Notary fees in Morocco 2026: the 1-1.5% scale and calculation

1. The 4 categories of purchase fees in 2026

Besides the negotiated price, the buyer must budget for 4 categories of fees, paid to different recipients.

Category 1: notary's fees (1-1.5%)

Official tiered scale since 2022, with decreasing rates: 1.5% up to MAD 1M, 1% from MAD 1M to 5M, 0.5% above MAD 5M. For a MAD 1.5M property: MAD 20,000, or MAD 24,000 with 20% VAT.

Category 2: DGI registration fees (0-4%)

The rate depends on the property: 4% for an existing property, 0% for new social housing and 4% for other new builds. An existing MAD 1.5M property pays MAD 60,000.

Category 3: land registry (1%)

The ANCFCC charges a flat 1% of the sale price, so MAD 15,000 for a MAD 1.5M property. Registration takes 30-90 days.

Category 4: various taxes (MAD 200-2,000)

Notarial tax, stamp duty, the notary's variable charges and, if the bank requires one, a property valuation (MAD 1,500-3,500).

2. Total purchase fees by property type in 2026

The total varies widely between new social housing, other new builds and existing properties.

Existing property: about 6.5-7.5%

A MAD 1.5M apartment in Casa Maarif: MAD 102,500, or 6.83% of the price.

New non-social property: about 6-7%

A new MAD 1.5M apartment: MAD 100,000, or 6.67%.

New Daam Sakane or social property: about 2-3%

No registration fees, which saves 4% of the price. A Daam Sakane Tier 2 home at MAD 650k HT costs only MAD 19,000 in fees, or 2.92%.

Luxury property: about 5-6%

Above MAD 5M, the notary's tiered scale works in the buyer's favor. For a MAD 8M villa, fees come to MAD 490,000, or 6.13%.

3. Step-by-step calculation: an existing MAD 1.5M property in Casa Maarif

The full breakdown of the actual costs.

Starting figures

Negotiated price: MAD 1,500,000 for an existing property. The buyer is a 38-year-old executive in Casablanca with a MAD 1.2M mortgage from Attijariwafa Bank.

Step 1: notary's fees (tiered scale)

MAD 1M × 1.5% = MAD 15,000, plus MAD 500k × 1% = MAD 5,000, for MAD 20,000 HT. 20% VAT adds MAD 4,000. Total: MAD 24,000 TTC.

Step 2: DGI registration fees

Existing property: 4% of the declared sale price. 4% × MAD 1,500,000 = MAD 60,000.

Step 3: land registry fees

1% × MAD 1,500,000 = MAD 15,000.

Step 4: taxes and other costs

Notarial tax MAD 100 + stamps MAD 300 + notary's expenses MAD 800 + valuation MAD 2,500 = MAD 3,700.

Total purchase fees

MAD 24,000 + 60,000 + 15,000 + 3,700 = MAD 102,700, or 6.85% of the price. If you pay the agency commission, the total rises to MAD 147,700, or 9.85%.

4. Four worked examples by buyer profile and property type (2026)

Total fees for 4 typical buyer profiles.

Profile 1: first-time buyer with Daam Sakane (MAD 650k)

Total: MAD 19,000, or just 2.92%.

Profile 2: Casablanca executive buying an existing property (MAD 1.5M)

Total: MAD 102,700, or 6.85%. This is the most common case.

Profile 3: MRE buying a new villa in Marrakech (MAD 4M)

Total: MAD 259,500, or 6.49%.

Profile 4: investor buying a luxury villa in Casa Anfa (MAD 8M)

Total: MAD 490,000, or 6.13%, lowered by the tiered scale.

5. Legal ways to reduce fees in 2026

Five options, one of which is illegal and should be avoided.

Optimization 1: choose Daam Sakane if you qualify

A full exemption from registration fees saves MAD 26,000 on a MAD 650k home.

Optimization 2: negotiate the agency commission

The commission is 2.5-3% HT of the price. Settle who pays it before you sign the sale agreement.

Optimization 3: buy off-plan (VEFA) in a social program

You get the exemption, and the notary fees are deferred until delivery.

Optimization 4: choose the right notary

All notaries apply the same scale. They differ on variable charges (MAD 500-1,500) and on processing speed.

Optimization 5: never under-declare the sale price (illegal)

It is illegal: you risk a DGI tax reassessment and a 100% fine, and it affects your capital gain on resale.

6. FAQ

Q.What are the notary fees for buying property in Morocco in 2026?

The notary's own fees are 1-1.5% of the price plus 20% VAT, or MAD 24,000 TTC for a MAD 1.5M property. Broadly, "notary fees" also cover DGI registration fees (4% for an existing property), land registry (1%) and taxes. The total comes to 5.5-7.5% of the price.

Q.How much are the purchase fees for an apartment in Casablanca in 2026?

For an existing MAD 1.5M apartment in Casa Maarif, fees total MAD 102,700, or 6.85% of the price. A new Daam Sakane Tier 2 home (MAD 650k) costs only MAD 19,000, or 2.92%, thanks to the registration exemption.

Q.What is the official notary fee scale in Morocco in 2026?

The official tiered scale, in place since 2022: 1.5% from 0 to 1M, 1% from 1M to 5M, 0.5% above 5M. All notaries apply it, and it cannot legally be negotiated.

Q.How can I reduce property purchase fees in Morocco in 2026?

Choose Daam Sakane if you qualify, negotiate the agency commission, buy off-plan (VEFA) in a social program and pick the right notary. Never under-declare the price: it is illegal.

Q.What are the registration fees for buying property in Morocco in 2026?

It depends on the property: 4% for an existing property, 0% for new Daam Sakane social housing (full exemption), 4% for other new builds and 6% for professional premises. An existing MAD 1.5M property pays MAD 60,000.

Q.How much does land registration cost in Morocco in 2026?

The land registry (ANCFCC) charges 1% of the sale price, so MAD 15,000 for a MAD 1.5M property. It takes 30-90 days after the notary files the deed.

Q.Do I pay notary fees before or after signing the deed in Morocco in 2026?

You pay them when you sign the deed, never before, by bank transfer or certified check to the notary's CARPA account. Cash is not allowed above MAD 30,000. Some banks offer a "PRÊT FRAIS NOTAIRE" loan.

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