House extension / enlargement
House extension (veranda, additional floor, garage, parental suite) is heavy project requiring building permit and substantial financing (150K-800K MAD). Recommended via mortgage amendment or long-term works credit (10-15 years). Direct impact on property value (+20-40%).
Typical budget
150-800K MAD
Credit duration
7-15 ans
Average rate
5.2%
Budget breakdown
- Building permit + architect: 15,000-50,000 MAD (5-8% of project)
- Main works (foundations, walls, roof): 60,000-350,000 MAD (40-50%)
- Joinery + insulation (windows, doors): 20,000-100,000 MAD
- Secondary works (electricity, plumbing, AC): 30,000-150,000 MAD
- Finishing (tiling, painting, floors): 25,000-150,000 MAD
Financing options
Mortgage amendment (more advantageous: 4.5-5.2%, duration 10-15 years, mortgage guarantee). New works credit 150K+ MAD (5.2-6%, 10 years max). Combination possible: 30% personal contribution + 70% credit. Credit mandatorily released in several tranches (foundation 30%, main works 40%, finishing 30%).
Numeric example
Floor extension 60 m² (2 bedrooms + bathroom): 350,000 MAD. Mortgage amendment 250K MAD over 15 years at 5%: monthly 1,975 MAD. Personal contribution 100K MAD. Work duration 6-9 months (penalties if exceeded). Estimated property added value: +450,000 MAD (30% ROI).
Practical tips
- Architect mandatory if surface > 150 m² (Morocco building law)
- Building permit: 2-6 month delay per municipality
- Verify land occupancy ratio (COS) of your neighborhood
- Craftsman decennial guarantee mandatory (hidden defects)
- Land title update after works (fees 1-2%)
Legal obligations
Building permit MANDATORY (any extension modifying building surface or silhouette). Condominium declaration (if building). Certified architect if > 150 m². Respect PAU (Urban Planning Plan) of municipality. Land title update post-works.
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