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Morocco mortgage for foreigners and expats in 2026

Updated on May 16, 202610 min read

The Moroccan mortgage market is open to resident foreigners (valid residence permit) and non-residents under strict conditions. In 2026, observed APRs range between 3.8 % and 5.4 % for premium profiles, with specific spreads based on nationality, residency duration, and property type (primary, secondary, rental). Moroccan banks have developed expat-dedicated products (notably Attijariwafa MRE, BMCE Bank of Africa, BMCI) and allow financing up to 80-90 % of purchase price for permanent residents, 50-70 % for non-residents. This guide explains eligibility by profile, recommended banks, annex-fee calculation (notary, land registry), and the complete process from pre-approval to notarial deed.

1. Eligibility for foreigners by profile

Resident foreigners (long-term residence permit)

Maximum loan-to-value (LTV) 80-90 % for primary residence, 70-80 % for secondary/rental. Maximum term 25 years. Required income proof: last 3 payslips + work contract (permanent) OR 2 fiscal years for self-employed.

Specific conditions: 6+ months residency, active Moroccan bank account 3+ months, age + loan duration ≤ 70 years at maturity. Most open banks: BMCI, Société Générale, CIH Bank.

Non-resident foreigners (vacation/investment purchase)

LTV typically 50-70 % only. Maximum term 15-20 years. Required income proof: foreign tax returns + bank statements for 6-12 months. International credit report (Experian, Equifax) often requested.

Currency: loan in MAD with conversion mechanism, or in EUR/USD via certain banks (BMCI BNP Paribas dedicated offers). Down payment 30-50 % cash mandatory.

MRE (Moroccans residing abroad)

Best terms: LTV up to 80 %, term up to 25 years, dedicated rates 20-30 bps below standard. Programs Attijariwafa MRE, Chaabi Net Banque Populaire, BMCE MRE.

Specific products: MAD loan with euro/USD collateral, MRE mortgage with reduced down payment (15-20 %), construction loan for ancestral land. 100 % bilingual procedure.

2. Top recommended Moroccan banks 2026 for expats

BMCI (BNP Paribas Morocco)

Most expat-friendly: French/English customer service, accepts foreign income with French/European tax returns, faster decision (5-10 days vs 15-30 for others). APR 3.9-5.0 % for premium profiles. Best for French/Belgian expats.

Société Générale Morocco

Strong international network (SocGen group), dedicated 'Premium Expatriates' offer, multilingual app. APR 3.95-5.2 %. Good for European employees of multinationals.

Attijariwafa Bank (MRE division)

Largest MRE network in Morocco (#1 market share), 460+ branches in Morocco + correspondents in France/Spain/Belgium/Italy/Netherlands. APR 4.0-5.3 % for MRE. Best for first-time MRE buyers.

CIH Bank

Historical real-estate lender (CIH = 'Crédit Immobilier et Hôtelier'). Most flexible on property type (medina riad, Palmeraie villa, etc.). APR 4.0-5.4 %. Recommended for unique/heritage properties.

3. Total cost calculation: not just APR

Annex fees (7-9 % of property price)

Notary fees: 1 % of property price + VAT 20 % on notary fees = 1.2 % total. Registration duties: 4 % of property price (most cases) or 3 % (first-time primary residence ≤ MAD 4M) or 1 % (social housing).

Land conservancy: 1 % of property price + fixed MAD 200 per page. Notification tax: 0.5 % flat. Mortgage insurance (ADI): 0.3-0.6 %/year of loan amount.

Typical total: 7-9 % of property price for primary residence, 8-10 % for secondary.

Monthly payment + insurance simulation

Example: MAD 1,500,000 loan over 20 years at 4.35 % APR + 0.4 % ADI insurance:

Monthly payment (loan only): MAD 9,388/month. With ADI insurance: MAD 9,888/month. Total cost over 20 years: MAD 2,373,000 (loan + interest + insurance).

Calculate your exact scenario via wafir.ma mortgage simulator (5+ banks compared in 30 seconds).

4. Application process step by step

Step 1: Pre-approval (online or in-branch)

Submit income proof + bank statements. Bank gives indicative offer (loan amount + APR) within 24-72h. Valid 30-60 days. Strongly recommended BEFORE making a property offer to negotiate from a position of strength.

Step 2: Property search + acceptance offer

Once you've found the property: signing the preliminary contract ('compromis de vente') with the seller. Deposit 5-10 % blocked in escrow. Includes financing condition (allows withdrawal if loan refused).

Step 3: Final file submission to bank

Property title, preliminary contract, employment certificate, last 3 payslips, last 3 bank statements, savings proof (down payment). Processing 15-30 days. Bank physical inspection of property (mandatory in major cities).

Step 4: Loan offer + 10-day cooling-off period

Bank issues firm loan offer. Mandatory 10-day cooling-off period (Insurance Code), during which you cannot accept. Use this time to compare with other banks and negotiate APR.

Step 5: Notarial deed + disbursement

Signing of notarial deed at the notary's office. Bank disburses funds directly to seller's escrow. Property title transferred to your name via Land Registry (delay 2-4 weeks). Mortgage registered as security.

5. FAQ

Q.Can a non-resident foreigner get a mortgage in Morocco?
Yes, with stricter conditions than residents: LTV typically 50-70 % only (vs 80-90 % for residents), maximum term 15-20 years (vs 25 years), down payment 30-50 % cash mandatory. Required documents include foreign tax returns + international credit report. BMCI (BNP Paribas) and Société Générale are most open to non-residents.
Q.What is the typical mortgage rate for a foreigner in Morocco in 2026?
APR between 3.9 % and 5.4 % depending on profile and bank. Best rates (3.9-4.5 %) for premium profiles (high income, long residency, large down payment) at BMCI/SocGen. MRE benefit from convention rates 20-30 bps below standard via Attijariwafa MRE, Banque Populaire Chaabi, BMCE.
Q.Can I get a mortgage in EUR instead of MAD?
Limited offers. BMCI (BNP Paribas) and BMCE Bank of Africa offer EUR-denominated mortgages for non-residents and high-net-worth expats. Advantage: no MAD/EUR conversion risk if your income is in EUR. Drawback: rates slightly higher (4.5-5.5 %) and limited to specific bank partnerships.
Q.What are the total annex fees beyond APR for a mortgage in Morocco?
Typically 7-9 % of property price for primary residence: notary fees (1.2 %), registration duties (4 %), land conservancy (1 %), notification tax (0.5 %), ADI insurance (0.3-0.6 %/year of loan amount). Budget carefully: for a MAD 2,000,000 property, count MAD 140,000-180,000 in annex fees on top of down payment.
Q.Can MRE buy property in Morocco from abroad without coming on-site?
Yes, via power of attorney (procuration) to a local representative (family, notary, or specialized broker). Documents must be legalized at the Moroccan consulate of country of residence. Bank pre-approval can be done remotely via email. Final notarial deed requires either personal presence or notarized power of attorney.

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