Notary Fees When Buying Property in Morocco: 2026 Cost Breakdown

Last updated: September 2026

Notary fees in Morocco usually add about 6% to 8% to the price of a titled home, so plan around 7%.

However, that figure is not what the notary keeps.

Instead, “notary fees” is the everyday name for the whole package of purchase costs paid through the notary’s office.

Most of it is registration duty and land registry charges, while the notary’s own professional fee is only one part.

On a 1,000,000 MAD apartment, for example, expect roughly 60,000 to 80,000 MAD on top of the price.

I’m Anis Chity, based in Marrakech, and I have personally bought four properties in Morocco.

When I bought, the notary handled several separate costs rather than one simple fee, so this guide explains each of them.

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Notary fees in Morocco at a glance

Here is where the money goes on a typical resale of a titled home.

Registration duty and the land registry charge alone come to about 5.5% of the price.

After that, the notary’s fee, VAT and paperwork usually take the total into the 6% to 8% range.

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Morocco property purchase cost calculator

Use this table as a first budget check before you make an offer.

Property price × 7% = planning estimate for the costs paid through the notary

Personally, I add about 7% to the asking price before I even decide whether a property is worth pursuing.

If the price plus 7% already stretches your budget, the deal is probably too tight before agency or loan costs.

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What is included in Morocco property purchase costs?

Registration duty (droits d’enregistrement)

Registration duty is the largest item and is paid to the Direction Générale des Impôts (DGI).

For most built residential property, the rate is 4% of the price stated in the final deed.

Land, commercial premises and some social housing can be taxed differently, so ask which rate applies to your property.

Because the duty is based on the declared price, the tax administration can challenge a price it considers too low.

In addition, a supplementary 2% duty has applied since 1 July 2026 to some sales above 300,000 MAD.

It applies when the deed omits payment references, or to any portion paid by a method the tax rules do not accept.

For the tax side in more detail, read the guide to Morocco property transfer taxes for foreigners.

Land registry charge (ANCFCC)

The ANCFCC, Morocco’s land registry agency, records the sale on the land title (titre foncier) in your name.

Under its official tariff, recording a sale costs 1.5% of the price plus a fixed 100 MAD per property.

Each ownership certificate costs a further 100 MAD, and your notary may request more than one.

Once registration is complete, the ANCFCC property certificate is the document that shows the title in your name.

The notary’s professional fee (honoraires)

This is the only part the notary actually earns for drafting the deed, checking documents and managing registration.

An official scale sets maximum fees, so a notary can charge less than the ceiling but not more.

As reported when the scale was approved, the ceiling is 1.5% between 300,001 and 1,000,000 MAD.

Between 1,000,001 and 5,000,000 MAD, the reported ceiling falls to 1.25%, with lower rates above that.

Always get your exact fee in writing, because the notary’s own quote is what you will pay.

VAT on the notary’s fee

VAT applies only to the notary’s professional fee, not to the property price or the taxes.

Since the 2023 Finance Law, notaries’ services have generally been taxed at the standard VAT rate of 20%.

For example, a notary fee of 10,000 MAD adds 2,000 MAD of VAT.

Stamps, certificates and administrative costs

Tax stamps, certified copies and filing costs rarely move the total much, yet they should still appear as separate lines.

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What does the notary personally charge?

The notary personally keeps only the professional fee, while most of the 6% to 8% passes to the state.

On a 1,000,000 MAD home, for instance, registration duty and the land registry charge alone total 55,100 MAD.

By contrast, the notary’s fee at the reported ceiling would be 15,000 MAD before VAT.

This is why the French phrase frais de notaire, meaning notary costs, misleads many foreign buyers.

In English, the closest match is closing costs, meaning everything paid at completion to transfer and register ownership.

Notaries act impartially for both sides, so their job is to make the sale legally valid, not to negotiate for you.

For the full process from deposit to registration, read the guide to buying property in Morocco through a notary.

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Worked examples: notary fees by property price

These examples assume a resale purchase of a built, titled home paid entirely by bank transfer.

They use the official duty rates and the reported fee ceilings, so a real quote may come in lower.

Example 1: property priced at 500,000 MAD

At this price, the listed items already reach about 7.3% if the notary charges the full ceiling.

Therefore, a budget closer to 8%, or 540,000 MAD in total, gives you a safer margin.

Example 2: property priced at 1,000,000 MAD

With the fee charged at the full ceiling, the listed items come to about 7.3% before stamps.

If your notary charges 1% instead, the same items fall to about 67,100 MAD.

In practice, planning between 70,000 and 80,000 MAD keeps you covered.

Example 3: property priced at 2,000,000 MAD

Here the listed items at the ceiling come to about 7% of the price.

With stamps and certificates added, expect slightly more than 140,000 MAD.

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Do foreign buyers pay higher notary fees in Morocco?

No, foreign buyers pay the same duty rates, land registry charges and notary fee scale as Moroccan buyers.

However, the way you move money matters much more when your funds come from abroad.

Keep every payment traceable

Pay through the banking system, for example by bank transfer or crossed cheque, exactly as your notary instructs.

In my experience, the safer route is a bank cheque made out to the notary, with a copy kept, rather than paying the seller directly.

Otherwise, cash or unreferenced payments can trigger the 2% supplementary duty and complicate moving money out later.

Plan for repatriation from day one

Foreign currency brought in through a bank and properly documented can support a later transfer of sale proceeds under Office des Changes rules.

For this reason, many buyers use a convertible dirham account to hold and document these funds.

Later, the guide to repatriating money after selling property in Morocco explains what you will need when you sell.

It also helps to know whether buying property in Morocco is safe when you live abroad.

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When are notary fees paid in Morocco?

The main purchase costs are usually paid at or just before the signing of the final deed, the acte de vente.

1. First, the buyer and seller agree a price and often sign a preliminary agreement, the compromis de vente.
2. A deposit is then paid, ideally through the notary and with written terms.
3. Next, the notary opens the file, and some notaries ask for a small advance at this stage.
4. During the following weeks, the notary checks the title, charges, taxes and the seller’s right to sell.
5. Before signing, you receive a written breakdown and transfer the price plus costs to the notary.
6. After signing, the notary pays the duties and registers the sale with the ANCFCC.

Note that the seller is not always paid on signing day.

From what I have seen, the notary holds the funds until any unpaid taxes or charges on the property have been checked and cleared.

That delay protects you, because old unpaid property taxes can surface at the moment of sale.

Meanwhile, the seller’s own tax obligations stay with the seller, as the guide to selling property in Morocco as a foreigner explains.

Since international transfers can take several days, have the full amount ready well before the signing date.

I once paid a guarantee deposit of about €1,000 while waiting for a seller to return from abroad.

It worked out, but today I would tie any deposit to written terms, as this guide to paying a property deposit in Morocco explains.

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What changes for agency fees, mortgages, new builds and land?

The 6% to 8% range fits a standard resale of titled property bought without a loan.

If you plan to borrow, compare mortgages in Morocco for foreigners with other ways to finance property in Morocco as a foreigner.

For developer purchases, read about buying off plan property in Morocco before you sign a reservation.

Land buyers should first confirm whether foreigners can buy urban land in Morocco for their plot.

Similarly, the difference between Melkia and titre foncier can change both your costs and your risk.

After completion, remember furniture, repairs, syndic charges, utility connections and annual local taxes, none of which the notary collects.

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Buyer checklist before you send money

Run through these points before any deposit or transfer leaves your account.

You can send the notary a simple request like this one.

“Please send me a written breakdown of the registration duty, land registry charges, your fee, VAT, stamps and any loan costs before I sign.”

For the wider set of checks, see this guide to property due diligence in Morocco.

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Notary fees in Morocco: frequently asked questions

How much are notary fees in Morocco?

Purchase costs paid through the notary usually total about 6% to 8% of the price, so 7% is a sensible planning figure.

What is included in the 6% to 8% estimate?

It covers the 4% registration duty, the 1.5% land registry charge, the notary’s fee, VAT on that fee and small administrative costs.

What does the notary personally charge?

Only the professional fee, which is capped by an official scale and carries 20% VAT.

Are notary fees higher for foreigners?

No, the same rates and fee scale apply to foreign and Moroccan buyers.

Who normally pays the purchase costs?

The buyer normally pays them on top of the agreed price, unless the contract says otherwise.

When the supplementary 2% duty applies, the buyer also bears it.

Are agency fees included?

No, agency fees are separate, so agree the amount and who pays it in writing before you reserve.

Does a mortgage increase the cost?

Yes, a loan adds its own land registry charge, notary work and bank fees.

When are notary fees paid?

Usually at or just before the final deed signing, after you receive the written estimate.

Can the fees be negotiated?

Registration duty and land registry charges are set by law and cannot be negotiated.

However, a notary may charge below the official ceiling, so it is fair to ask for the exact fee in advance.

How much should I budget for a 1,000,000 MAD property?

Plan for about 70,000 to 80,000 MAD in purchase costs, which means a total of 1,070,000 to 1,080,000 MAD.

Then add any agency fee and loan costs on top.

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What should you do before making an offer?

Before you make an offer, add about 7% to the price, then add agency and loan costs if they apply.

Next, ask the notary for a written breakdown and replace your estimate with real figures.

Finally, keep every payment traceable so your purchase stays clean for resale and repatriation.

If you are still at the research stage, start with the guide to buying property in Morocco as a foreigner.

This article is general information based on personal buying experience, not legal, tax or financial advice.

Because rates and procedures can change, confirm your figures with a Moroccan notary, the DGI, the ANCFCC or the Office des Changes.