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

Three layers of cost beyond the sale price.

One-time transaction costs (frais de notaire). For a titled property, total fees — notaire's professional fee, registration tax, cadastre fees, and various administrative charges — run 5.5% to 6.5% of the sale price. For a melkia property routed through the réquisition procedure, the figure is 10% to 15%, reflecting the additional immatriculation work the notaire handles. Always assume the higher end of the range when budgeting.

Agency commission. Typically 2% to 3% of the sale price, paid by the buyer. Some agreements split the commission between buyer and seller, which is negotiable; most foreign buyers end up paying it themselves. Samsars sometimes charge less but without the professional accountability of a licensed agency — the savings are usually not worth the risk.

Annual ownership costs. Once you own, you pay the taxe d'habitation (residence tax) annually if the property is your primary residence or used as a second home. For a rented property you also pay the taxe de services communaux. Combined, these run a few thousand dirhams per year for a typical medina riad — modest by European standards. You'll also pay for utilities (water, electricity, gas), and if you use the property for short-term rentals, there are additional declaration and tax obligations.

Optional but real costs. Most foreign buyers budget for ongoing property management (keyholder, cleaner, maintenance coordinator) because a medina riad left unattended degrades quickly. Expect 500 to 1,500 dirhams per month for a reliable local presence.

When budgeting, take the sale price, add 8% to 15% for transaction costs depending on title status, add 2% to 3% for agency commission, and reserve 5,000 to 15,000 dirhams per year for ongoing running costs. The budget that only accounts for the sale price itself is not a real budget.