier Marrakech — Agency fees and costs : standard transaction scale of 3% TTC and payment terms.
The scenarios illustrate a calculation method. The final amount depends on the file and must be confirmed by the notary and relevant professionals before signing.
