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Buying a Riad in Morocco

The Index — a reference for foreign buyers.

21 questions · updated 24 April 2026

Answers to the questions foreign buyers ask before, during, and after purchasing property in Morocco. Legal, procedural, and financial. Plain language, current as of 2026.

For vocabulary, see the Glossary.

The Basics

The questions every foreign buyer asks first.

  1. 01

    Can foreigners buy property in Morocco?

    Yes — with three exceptions. Urban property is freely available; agricultural land requires Moroccan nationality.

  2. 02

    Should I buy a riad as an investment?

    Probably not. Riads rarely make money as pure investments. Buy one because you want to own it.

  3. 03

    What's the difference between a riad and a dar?

    Both are traditional Moroccan houses organised around a courtyard. A riad has a garden with a fountain; a dar has a simpler light well.

  4. 04

    Do I need to speak French or Arabic to buy property in Morocco?

    No. But the contracts are in French, and the culture runs on relationships built in Darija or French. A local agent or lawyer translates both.

The Transaction

How a property purchase moves from first viewing to signed deed.

  1. 01

    What is a compromis de vente?

    The preliminary sale contract. Both parties commit, the buyer pays a deposit (usually 10%), and the notaire begins due diligence.

  2. 02

    How long does buying a property take?

    Two to three months for a titled property. Four to six months for a melkia routed through immatriculation. First viewing to keys.

  3. 03

    Can I buy remotely without flying to Morocco?

    Yes, through a procuration (power of attorney). You'll still want to visit the property first.

  4. 04

    What does the notaire actually do?

    Title search, contract drafting, escrow, registration with ANCFCC. The notaire is the legal authority on the transaction — not the agent, not the seller.

Costs & Taxes

What you pay, to whom, and when — beyond the sale price.

  1. 01

    What are the total costs of buying a property beyond the sale price?

    Titled property: add 5.5% to 6.5%. Melkia property: add 10% to 15%. Plus ongoing annual taxes once you own.

  2. 02

    What taxes do I pay as a foreign property owner?

    Annual residence and services taxes while you own. Capital gains (plus-value) when you sell. Rental income tax if you rent.

Renovation Reality

What restoration actually takes in Marrakech. Budgets, timelines, common failure modes.

  1. 01

    What does a Marrakech riad renovation actually cost?

    For a full renovation, plan on 4,000–8,000 DH per m² depending on scope, standard, and how much original fabric is retained.

  2. 02

    How long does a full riad renovation take?

    Twelve to twenty-four months for a medina riad done properly. Longer if you're replacing zellige, tadelakt, or cedar work at scale.

  3. 03

    What are the most common renovation disasters?

    Four recurring patterns: contractor disappears, budget doubles, craft work fails, compliance blocks the occupancy permit.

Due Diligence

What to verify before you sign anything.

  1. 01

    What should I check before signing a compromis?

    Title status, surface area, habous status, seller's authority, building condition, any encumbrances. The notaire handles most of it, but you watch.

  2. 02

    How do I verify ownership before I pay anything?

    Through the notaire's title search. Do not transfer money until the search is complete and the seller's authority is confirmed.

After The Sale

Ongoing costs, taxes, management, and resale realities.

  1. 01

    Can I rent out my riad as a guesthouse?

    Yes, with a maison d'hôtes classification from the Ministry of Tourism. Informal short-term rental is technically not compliant.

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