The practical, reliable and reassuring guide to safe investing
Less than three hours’ flight from major European capitals, accessible by air and road, Morocco is attracting an increasing number of foreign buyers. Its favorable year-round climate, the diversity of its regions (Marrakech, Essaouira, Rabat, Tangier, Agadir…), and real estate prices that bear no comparison with those in many other markets make it a prime destination for acquiring a residence, riad, apartment, villa or business asset (guest house, boutique-hotel, offices).
This Atlasimmobilier guide has a clear objective: to give you a precise, reliable and usable understanding of the Moroccan property framework and the steps involved in a secure purchase, in order to reduce uncertainty and guide your decisions.
It is aimed at demanding readers who want expert, structured and directly operational content.
We integrate essential concepts ( titled property, property in requisition, melkia), restrictions specific to foreigners (in particularagricultural use / VNA), notarial best practices, and points of vigilance that guarantee the legal security of your investment.
Atlasimmobilier tip – From the outset, define your use (residential, rental, professional, guest house) and your holding horizon. A clear project allows you to target the right assets immediately and avoid wasting time on unsuitable properties.
Why invest in Morocco today
Morocco combines rare structural assets: macro-institutional stability, high-quality infrastructure (motorway network, airports, ports), a solid notary framework and tried-and-tested land registration procedures.
In Marrakech and Essaouira, market depth, tourist appeal and quality craftsmanship offer opportunities ranging from heritage riads to contemporary villas, luxury apartments and mixed-use buildings.
Atlasimmobilier tip – To optimize your budget and timetable, target legally simple properties (titled, non-agricultural use) and urban areas with clear planning (proximity to services, accessibility, clear urban regulations).
Major events on the horizon: CAN 2025 and World Cup 2030
Two global sporting events will boost the country’s attractiveness and support public and private investment: the 2025 African Cup of Nations, hosted by Morocco (competition scheduled from December 21, 2025 to January 18, 2026), and the 2030 World Cup, organized jointly by Morocco, Spain and Portugal, with opening matches in South America.
These events require upgrades to facilities, stadiums, accommodation and connectivity, with expected spin-offs in terms of jobs, tourism and rental demand in the short and medium term.
Infrastructure: developing the TGV to and from Marrakech
The program to extend the LGV Kénitra-Marrakech (extension of the Tangier-Kénitra high-speed line) has been launched by ONCF, with major adaptation work in the Casablanca region and an official description of the project on the ONCF side.
Ultimately, the aim is to significantly reduce journey times (around 1 h 30 between Casablanca and Marrakech according to the trade press; around 2 h 40 between Tangier and Marrakech according to public communications), which will have a positive impact on the mobility of residents, investors and visitors alike.
Atlasimmobilier’s advice – Linking real estate projects to mobility axes (current and future LGV stations, motorway axes) improves the property’s liquidity, ease of use and resale value.
The Moroccan land framework in brief: titled, requisitioned, melkia
The three main statuses
Registered / titled: the property has a land title and a property sheet held by the Land Registry.
This is the ideal scenario: full land registration, registered real rights (mortgages, easements, long-term leases), high legal security.
Undergoing registration (requisition): the owner has applied for registration. The property is in a transitional phase: demarcation procedure, advertising, opposition period, registrar’s decision.
Opposition may arise; reinforced security essential.
Unregistered (melkia): ownership proven by adularial titles (Muslim law) and continuous possession.
Legally, this is the most demanding for a foreigner: the burden of proof is heavy, and due-diligence must be beyond reproach.
What’s new for the buyer
- Titled: as in most European countries. The risk of subsequent claims is greatly reduced by the land registration system.
- Requisitioning: caution. As long as the procedure has not been completed, competing rights can be invoked. The only effective protection is to deposit the price with the notary until the title is issued.
- Melkia: maximum demands on the chain of ownership and possession (bailiffs, administrative attestations, faithful translation of adulatory deeds, urban planning checks).
Atlasimmobilier tip – For the same budget, opt for a titled property. If you are attracted by a “melkia” riad or a plot of land in requisition, we will set up a security plan (consignment, suspensive conditions, guarantees) to neutralize the risks.
Typology of goods and uses: understanding the categories
A property can be agricultural, urban or rural, for residential, professional, industrial or commercial use.
It may consist of several lots, be jointly owned, or be subject tospecial assignments (e.g. rights on collective land, long-term leases, emphyteusis, antichresis).
This diversity means that we need to check that the desired use and legal status match.
For example, converting a riad into a guest house requires compliance with the relevant permits and standards, while commercial operations in a residential building are not a matter of course.
Atlasimmobilier tip – Before making any offer, let’s carry out a usage audit: authorized use, constraints (co-ownership, neighborhood, protected area), and the real cost of adaptations (technical, administrative) to ensure that your project is legal, profitable and sustainable.
What a foreigner can – and can’t – buy
Key restrictions
Apart from certain exceptions (the Ifrane Convention for certain nationalities), foreigners cannot acquire property for agricultural use.
The notion of VNA (Vocation Non Agricole – Non-Agricultural Use) is central: for undeveloped land, we need to ensure that it is not used for agricultural purposes, or obtain/confirm a VNA allowing non-agricultural use.
Certain types of company under Moroccan law may, depending on their purpose and composition, acquire specific assets; however, even companies established in Morocco may be prohibited from acquiring land for agricultural use.
In practice, we secure by targeting urban properties or land already under VNA.
Alternatives for foreign buyers
A foreigner may rent (civil, commercial or professional lease), enter into an emphyteusis or antichresis, subject to compliance with the applicable regulations.
Atlasimmobilier’s advice – If you’re looking for peripheral land, we check the VNA and urban planning in black and white. If not, we suggest legal arrangements (long leases, emphyteusis) or fall back on titled urban options, which are often simpler and quicker.
Goods to avoid / goods to favour
To be avoided, except in the case of very specific strategies: seized property (even if conservatorily), mortgaged property, property subject to long-term leases, property subject to expropriation proceedings, or property in joint ownership.
Preference should be given to registered (titled), non-agricultural (VNA) properties located in urban areas with up-to-date documents (plans, permits, recent ownership certificate).
Atlasimmobilier tip – We systematically filter the ads to eliminate “trap” files. You only visit properties that are eligible and can be secured for your project.
Buying a titled property: the royal road
The notary’s role and key documents
In the case of a titled purchase, your notary checks the legal and tax aspects, and ascertains the seller’s capacity. Two documents are crucial:
1) Land title (cadastral reference, owner, easements, mortgages, registered leases, etc.).
2) Recent certificate of ownership (locates the property on the date of issue of the document and summarizes current registrations).
Secure payment
The price must be deposited with the notary (avoid all cash payments).
The compromise/agreement must stipulate: that the sale price is to be deposited in his hands; conditions precedent (e.g. mortgage purge before signature, obtaining financing, delivery of a vendor’s tax discharge, etc.); a resolutory clause (resolution in the event of registration being impossible) or penalty clause (obligation to remove the impediment).
The operation is completed by registering the deed with the Land Registry: it is this registration that transfers ownership.
Atlasimmobilier tip – We require a “current” certificate of ownership before the deed is signed, and work with your notary to ensure that the funds are released only when all conditions have been met.
Buying a property in requisition (in the process of being registered)
The good is between two worlds: it’s no longer “pure melkia”, but not yet “titled”.
The procedure includes demarcation, advertising, the opposition period, and the registrar’s decision (registration, cancellation, rejection, transmission to the court in the event of opposition).
Risks: late oppositions, disputes with local residents, uncertain deadlines. The only effective protection: deposit the price untilthe land title is issued, or demand a bank/mortgage guarantee on another property already registered by the seller.
Atlasimmobilier Tip – We structure the transaction around a suspensive condition of obtaining title and block the funds at the notary’s office. You do not bear the risk of the applicant.
Buying unregistered property (melkia)
This is the most delicate configuration for a foreigner.
Proof of ownership is based on : 1) an adoulary title (or private deed) – purchase, exchange, inheritance, etc.; 2) continuous possession (peaceful, uncontested occupation over a certain period of time).
Essential due diligence :
- Faithful translation of adulatory deeds (Arabic) by an interpreter chosen by the purchaser;
- Detailed bailiff’s report (description, boundaries, certified photos) – ideally with a surveyor if boundaries are uncertain;
- Administrative certificates: from the commune (the property does not belong to the community), from the habous (no religious use), from theurban agency (no expropriation in progress).
Even when rigorously put together, a “melkia” file does not offer the security of a titled property. It’s the choice of a well-informed investor, to be valued by a discount and a timetable that takes into account the stages involved in securing the property.
Atlasimmobilier tip – We will only accept a “melkia” file if the chain of ownership holds, certificates have been obtained, and a contradictory report has been drawn up to establish the boundaries and occupancy. Failing that, we recommend reverting to a titled property.
Ordinary land registration procedure: the roadmap
1) Submitting the requisition
By the owner/assignee (usufruct, surface, emphyteusis, zina, houa, elevation, habous), or by an unpaid creditor with a court order. The documented application is submitted to the Land Registry after it has been located at the Land Registry and the fee has been paid.
2) Advertising and display
Publication in the Bulletin Officiel of an extract from the requisition and boundary marking notice; posting at the Court of First Instance, the Local Authority and the Communal Council.
3) Boundary marking
Topographical, advertising and legal operation carried out by a sworn surveyor. PV de bornage, sketches and documents are sent to the Conservation department.
4) Land survey & plan
Drawing up of the final land plan, followed by publication and posting of the boundary closure notice. Objections may be lodged up to 2 months after publication.
5) Final location
Check that there is no overlap with a previously registered property, public domain, expropriated perimeter, etc.
6) Curator’s decision
Registration: issuance of land title;
Cancellation: in the event of the applicant’s absence from the demarcation, a paralyzing dispute, or inaction;
Rejection: irregular application or insufficient documentation;
Transmission to the court: in the event ofopposition.
Times observed: as a guide, 8-10 months were observed in Marrakech in 2024 for standard files; they vary according to the workload of the departments and the complexity of the file. 1 year and 1 day minimum in 2025.
Atlasimmobilier tip – If you’re planning to buy a property in requisition, let’s draw up a realistic timetable (advertisements, oppositions, decision), and contractually provide for the blocking of funds until title.
Declared price, taxation and payment “best practices
Don’t undercut the price
It’s a bad idea to pay a portion of the purchase price off-plan to reduce registration fees. Risks: revision of value by the authorities (penalties), and increased TPI (Taxe sur le Profit Immobilier) on resale, as the taxable profit is calculated on an artificially reduced purchase price.
Funds flow
Zero cash: payments are made by the notary; Consignation: the compromis/acte stipulates that the price is consigned and will only be released once all conditions have been met; Guarantees: resolutory and/or penalty clauses protect the buyer in the event of registration being prevented or an obligation not being fulfilled by the seller.
Atlasimmobilier tip – We have your notary validate the drafting of the financial clauses and draw up a schedule for the disbursement of funds, backed up by documentary evidence (tax clearance, mortgage purge, updated certificate of ownership).
Technical and urban planning due diligence: the checks that make all the difference
Even for titled property, we recommend a package of checks: up-to-date certificate of ownership (just before signing); reading of registered easements and leases (long term); urban planning checks (zoning, destination, building rights, protected areas); compatibility of use (e.g. guest house, ERP, commercial premises); inventory of fixtures by bailiff when identification of boundaries or occupancy justifies an enhanced report; technical diagnosis depending on the type of asset (structure, networks, humidity, conformity).
Atlasimmobilier advice – We coordinate surveyors, bailiffs and design offices if necessary, so that you sign with a comprehensive view of the asset and its constraints.
Steps to a secure purchase – from offer to registration
- Expression of interest / Offer (often with proof of funds if required by seller).
- Compromise with appropriate conditions precedent (financing, discharge of mortgage, delivery of discharge, obtaining title if requisitioned, etc.).
- Deposit of funds with the notary.
- Final checks (D-day certificate of ownership, identity documents, powers of attorney, co-ownership, charges).
- Signature of the deed of sale.
- Registration with the Land Registry (transfer of ownership).
- Handover of keys and administrative updates (water, electricity, taxes, property management).
Atlasimmobilier Tip – We manage the checklist with dated milestones, and only move on to the next stage once the documentary evidence has been archived.
Use: guest house, riad, business premises
A business project (guest house, boutique hotel, restaurant, offices) requires authorizations and compliance with standards (safety, sanitary, accessibility). The choice of property must take these parameters into account right from the start: access width, usable surface area, ceiling height, heritage constraints (protected areas), neighborhood.
Atlasimmobilier Consulting – We audit regulatory feasibility upstream and frame compliance costs to avoid unpleasant post-acquisition surprises.
Focus on domain name and project identity
After the purchase, if you’re aiming for a commercial operation (guest house, apartment brand), quickly secure: the name of your structure with the relevant authorities; the domain name (worldwide, 1 year renewable).
Hosting can wait until the website has been finalized; the important thing is to reserve the name.
Atlasimmobilier consulting – We put you in touch with local partners (architects, designers, digital agencies) to create a consistent brand identity and a professional customer experience right from the opening.
Project deadlines, planning and organization
Registration times fluctuate depending on the city and the workload of the services (in Marrakech, 8-10 months observed in 2024 for standard files, rising to 1 year and 1 day in 2025).
Anticipate the timing: financing, work, furnishings, operating permits.
Conseil Atlasimmobilier – We draw up a realistic timetable, including administrative milestones and safety margins, then coordinate with the notary, surveyor, design offices and contractors to keep us on course.
Common mistakes to avoid
Visiting without a file: falling “in love” with a property before checking its status, use and charges.
Underestimating the VNA for a property.
Minimize the price in the deed (tax risks today and tomorrow).
Sign without today’s certificate of ownership.
Neglect easements and registered leases.
Confusing possession with ownership (especially in “melkia”).
Conseil Atlasimmobilier – We use an objective evaluation grid: legal, urban planning, technical and financial. If there’s a sticking point, we don’t force the issue; we recalibrate the need or change the asset.
How Atlasimmobilier can help you
25 years’ cumulative experience in Marrakech & Essaouira, proven network (notaries, surveyors, bailiffs, architects).
Strict selection of goods (status, use, documentation).
Negotiating the right price, based on legal and technical reality.
Notarial management: suspensive conditions, consignment, certificates, discharge.
Coordination of expertise (urban planning, technical, operational).
Post-acquisition operational advice (identity, domain name, works, leasing/operation).
Conseil Atlasimmobilier – Our role is to act as your risk filter and decision gas pedal. You save time, reduce uncertainty and secure value.
Conclusion – Invest in Morocco with confidence
Buying in Morocco poses no particular difficulties as long as the basics are respected: clear land status, a notary at the center of the game, up-to-date land registration, deposit of funds, controlled NAV for land, and urban planning checks adapted to the intended use.
The country strongly protects the ownership of registered real estate: registration with the Registry establishes ownership, not mere possession.
For melkia and requisitioning, it’s all a question of method and contractual security.
If you want to go further (property selection, personalized study, regulatory feasibility, retroplanning and budget), Atlasimmobilier puts an experienced team and a reliable local network at your disposal.
Atlasimmobilier advice – Come with your usage brief and target budget. Together, we’ll build a secure acquisition path, from the first call to the registration of your deed.
Ready to invest in Morocco with a partner you can trust?
Talk to us about your project: personalized support, feasibility study, selection of secure properties.
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