Foreign National Buyer Guide
Buying Property in Morocco
as a Foreign National.
Foreign nationals can buy property in Morocco freely. But several rules govern how you bring money in, how you protect your right to take it back out, and what tax obligations apply as a non-resident. Getting these right from the start determines what you can and cannot do later.
Eligibility
Foreign Nationals Can Buy
Property Freely in Morocco.
Morocco places no restriction on foreign nationals purchasing urban residential property. There is no minimum investment, no residency requirement, no cap on the number of properties, and no requirement to buy through a local partner. The purchase process is identical to that of a Moroccan resident — through a licensed notary, with land registry registration issuing a titre foncier in your name.
The Convertible Dirham Account
Open This Account Before
Transferring a Single Dirham.
The compte en dirhams convertibles (CPC account) is a standard account type offered by all major Moroccan banks to non-resident buyers. It is not a complicated structure — but opening it before you transfer funds is the single most important step a foreign buyer can take. Everything downstream — repatriation rights, mortgage repayments, Office des Changes compliance — depends on using this account correctly from the start.
A Moroccan Bank Account that Accepts Foreign Currency
The CPC account receives funds transferred from abroad in foreign currency — euros, dollars, pounds sterling, or other convertible currencies. The bank converts them to dirhams at the prevailing exchange rate for use in the transaction. Critically, the account maintains a record that the funds originated from outside Morocco.
It Establishes the Source of Funds
Morocco's Office des Changes requires that non-resident buyers demonstrate their purchase funds originated from abroad. The CPC account is the mechanism for this. It links your foreign income to the Moroccan property transaction — and that link is what gives you the legal right to repatriate full proceeds when you eventually sell.
Any Major Moroccan Bank, Before Purchase
CPC accounts can be opened at Attijariwafa Bank, CIH, BMCE, Banque Populaire, and others. You will need your passport, proof of address abroad, and basic income documentation. Many banks allow the process to begin remotely. The account must be open and active before any purchase funds are transferred.
Do Not Fund Through a Local Account
Buyers who receive money from a family member already in Morocco, or who transfer funds to a local current account instead of the CPC account, lose the repatriation guarantee. This cannot be corrected after the fact. If funds arrived locally without CPC documentation, discuss the implications with the notary before proceeding.
The Repatriation Guarantee
Your Right to Take the Money
Back Out — and How to Protect It.
Morocco allows non-resident buyers to repatriate the full proceeds of a property sale — but only if the purchase was structured correctly at the time of buying. This is one of the most important things a foreign buyer needs to understand before signing anything.
Pay at least 30% of the purchase price in foreign currency via your CPC account. Register with the Office des Changes. Full repatriation is then guaranteed.
Fund at least 30% of the total purchase price from abroad — transferred in foreign currency through your CPC account — and register the transaction with Morocco's Office des Changes at the time of purchase, and you acquire the legal right to repatriate the full sale proceeds in a single transfer once you eventually sell. Your notary handles this registration as part of the standard transaction process — but it must be initiated correctly from the outset.
If the CPC structure and Office des Changes registration were not done at the time of purchase, they cannot be added later. Structure the purchase correctly from the beginning, before any money moves.
Transferring Funds Into Morocco
How to Move Money Into Morocco
Legally and Efficiently.
There is only one correct channel for purchase funds: a wire transfer from a foreign bank account to your Moroccan CPC account. Cash, third-party transfers, crypto, and staggered local deposits all create compliance problems and may void your repatriation rights.
Open Your CPC Account First
Before any funds move, your convertible dirham account must be open and active with a Moroccan bank. This is the receiving account for all purchase funds. Do not send money until the account is confirmed open.
Wire Transfer in Foreign Currency
Transfer funds from your foreign bank account directly to your CPC account using a standard SWIFT wire transfer. Send in euros, dollars, or your home currency — the Moroccan bank converts to dirhams at the time of receipt. Keep the SWIFT confirmation and exchange documentation.
Obtain the Attestation de Transfert
For each significant transfer, your Moroccan bank issues an attestation de transfert — a document confirming that funds arrived from abroad in foreign currency. This document goes to the notary and forms part of the Office des Changes registration. Request it explicitly; do not assume the bank will provide it automatically.
Notary Registers With the Office des Changes
At the time of the final deed (acte de vente), your notary submits the transfer attestations to Morocco's Office des Changes and registers the foreign investment. This step formalises your repatriation right. A notary experienced with non-resident buyers will do this as routine — confirm it was done before leaving the notary's office.
Keep All Documentation Permanently
Retain every wire transfer confirmation, attestation de transfert, and Office des Changes receipt for the life of your ownership. When you sell years later, these documents are required to execute the repatriation. Lost documentation creates significant complications at the point of sale.
Tax for Non-Residents
What Tax Applies When You
Are Not Based in Morocco.
As a non-resident property owner in Morocco, you may be subject to three types of tax: an annual property services tax, income tax on rental income, and capital gains tax on eventual sale. The rates are set and manageable — but they must be understood before committing to a purchase strategy.
| Tax | Rate | Applies When | Notes |
|---|---|---|---|
| Taxe de Services Communaux (TSC) | 10.5% of notional rental value | Annual, on all properties | Assessed on a notional rental value set by tax authorities — not the actual rent received or the market value. Applies to all properties regardless of use. |
| Taxe d'Habitation | Exempt for non-residents | Does not apply | Non-residents are exempt from habitation tax as long as the property is not their declared primary residence in Morocco. |
| Income tax on rental income (IR) | 10–38% progressive after 40% deduction | When property is let | Rental income is subject to Moroccan income tax at progressive rates after a 40% charge deduction. Rates: 0% up to 30,000 MAD/year; 10% from 30,001–50,000 MAD; 20% from 50,001–60,000 MAD; 30% from 60,001–80,000 MAD; 34% from 80,001–180,000 MAD; 38% above. |
| Capital Gains Tax (Plus-value immobilière) | 20% of gain, minimum 3% of sale price | On sale of the property | Calculated on the difference between the adjusted purchase price and sale price. The adjusted purchase price includes allowances for inflation and documented capital improvements. The 8-year primary residence exemption rarely applies to non-residents. |
| Withholding at sale (non-residents) | 3% of gross sale price | At the notary, on sale | The notary withholds 3% of the gross sale price as a tax advance. This is reconciled against the final capital gains liability — any excess is refunded, but the refund process requires a tax filing in Morocco. |
Morocco has double taxation agreements with France, Spain, Belgium, the Netherlands, Germany, the UK, and over 50 other countries. If you are a tax resident in a treaty country, you may be able to offset Moroccan tax against your home country liability. Consult a tax advisor in both jurisdictions before concluding your purchase strategy.
Power of Attorney from Abroad
How to Complete a Moroccan Property
Purchase Without Being Present.
Many foreign buyers cannot attend every stage of a transaction in person — particularly for off-plan purchases spanning months or years. A properly structured power of attorney (procuration) allows a trusted person to act on your behalf throughout.
Scope of Authority
A property-specific POA can authorise your representative to: sign the reservation contract, sign the preliminary and final purchase contracts, pay instalments to the developer, liaise with the notary, receive the keys at delivery, and manage post-delivery matters with the developer or syndic. The scope must be specified precisely — a general POA is not always sufficient for notarised transactions.
Family Member or Professional Representative
Most foreign buyers appoint a family member in Morocco — a sibling, parent, or adult child. Some appoint a professional advisor. The person must be trusted, available, and capable of following the transaction closely. A poorly monitored POA is one of the most common reasons foreign buyers experience problems after committing funds.
Notarised, Apostilled, Translated
The POA must be prepared and notarised in your country of residence, then apostilled (Hague Convention certification) and given a certified Arabic or French translation for use in Morocco. If Morocco and your country are not both Hague signatories, legalisation through the Moroccan consulate may be needed instead. Plan for 2–4 weeks.
What a POA Cannot Always Do
A POA cannot substitute your physical presence for CPC account opening at most banks — initial account setup typically requires in-person appearance or a bank-approved video process. Some Moroccan notarial acts also require the principal to be present. Discuss the exact requirements with your notary before relying on the POA for all stages.
Foreign vs Moroccan National
What Is Procedurally Different
for a Foreign Buyer.
The core purchase process — notary, title, land registry — is identical for all buyers. But foreign nationals face additional requirements that a Moroccan resident does not.
CPC Account Required
Moroccan residents fund purchases through standard local bank accounts. Foreign buyers must use a convertible dirham account — without it, repatriation rights are lost and Office des Changes compliance is compromised.
Office des Changes Registration
Moroccan residents have no requirement to register with the Office des Changes. For foreign buyers, this registration at the time of purchase is what creates the legal basis for repatriating proceeds on future sale.
Transfer Documentation
Moroccan residents pay in locally held dirhams without special documentation. Foreign buyers must maintain attestations de transfert for every incoming wire — required years later at point of sale to execute the repatriation.
Higher Mortgage Contribution
Moroccan residents may access mortgages with 10–20% down payment. Foreign nationals typically need 30–50% personal contribution, and must service repayments through the CPC account to preserve repatriation rights on the full property value.
No Daam Sakani Access
Morocco's government housing subsidy (up to 100,000 MAD) is restricted to Moroccan nationals, including MRE buyers. Foreign nationals without Moroccan nationality cannot access this programme regardless of purchase price.
Power of Attorney Complexity
Moroccan residents can grant a simple local POA. Foreign buyers need a foreign-notarised, apostilled, translated document — a process that takes weeks and must be planned well before any signing deadline.
Frequently Asked Questions
What Foreign Buyers
Ask Most.
Yes. There is no requirement to hold Moroccan property through a company or with a local partner. Foreign individuals can purchase directly in their own name. A company structure is sometimes used for commercial or investment reasons but is not required or advantageous for most residential buyers.
No. A standard local current account does not qualify. Only a compte en dirhams convertibles correctly documents that funds originated from abroad and preserves the Office des Changes trail that repatriation rights depend on. If you already have a local account, speak to your bank about also opening a CPC account — they are different account types with different purposes.
Not necessarily. A properly prepared and apostilled power of attorney allows a representative to sign contracts and attend the notary on your behalf. However, opening the CPC account typically requires at least one in-person visit or a bank-approved remote process. We recommend planning at least one visit to set up the banking correctly and to see the property before committing.
Provided the purchase was structured correctly, the process is straightforward. After the sale completes and taxes are settled, your notary coordinates a bank transfer from your Moroccan CPC account to your foreign bank account. You will need the original transfer attestations from the time of purchase. The notary submits the Office des Changes documentation and the funds are released. The full process typically takes 2–4 weeks after the sale.
Purchasing property does not automatically grant residency in Morocco. A residency permit (carte de séjour) is a separate administrative process and is not linked to property ownership. Some buyers pursue residency for other reasons — but property ownership alone is not a qualifying basis.
It depends on how the purchase is structured. If the property is registered in both names, the non-resident foreign spouse still needs a CPC account for their share of the purchase funds to preserve repatriation rights on that portion. If the property is registered in the Moroccan spouse's name alone, different rules apply. Discuss the ownership structure with your notary before the transaction proceeds — this is very difficult to change once the title is registered.
Standard requirements include a valid passport and copies, your CPC account details and transfer attestations, proof of foreign address, the power of attorney if you are not attending in person, and any mortgage approval documentation if applicable. Your notary will provide a checklist specific to your situation. Have any foreign documents translated and apostilled well in advance of any signing deadline.
For International Buyers
We Work With Buyers Across Europe, the Gulf, and Beyond.
The rules described in this guide are the same for every foreign buyer regardless of country of origin. What differs is how well-prepared you are before committing — specifically whether the CPC account, the Office des Changes registration, and the power of attorney are properly structured from day one. We have worked through these questions with international buyers and can help you navigate the process from abroad. International buyer page →
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