# Morocco — Property Due-Diligence Playbook

ISO2: `ma`. Status: ✅ Fully populated (researched 2026-05).

## Country profile

- **Population**: ~37.8 M (HCP RGPH 2024 preliminary)
- **Currency**: MAD (Moroccan dirham). Pegged to a basket — 60 % EUR / 40 % USD (Bank Al-Maghrib monetary policy framework). 1 EUR ≈ 10.8–11.0 MAD (2025 range). Bank Al-Maghrib widened the fluctuation band to ±5 % in 2020 (gradual move toward more flexible regime).
- **Languages**: Arabic + Tamazight (official); French (administration, business, notary); Spanish in the north (Tangier, Tétouan, ex-Spanish protectorate)
- **Legal system**: French-civil-law tradition (Code des Obligations et Contrats 1913, still in force) + Sharia for personal status (family/inheritance for Muslim citizens). Property law largely codified in **Loi 14-07** (2011 update of land registration), **Dahir 1913 sur l'immatriculation foncière** (Torrens-style cadastre).
- **Cadastre**: **ANCFCC** (Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie) — runs the modern Torrens-style title register. Established 2002, replaced colonial-era Conservation Foncière.
- **Postcode**: 5 digits (e.g., Casablanca `20000`–`20290`, Marrakech `40000`, Rabat `10000`)
- **Admin levels**: 12 régions → 75 provinces/préfectures → 1,538 communes (urban + rural)
- **Major reforms tracked**:
  - **Loi 39-08** (2011) Code des droits réels — modernised real-rights law
  - **Loi de finances 2018**: TPI exemption period extended from 6 to 10 years for secondary residences
  - **2020 Bank Al-Maghrib FX band widening** ±5 % (matters for repatriation timing)
  - **Loi de finances 2024**: confirmed registration duty 4 % standard; specific rates for social/affordable housing
  - **OECD onboarding programme** (Morocco accession discussions advanced 2023–2025; not yet a member as of 2026)
- **OECD-Africa programmes**: Morocco is part of the OECD MENA Initiative on Governance and Investment for Development; not an OECD member but observer/partner status (verify current at `https://www.oecd.org/mena/`)

---

## Foreign buyer eligibility (READ FIRST — title-trap zone)

Morocco is **mostly permissive** for foreign buyers — but the **title status of the parcel** dominates whether the purchase is safe, financeable, and resaleable. The four legal land regimes coexist within the same city; misclassifying the parcel is the single biggest risk.

### The four land regimes — decision tree

| Regime | Arabic / French name | Foreigner-buyable? | Notes |
|---|---|---|---|
| **Titré (immatriculé)** | عقار محفظ / *immatriculé / titre foncier (TF)* | ✅ YES | Full Torrens title, ANCFCC-registered with unique TF number (e.g., `12345/12`). Indefeasible once registered. **Default safe choice.** |
| **En cours d'immatriculation** | في طور التحفيظ | ⚠️ CAUTION | Réquisition d'immatriculation filed, not yet finalised. Foreigners can buy but title not yet bullet-proof; opposition period may still be open (3 months from publication). |
| **Non-titré (melkia / moulkia)** | الملكية / *melkia* | ⚠️ DO NOT BUY without first triggering immatriculation | Customary deed established by adoul (Islamic notary) + 12 witnesses. Older medina riads, rural land. Foreigners legally can buy but transfer registration is fragile — chain-of-title disputes common. |
| **Habous (waqf)** | الأحباس / *habous* | ❌ NO | Religious endowment under **Ministry of Habous and Islamic Affairs** (`https://www.habous.gov.ma`). Cannot be sold to non-Muslims under Sharia interpretation; rarely sold to Muslims either (usually only long-lease / bail emphytéotique). Affects parcels in old medinas (Fès, Marrakech, Salé). |
| **Collectif (terres collectives)** | الأراضي الجماعية | ❌ NO (without conversion) | Tribal/community land (Soulaliyat regime, Loi 62-17 of 2019). Cannot be alienated to non-tribe-members without a melk-conversion process via Ministry of the Interior. |
| **Domaine privé de l'État** | ملك الدولة الخاص | ⚠️ Specific procedure | State-owned land sometimes sold via call-for-tender (SMIT, AMDIE). Foreigners can participate. |
| **Agricultural land outside urban perimeter** | الأراضي الفلاحية | ❌ NO for foreigners directly | Dahir of 1973 (still in force) restricts foreign acquisition of *agricultural* land outside urban perimeters. Workarounds: (a) **Vivendi authorisation** from Ministry of Interior (rarely granted, project-specific); (b) Moroccan-controlled SCI (foreigner ≤ 49 % shares, Moroccan partner ≥ 51 %); (c) buy parcel that has been formally reclassified urban/touristique (verify in **Plan d'Aménagement** at the commune). Source: Dahir 1-73-645 of 23 April 1975 + Circular MIB 2019. |

### Key verification steps before signing

1. **Demand a recent extrait de la conservation foncière** (≤ 3 months old) showing:
   - **Numéro du titre foncier** (TF number)
   - **Propriétaire actuel** (current owner — must match seller)
   - **Charges et hypothèques** (mortgages, easements, pre-emption rights)
   - **Origine de propriété** (chain of title)
   - Issued by **ANCFCC** — fee ~75–150 MAD per extract
2. **If "non titré" appears**: do not proceed without first launching **réquisition d'immatriculation** (typical 6–24 months, costs ~3,000–10,000 MAD + survey). Have your *adoul* or *notaire* drive this.
3. **If parcel is rural / agricultural**: pull the **Plan d'Aménagement Communal** at the commune to confirm urban/touristique reclassification BEFORE offer. If not reclassified → not buyable for foreigners.
4. **If habous suspected** (old medina, religious district): walk away. Don't try to "structure around it."
5. **If collectif**: walk away unless you have a Moroccan partner running the conversion process.

### Office des Changes — mandatory currency repatriation mechanics

This is the second-biggest foreign-buyer trap. Get it right at *purchase* or you can't legally repatriate sale proceeds + rental income later.

- **Office des Changes** (`https://www.oc.gov.ma`) is the FX regulator under the Ministry of Finance.
- **At purchase**: funds MUST enter Morocco via an **authorised bank** (banque agréée intermédiaire), with the bank issuing an **avis d'opération** referencing the **Instruction Générale des Opérations de Change (IGOC 2026)** — Chapter on Investissements étrangers au Maroc — in force **1 January 2026** (consolidated FX rulebook; supersedes prior Instruction format) (2026-05-27 verified, source [Office des Changes 2026-01](https://www.oc.gov.ma/en/actualites/publication-de-l-instruction-generale-des-operations-de-change-2026) + Médias 24 + Upsilon Consulting IGOC 2026 guide).
- The bank files a **déclaration d'investissement étranger** with the Office des Changes within prescribed deadlines.
- **What this guarantees**: the right to repatriate, in foreign currency, **(a) sale proceeds** (capital + capital gain net of TPI), and **(b) rental income** net of Moroccan tax. This is the **garantie de transfert**.
- **What you lose if skipped**: bringing cash/crypto/informal channels = no repatriation right. The dirham is *not* freely convertible for resident-owned funds.
- **Documentation to keep forever**: bank's avis, déclaration d'investissement, notary deed referencing the bank wire, original Office des Changes file number.
- **IGOC 2026 — legacy safety net**: foreign-resident investors who can't prove original foreign-currency funding (lost paperwork, pre-modern files) can now repatriate up to **2,000,000 MAD/year** of investment income for investments held **>10 years**. Not a substitute for proper documentation at purchase, but a relief valve for legacy positions. MRE (Moroccans abroad) financing cap also raised to **80%** of property value (up from 70%) (2026-05-27 verified, source IGOC 2026 + Upsilon Consulting).

### Visa / residency

- **No visa required** for purchase. Most EU/US/UK/CA/AU/NZ/JP nationals enter Morocco visa-free for 90 days.
- **Long-stay residence (carte de séjour / titre de séjour)** is a separate process with the **Direction Générale de la Sûreté Nationale** and prefecture (Bureau des étrangers). Property ownership ≠ automatic residency.
- **No "golden visa" / CBI programme** as of 2026-05. Verify at `https://www.consulat.ma` before relying on this.

### Ownership via Moroccan SCI (société civile immobilière)

- Common for couples / family ownership / agricultural workaround.
- Foreign-controlled SCI for **urban titré** property: no extra restriction.
- Foreign-controlled SCI for **agricultural** land: blocked (the underlying restriction follows the asset, not the holder).
- Annual filing obligations (DGI declaration), notary required for share transfers.

### Confidence

**HIGH** for the four-regime decision tree (Loi 14-07 + Dahir 1913 are stable primary sources; **IGOC 2026** is the current consolidated FX rulebook in force 1 Jan 2026, replacing prior Instruction format). **MEDIUM** for the agricultural-land workaround details (Vivendi authorisations are case-by-case and the Ministry of Interior does not publish granular decision criteria).

---

## Section: `--price`

### Primary sources

- **HCP — Indice des Prix des Actifs Immobiliers (IPAI)**: quarterly residential price index, published by HCP and Bank Al-Maghrib jointly.
  - Bank Al-Maghrib portal: `https://www.bkam.ma/Statistiques/Prix/Indice-des-prix-des-actifs-immobiliers`
  - HCP portal: `https://www.hcp.ma/`
  - Coverage: national + Casablanca / Rabat / Marrakech / Tangier / Fès / Agadir / Meknès / Kenitra / Oujda / Tétouan
  - Granularity: index (base 100 = Q1 2006), not absolute MAD/m². Use for *trend*, combine with listings for *level*.
- **ANCFCC transactions data**: not publicly searchable for free. Notaries can pull **références notariales** on similar transactions in the quartier — ask your notary.
- **DGI Référentiel des prix de l'immobilier** (per-quartier minimum tax-base values): `https://www.tax.gov.ma/wps/portal/DGI/Referentiel-prix-immobilier` — used for registration-duty floor; useful as a *lower-bound* sanity check (often 30–50 % below market).

### Listing platforms

- **Mubawab** — `https://www.mubawab.ma/` — largest pure real-estate portal; filters by ville, quartier, prix, surface
- **Avito** — `https://www.avito.ma/fr/maroc/immobilier-à_vendre` — generalist classifieds, very high volume; quality variable
- **Sarouty** — `https://www.sarouty.ma/` — newer entrant, agency-leaning
- **Jumia House Morocco** — historically active, status fluctuates; verify live before relying
- **Yakeey** — `https://www.yakeey.com/` — agency network, mid-to-high segment, Casablanca focus
- **Agencies**: Carré Immobilier, Coldwell Banker Maroc, Century 21 Morocco, Kensington Marrakech (riads/luxury), Christie's International Marrakech

### Indicative price bands (2025 — listings + agency reports)

> ⚠️ MAD/m² listings vary 2× within a single quartier. Treat the table as **est.** ranges from listing aggregation; confirm with notarial references for the specific street.

| City | Quartier example | Listing MAD/m² (est., 2025) | EUR/m² (est. @ 10.9) |
|---|---|---:|---:|
| Casablanca | Anfa, CIL, Bourgogne | ~22,000–35,000 | ~€2,020–€3,210 |
| Casablanca | Maârif, Gauthier | ~18,000–28,000 | ~€1,650–€2,570 |
| Casablanca | Sidi Maârouf, Californie | ~12,000–18,000 | ~€1,100–€1,650 |
| Marrakech | Hivernage, Guéliz | ~18,000–30,000 | ~€1,650–€2,750 |
| Marrakech | Médina (riad, restored) | ~15,000–40,000+ | ~€1,375–€3,670+ |
| Marrakech | Palmeraie (villa/m² built) | ~14,000–25,000 | ~€1,285–€2,295 |
| Rabat | Hassan, Agdal, Souissi | ~18,000–30,000 | ~€1,650–€2,750 |
| Tangier | Malabata, Iberia | ~14,000–22,000 | ~€1,285–€2,020 |
| Fès | Ville Nouvelle | ~8,000–14,000 | ~€735–€1,285 |
| Agadir | Front de mer, Founty | ~12,000–20,000 | ~€1,100–€1,835 |

Source: aggregated from Mubawab + Sarouty + agency listings, Q1–Q2 2025. For *transaction* (not listing) prices, ask the notary for **comparables notariées** in the quartier — these are typically 5–15 % below listing.

### Compute steps

1. Listing MAD/m² = listing MAD ÷ surface m² (clarify: **surface habitable** vs **surface utile** vs **surface bâtie** — listings often conflate)
2. Compare to IPAI trend for the city (year-over-year direction)
3. Compare to DGI référentiel des prix immobilier (lower bound)
4. Ask notary for 3–5 références notariales same quartier same year
5. **Trap — riads**: surfaces include patios, terrasses, double-height voids. A "300 m²" riad may have 180 m² liveable. Re-measure.
6. **Trap — off-plan (VEFA / vente sur plan)**: developer prices often *exclude* parking + cave + finishing options. Get the **prix tout compris**.

---

## Section: `--traffic`

### Primary sources

- **Direction des Routes (Ministère de l'Équipement et de l'Eau)** publishes **Recensements de la Circulation** every 3–5 years on the **réseau routier national** (RN, RR, RP).
  - Portal: `https://www.equipement.gov.ma/Carte-Routiere/Activites/Pages/Recensement-Circulation.aspx` (verify URL — Direction des Routes site has been reorganised)
  - Data terminology: **TMJA (Trafic Moyen Journalier Annuel)** — same definition as France
- **ADM (Autoroutes du Maroc)** — `https://www.adm.co.ma/` — autoroute (motorway) network operator; publishes annual traffic stats per péage
- **Recent national counts**: most recent comprehensive recensement was 2018–2019; 2023 partial counts on key sections (verify current at Direction des Routes)
- **OSM fallback**: highway tags map to MA road classes:
  - `motorway` = autoroute (A1–A8)
  - `trunk` = voie expresse (e.g., Rabat–Tangier sections)
  - `primary` = Route Nationale (RN)
  - `secondary` = Route Régionale (RR)
  - `tertiary` = Route Provinciale (RP)
  - `residential` = local urban

### Verdict bands (TMJA, generic)

- 🟢 < 2,000 v/d (rural RP, urban side street)
- 🟡 2,000–8,000 v/d (busy RR, urban quartier arterial)
- 🟠 8,000–25,000 v/d (RN, urban boulevard)
- 🔴 > 25,000 v/d (autoroute approach, central Casablanca/Rabat boulevards)

### Casablanca / Rabat specific

- **Boulevard Mohammed V (Casablanca centre)**: > 30,000 v/d — 🔴
- **Corniche Casablanca / Boulevard de la Corniche**: > 25,000 v/d, weekend peaks — 🔴
- **A3 Casablanca–Rabat**: ~60,000–80,000 v/d (ADM 2023 data, verify) — 🔴 if property is < 300 m
- **Tramway lines (Rabat-Salé, Casablanca)**: pulls some surface traffic; check **Casa Tramway** + **Rabat-Salé Tramway** alignment for noise vs convenience

### Marrakech specific

- **Avenue Mohammed VI (Hivernage)**: heavy tourist traffic, hotel coaches
- **Médina entry roads (Bab Doukkala, Bab er-Robb)**: extreme congestion at peak, calèche + scooter mix
- Inside the **médina**: pedestrian + handcart only — traffic is irrelevant; *donkey-and-cart logistics* is the relevant variable

### Noise verdict — Morocco-specific add-ons

- **Mosque proximity (adhan)**: 5× daily call to prayer, amplified, audible 200–500 m. Pre-dawn (~5 AM) is the sleep-disrupter. Map nearest mosque before offer.
- **Souks / nightly cafés**: in medinas + tourist quartiers, ambient noise extends past midnight
- **Construction**: Casablanca + Marrakech in active build-out; check for adjacent permits at the commune (urbanisme office)

---

## Section: `--tax`

### One-time at purchase

| Item | Rate / amount | Source |
|---|---|---|
| **Droits d'enregistrement** (registration duty) | **4 %** standard residential; **3 %** for first acquisition of social housing under conditions; **5 %** for terrains nus ou comportant des constructions destinées à être démolies (CGI art. 133-I-B, LdF 2024); **0 %** for VEFA primary residence under specific Loi de finances incentives | DGI — Code Général des Impôts art. 133 (2026-05-27 verified, source CGI 2024 PDF + AMDIE + sfm.ma LdF 2024 dispositions; verify at `https://www.tax.gov.ma`) |
| **Conservation foncière (taxe de la conservation foncière)** | **1.5 %** of price + **150 MAD** fixed certificate fee | ANCFCC tariff (`https://www.ancfcc.gov.ma`) |
| **Notaire (notarial fees)** | **0.5–1.0 %** of price + **20 % VAT (TVA)** on the fee | `est.` — **no fee barème is published by the CNONM**; Moroccan notary fees are set by decree — verify in the Bulletin Officiel via the [SGG](https://www.sgg.gov.ma/) |
| **Timbre (stamp duty on the deed)** | ~20 MAD per page + small fixed amounts | Code de l'enregistrement |
| **Honoraires d'agent immobilier** | **2.5 %** of price + **20 % TVA** typical (negotiable; sometimes split 50/50 buyer/seller, sometimes seller pays) | Market practice |
| **Total transaction cost (buyer side)** | **~6.5–8 %** of price | Sum of above |

### Annual taxes

| Tax | Base | Rate | Notes |
|---|---|---|---|
| **Taxe d'habitation (TH)** | Annual rental value (valeur locative) per commune evaluation | Progressive: 0 % up to 5,000 MAD VL; 10 % 5,001–20,000; 20 % 20,001–40,000; 30 % above | Primary residence gets **75 % abatement** on the VL → effective rate very low for résidents (brackets/abatement est. — no in-file source for this row; verify at DGI / tax administration) |
| **Taxe de services communaux (TSC)** | Same VL base | **~10.5 %** in urban communes, **~6.5 %** in rural (est. — no in-file source for this row; verify at DGI / tax administration) | Funds municipal services; pays even if vacant |
| **TPI on rental income (Cat. revenu foncier)** | Gross rental | **Abattement 40 %** then progressive IR (10 %–38 %) (abattement/IR band est. — no in-file source; verify at DGI / tax administration) | OR opt for **liberatory 20 % flat rate** for unfurnished lettings under conditions (Loi de finances 2019+) |

### Capital gains — TPI (Taxe sur les Profits Immobiliers)

- **Headline rate**: **20 %** on net gain (sale price − acquisition cost − works − inflation coefficient)
- **Minimum tax**: **3 %** of sale price (acts as a floor when net gain low/negative)
- **Exemptions**:
  - **Primary residence held ≥ 5 years** (reduced from 6 years by LdF 2024; **sale-price ceiling 4,000,000 MAD** above which the exemption no longer applies; 1-year post-departure grace window): full exemption (2026-05-27 verified, source demarchesmaroc.com + expertisium.ma + valfoncier.ma + LdF 2024 dispositions)
  - **Secondary residence held ≥ 10 years** (raised from 6 to 10 years by Loi de finances 2018, retained 2024 LdF — verify current at DGI)
  - First sale of a low-cost social housing under conditions
- **Inflation coefficient (coefficient de réévaluation)** published annually by DGI — increases the deductible acquisition cost
- **Declaration**: within 30 days of the deed, via DGI portal (Simpl-TPI online filing)

### Worked example

Sale 2026 of a Marrakech apartment held 8 years:
- Sale: 2,500,000 MAD
- Purchase 2018: 1,800,000 MAD
- Works (with invoices): 200,000 MAD
- Inflation coefficient ~1.10 (DGI table, illustrative)
- Cost basis revalued: (1,800,000 + 200,000) × 1.10 = 2,200,000 MAD
- Net gain: 300,000 MAD
- TPI 20 %: **60,000 MAD**
- Minimum 3 % of sale: 75,000 MAD
- **TPI due: 75,000 MAD** (the 3 % floor binds)
- 8 years < 10-year exemption for secondary → no exemption available

### Other taxes worth knowing

- **TVA (VAT)** on new builds: **20 %** standard, but **first sale of primary-residence social housing < 250,000 MAD** is VAT-exempt under specific programmes (verify current LdF)
- **Taxe sur les terrains urbains non bâtis (TNB)**: communal tax on undeveloped urban land — discourages land-banking; rates vary by commune
- **Wealth tax**: **none** in Morocco
- **Inheritance**: governed by Sharia rules for Muslims; for non-Muslims, the home country's law typically applies via private international law — get specialist advice (Code de la Famille / Mudawana applies to personal status only)

### Future risk

- DGI publishes the **Référentiel des prix de l'immobilier** to set minimum tax bases; periodic updates (latest national update 2022–2023) raise effective registration tax even when listing price is honest. Expect another upward adjustment cycle.
- TPI exemption thresholds have moved once (6 → 10 years for secondary, 2018). Could move again.
- Verify all rates at `https://www.tax.gov.ma` and the current **Loi de Finances** before relying.

---

## Section: `--rental`

### Long-term residential

- **Tax regime — non-residents and residents alike**:
  - Default: revenu foncier net of **40 % abattement forfaitaire** for charges, then progressive IR
  - **Option for liberatory 20 %**: flat 20 % on gross rental, pre-defined conditions (typically rents ≤ 120,000 MAD/year) — verify at DGI
- **Lease law**: **Loi 67-12** (2013) governs residential leases. Standard duration 1 year renewable; **caution = 2 months max**; landlord must give formal notice (mise en demeure) for non-payment.
- **Rent control**: no general control, but **revisions capped** at the IPC (consumer price index) annually under the lease law.
- **Eviction**: judicial; can take 6–18 months for non-payment cases. Build in reserves.

### Short-term / tourist rentals (location meublée touristique)

> ⚠️ The framework is **fragmented and tightening**. There is no single national Airbnb registration (yet, as of 2026-05). Different tracks exist for different scales/locations. **Verify current at SMIT + the commune** before listing.

#### Track 1 — Maison d'hôtes / riad classified

- **Classification**: **SMIT** (Société Marocaine d'Ingénierie Touristique) operates the touristic-establishment classification (`https://www.smit.gov.ma/`)
- **Categories**: maison d'hôtes 1ère / 2ème catégorie; riad maison d'hôtes; auberge; etc.
- **Requirements**: minimum room standards, fire safety, qualifying personnel, hygiene certification
- **Benefits**: legal status, can advertise, eligible for tourism-zone fiscal incentives (CGEM/SMIT investment conventions)
- **Tax**: business income (BIC equivalent — bénéfices industriels et commerciaux), IR or IS depending on structure

#### Track 2 — Informal Airbnb / Booking listing

- **Strict reading of the law**: requires touristic classification + commerce registration (RC) + IR/IS reporting + TVA above thresholds + payment of **taxe de promotion touristique (TPT)** per overnight (~5–30 MAD/night per category, set by commune)
- **In practice**: enforcement uneven; large platform listings without classification widespread; **Ministry of Tourism + commune crackdowns periodic** (2023–2024 increased inspection in Marrakech médina specifically)
- **Risk if informal**: tax recovery + 100 % penalty + classification refusal for future formal status

#### Marrakech-specific (the dominant short-let market)

- Médina riads under heavy regulatory + neighbour scrutiny since 2022
- **Permis de restauration** required for any structural work in the médina (heritage zone, UNESCO Place Jemaa el-Fna buffer)
- **Hbous-adjacent parcels**: extra permission layer
- Some quartiers (Hivernage, Palmeraie villas) easier to operate than médina riads

### Realistic gross yields (est., 2025)

> Estimates from listing aggregation + SMIT classification reports; verify per-property.

| Configuration | Gross yield (est.) |
|---|---|
| Casablanca centre — 2-pièces long-let | ~4–6 % |
| Marrakech Hivernage — 2-pièces long-let | ~4–5 % |
| Marrakech médina riad — short-let (peak season Oct–Apr) | ~6–10 % gross (high vacancy summer) |
| Agadir Front de Mer — 2-pièces short-let | ~5–8 % |
| Tangier Malabata — long-let | ~4–6 % |
| Rural / non-tourist secondary cities | ~3–5 % |

Net yields after TPI + management + maintenance + commune taxes typically 50–65 % of gross.

### Strategic notes

- **Médina riads**: tourism gold standard but operationally heavy (skilled staff, 24/7 presence, permits)
- **Modern apartments in Hivernage / Anfa**: cleaner regulatory path, professional management available
- **Coastal (Agadir, Saïdia, Essaouira)**: marked seasonality; July–August + winter high season for European retirees
- **Casablanca**: business-traveller market — Anfa Place / Sidi Maârouf for executive serviced rentals
- **Office des Changes repatriation of rental income**: only if the property was *registered* via authorised bank at purchase (see Foreign buyer eligibility § Office des Changes)

---

## Section: `--work=<profession>`

### Job platforms

- **Rekrute.com** — `https://www.rekrute.com/` — leading Moroccan job board, professional roles
- **Bayt.com Maroc** — pan-MENA, very active in Casablanca
- **Anapec** — `https://www.anapec.org/` — Agence Nationale de Promotion de l'Emploi (national employment agency)
- **LinkedIn Maroc** — strong in finance, IT, multinationals
- **EmploitIC, ReKrute, Marocemploi** — specialist boards
- **TalentSpot.ma**, **AvitoEmploi** — generalist

### Self-employment / business setup

- **Auto-entrepreneur (statut autoentrepreneur)** — created by Loi 114-13 (2015):
  - Revenue ceiling: **500,000 MAD/year for services**; **2,000,000 MAD/year for goods/manufacturing**
  - Flat tax: **0.5 %** of revenue for services up to threshold; **1 %** for commerce/manufacturing
  - Social: CNSS contribution (~3–5 % of revenue per scale)
  - Registration via Bank Al-Maghrib partner banks + Poste Maroc desks
- **SARL (limited liability)**: minimum capital **1 MAD** (since 2019 reform); standard structure for SMEs
- **SARL AU (associé unique)**: single-shareholder SARL
- **SAS / SA**: for larger ventures, capital 100k–300k MAD
- **Foreigners as managers/shareholders**: allowed; the **carte de séjour** (residence permit) is required for active management presence > 90 days
- **Casablanca Finance City (CFC)** status: tax incentives (corporate tax **20 % for financial years opened on or after 1 Jan 2026** — the former 15 % CFC/ZAI rate was replaced by a transitional ramp under LF 2023: 16,25 % (2023) / 17,50 % (2024) / 18,75 % (2025) / 20 % (2026 onward), CGI art. 247-XXXVII; currency convertibility) for eligible financial / business-services / holding entities (2026 data, source CGI 2026 art. 247-XXXVII-A-2; 2026-09-18 verified) — `https://www.casablancafinancecity.com/`

### Salary benchmarks (est., 2025)

| Role | Gross MAD/month (est.) |
|---|---:|
| Junior engineer (IT, Casablanca) | ~10,000–18,000 |
| Mid-level developer | ~18,000–35,000 |
| Senior expat finance professional | ~40,000–80,000 |
| Bilingual (FR/AR) admin | ~6,000–12,000 |
| Tour guide / hospitality (Marrakech) | ~4,000–10,000 |
| **SMIG (minimum wage 2025)** | ~3,111 MAD/month (industry/services); ~2,303 MAD agriculture | (Ministère du Travail; verify current) |

### Catchment heuristics

- **Casablanca métropole**: ~5 M people in commute zone — full job market for any profession
- **Rabat-Salé-Kénitra axis**: ~3 M — administrative + diplomatic + IT corridor
- **Tangier Med + Tetouan**: ~1.5 M, industrial (auto: Renault Tangier, aerospace cluster) + ferries
- **Marrakech**: ~1.5 M, tourism + tech (Casablanca-Marrakech HSR + emerging tech hub)
- **Agadir**: ~1 M, tourism + fisheries + agribusiness
- **Smaller cities (Meknès, Fès, Oujda)**: thinner labour markets; expats typically run own businesses or remote-work

---

## Section: `--risks`

### Primary national / regional risk sources

| Source | URL | What it gives |
|---|---|---|
| **DGPC (Direction Générale de la Protection Civile)** | `https://www.protectioncivile.gov.ma/` | National civil protection, hazard awareness |
| **Institut National de Géophysique (CNRST)** | `https://www.cnrst.ma/` and `https://earthquake.usgs.gov/earthquakes/map/` | Seismicity catalogue (Morocco is seismically active) |
| **Centre National de Recherche Scientifique et Technique** | as above | Earthquake monitoring |
| **Ministère de l'Équipement et de l'Eau — Direction des Bassins Versants** | `https://www.eau.gov.ma/` ❌ DEPRECATED — dead on 2026-09-18; verify with the authority named in this row | Flood-prone zone maps (PPRI equivalent) |
| **ABH (Agences de Bassin Hydraulique)** | **10 basin agencies** — Loukkos `https://abhl.ma/`, Sakia El Hamra–Oued Eddahab `https://abhshod.ma/`, Sebou `https://www.abhsebou.ma`, Souss-Massa `http://www.abhsm.ma/`, Bouregreg-Chaouia `https://abhbc.com/fr`, Draa-Oued Noun `https://www.abhdon.ma/`, Guir-Ziz-Rherriss `http://www.abhgzr.ma/`, Moulouya `http://www.abhmoulouya.ma/`, Oum-Er-Rbia `http://www.abhoer.ma/`, Tensift `https://abht.ma/` (2026-09-18 verified from the ABHSHOD official links page) | Flood risk mapping, water resource zoning — issued **per basin**, not centrally |
| **Plan d'Aménagement Communal** | At each commune urbanisme office | Local zoning + risk overlays |
| **HCP atlas du climat** | `https://www.hcp.ma/` + Copernicus C3S | Climate baseline data |
| **USGS Morocco seismicity** | `https://earthquake.usgs.gov/earthquakes/search/?maxlatitude=36&minlatitude=27&maxlongitude=-1&minlongitude=-13` | Cross-check with CNRST for major events |

### Seismicity — first-order risk for Morocco

- **Morocco is on an active tectonic margin** (African–Eurasian plate convergence). Two main seismic zones:
  - **Northern Rif (Tangier, Tétouan, Al Hoceïma, Chefchaouen)**: highest hazard. **Al Hoceïma 2004 M 6.4** quake killed > 600. Rif EU-RM3 zone classification: high.
  - **Atlas system (High Atlas + Anti-Atlas)**: **Al Haouz / Marrakech 2023-09-08 M 6.8 earthquake** — most devastating in modern Moroccan history; epicentre ~70 km SW of Marrakech, killed > 2,900, damaged 50,000+ buildings, destroyed many traditional pisé / adobe rural villages and damaged Marrakech médina structures (mosquées, riads). USGS event page: `https://earthquake.usgs.gov/earthquakes/eventpage/us7000kufc`
  - **Agadir 1960 M 5.8 earthquake** killed > 12,000 (~1/3 of population at the time); Agadir entirely rebuilt to seismic standards post-1960
- **Building seismic code**: **RPS 2000** (Règlement Parasismique Marocain), updated **RPS 2011** and **RPS 2024** (post-Al Haouz revision). Mandatory for new construction. Older buildings (pre-2000) and traditional rural pisé/adobe construction are highest-risk.
- **Insurance**: **Loi 110-14** (2016, in force 2020) created a **mandatory natural-catastrophe coverage** add-on to home insurance via the **Régime de Couverture des Conséquences d'Événements Catastrophiques** (managed by the SCR — Société Centrale de Réassurance) and a **solidarity fund** for the uninsured. Coverage applies to earthquakes, floods, tsunami, terrorism. **Verify your home policy includes the CCEC add-on**.

### Flood risk

- **Coastal**: Atlantic + Mediterranean coast. Storm surge + tsunami theoretical risk (1755 Lisbon tsunami affected Atlantic coast). Climate-change SLR projections elevated for low-lying medinas (Salé, Larache, Asilah).
- **Riverine (oueds)**: most Moroccan rivers are oueds — dry most of the year, **flash-flooding violently after rain**. Several recurring fatal events (Ourika valley 1995 — > 200 deaths from flash flood swept through tourist restaurants; Tata 2014; Errachidia 2024).
- **Verification**: Plan d'Aménagement at the commune **must show riverine setback (zone non aedificandi le long des oueds)**. ABH for the basin can confirm. **Never buy in an oued bed, on a low riverbank, or in a flash-flood corridor without seeing the commune's PPRI overlay.**

### Other natural / climate risks

- **Drought**: Morocco entering multi-year structural drought (2018–ongoing). Affects rural water reliability, well levels, agricultural value.
- **Heatwaves**: Marrakech / interior summers exceeding 45 °C peak; increasing frequency. Cooling load + health risk for retirees.
- **Wildfire**: Rif + Middle Atlas forests; fewer than southern France but increasing.
- **Sandstorms (chergui)**: hot dry wind from Sahara, periodic, mostly south + interior

### Build-era hazards

| Era | Hazards |
|---|---|
| **Pre-1912 médina (riads, traditional)** | Pisé/adobe walls, lime mortars, weak seismic resistance, Hbous easements possible, party-wall complexity, bois de cèdre treatment for woodworm needed |
| **1912–1956 (Protectorate, Art Déco / Néo-Mauresque)** | Reinforced concrete early period, asbestos likely in roofs/insulation, lead pipes, electrical not to current code |
| **1956–1980** | Reinforced concrete; pre-RPS so seismically vulnerable; asbestos in panels/roofs; lead paint |
| **1980–2000** | RPS 2000 not yet enforced; informal builds widespread; quality very variable |
| **2000–2011 (RPS 2000 applied)** | Modern standards if permitted; **informal/clandestin construction** still widespread in peri-urban quartiers |
| **Post-2011 (RPS 2011)** | Up-to-date seismic; modern energy + fire code |
| **Post-2024 (RPS 2024)** | Strengthened post-Al Haouz; not yet retroactive |

### Mandatory diagnostics at sale — Morocco specifics

> Morocco does **not** have a French-style **DDT (Dossier de Diagnostic Technique)** with comprehensive mandatory diagnostics. The buyer's protections come from:

| Document / check | Required because | Source |
|---|---|---|
| **Extrait de la Conservation Foncière** (≤ 3 months) | Verifies title, owner, charges | ANCFCC |
| **Plan parcellaire / plan cadastral** | Defines exact parcel boundaries | ANCFCC |
| **Permis de construire / permis d'habiter** | Verifies legal construction (no clandestin) | Commune urbanisme office |
| **Quitus fiscal (TH + TSC)** | Confirms no unpaid commune taxes | DGI / Receveur Communal |
| **Certificat de non-opposition (médinas, heritage zones)** | Verifies no pre-emption right exercise | Commune + Ministère de la Culture for classified zones |
| **Étude technique (structure)** for older/riad properties | Buyer-commissioned, not statutorily mandatory but highly recommended | Independent ingénieur structure |
| **Diagnostic plomberie / électricité** | Buyer-commissioned, recommended for pre-2000 | Independent |
| **CCEC insurance attestation** | Verifies natural-catastrophe coverage on prior policy | Insurance broker |

**Verdict**: due diligence is more buyer-driven in Morocco than in EU jurisdictions. Don't skip the structural engineer for any pre-1980 build, and never skip the title extract.

### Climate projections to 2050

- +1.5–3.0 °C warming under SSP2-4.5 / SSP5-8.5 (Copernicus + HCP)
- **Significant rainfall decrease** (–10 % to –30 %) — water stress worsens
- Snow on High Atlas declining; ski season (Oukaïmeden, Ifrane) shortening
- Coastal SLR ~30–60 cm by 2100 (medinas of Salé, Larache, Essaouira need monitoring)
- More extreme rain events when they do occur (flash flood risk rising)

---

## Section: `--mains`

### Water + sewer operators

| Operator | Coverage |
|---|---|
| **ONEE — Office National de l'Électricité et de l'Eau Potable** | Most rural + small/medium cities; national producer | `https://www.one.ma/` |
| **LYDEC** (Veolia subsidiary) | Casablanca + Mohammedia (concession to 2027; renewal under negotiation 2025) |
| **REDAL** (Veolia subsidiary) | Rabat-Salé-Témara |
| **Amendis** (Veolia subsidiary) | Tangier + Tétouan |
| **RADEEMA** | Marrakech (régie autonome — public) |
| **RADEEF** | Fès (public régie) |
| **RADEEJ** | El Jadida (public) |
| **RADEEM** | Meknès (public) |
| **RADEEO** | Oujda (public) |
| **RADEES** | Safi (public) |
| **RAK** | Kenitra (public) |
| Other régies | Several other cities have their own régie autonome |

### Verification path

1. Identify operator from the city table above
2. Listing language to check:
   - "raccordé eau de ville / égouts" = mains water + mains sewer ✅
   - "puits / forage" = well (private water source — check potability + quotas)
   - "fosse septique" / "puits perdu" = septic tank / soakaway (no mains sewer)
   - "assainissement autonome" = autonomous sewage system
3. Demand the latest **factures (water + electricity bills)** from seller — the operator name + meter PDL number on the bill confirms connection
4. For new construction in peri-urban: check **certificat de raccordement** issued by the operator
5. Rural / medina periphery: many parcels lack mains sewer; **verify, don't assume**

### Cost ranges (est.)

| Scenario | Cost (MAD, est.) |
|---|---:|
| New connection (urban, both water + sewer available, < 30 m to main) | ~3,000–10,000 |
| Connection where mains exist but distance > 50 m | ~10,000–40,000 |
| Septic system installation | ~15,000–40,000 |
| Modern compliant micro-station d'épuration | ~30,000–80,000 |
| Well drilling (forage) | ~25,000–80,000 + autorisation ABH required |

### Power & gas

- **Electricity**: ONEE national grid; private distributors LYDEC/REDAL/Amendis where applicable. Standard 230 V / 50 Hz, EU plug.
- **Gas**: **no natural-gas distribution network** in Morocco for residential — propane bottles (butane "bouteille bleue") universal. Subsidised retail price. Some recent LNG import infrastructure for industry only.

---

## Cost benchmarks (Morocco 2026, est.)

| Work | Cost (MAD, est.) |
|---|---:|
| Notary fees | 0.5–1.0 % of price + 20 % TVA |
| Conservation foncière | 1.5 % of price + 150 MAD |
| Registration duty | 4 % standard residential |
| Estate agent fee | 2.5 % + 20 % TVA |
| **Total transaction cost (buyer side)** | **~6.5–8 %** of price |
| Annual TH + TSC (mid-range apartment, primary residence) | ~500–3,000 |
| Annual TH + TSC (mid-range apartment, secondary residence — no abatement) | ~2,000–10,000 |
| Riad full restoration (medina, per m²) | ~6,000–15,000 |
| Modern apartment renovation (per m²) | ~3,500–7,500 |
| Roof tile (standard 200 m²) | ~80,000–200,000 |
| Asbestos removal (200 m²) | ~60,000–200,000 |
| Anti-seismic structural retrofit (older masonry) | ~150,000–500,000+ |
| Independent building inspection | ~3,000–15,000 |
| ABH well-drilling permit + drilling | ~25,000–80,000 |

---

## Active fiscal incentives (2025)

- **CFC — Casablanca Finance City** (`https://www.casablancafinancecity.com/`): corporate tax **20 % for exercises opened from 1 Jan 2026** (the 15 % CFC rate was phased out by loi de finances n° 50-22 (LF 2023) — 16,25 % / 17,50 % / 18,75 % / 20 % across 2023-2026); dirham-convertibility privileges for CFC entities (2026 data, source CGI 2026; 2026-09-18 verified)
- **Tangier Med Special Agency / Zone Franche** (`https://www.tangermed.ma/`): industrial zone south of Tangier; 0 % CIT first 5 years then preferential rate; primarily industrial but includes adjacent residential developments
- **SMIT investment conventions** (`https://www.smit.gov.ma/`): tourism investments above thresholds (typically > 200 M MAD) negotiate **convention d'investissement** with state — incentives include land-price concessions, customs exemptions for hotel equipment, and accelerated depreciation
- **Charte de l'Investissement (Loi 03-22)**: revised 2022 framework — tiered subsidies (5–30 % of CAPEX) for projects above thresholds in strategic sectors, regions, or activities. AMDIE (`https://www.amdie.gov.ma/`) is the entry point.
- **Plan Maroc Vert / Génération Green**: agricultural zone incentives — relevant only if buying farm/agribusiness via a Moroccan-controlled vehicle
- **Programme habitat social (logement social / faible VIT)**: developers + first-time-buyer incentives, capped at 250,000 MAD price; not relevant to most foreign buyers
- **Dispositif Vivendi** (Casablanca dev): targeted urban-renewal incentives for mixed-use projects — case-by-case
- **Energy retrofit subsidies**: MASEN + ADEREE / AMEE programmes for solar PV; thin coverage for residential as of 2025 (mostly tenders for utility-scale)

---

## Common listing platforms

- **Mubawab** — `https://www.mubawab.ma/`
- **Avito** — `https://www.avito.ma/fr/maroc/immobilier-à_vendre`
- **Sarouty** — `https://www.sarouty.ma/`
- **Yakeey** — `https://www.yakeey.com/`
- **Jumia House Morocco** — verify live
- **Agencies — Marrakech riads/luxury**: Kensington Marrakech, Christie's International Marrakech, Marrakech Realty, Riad-in-Marrakech
- **Agencies — Casablanca**: Carré Immobilier, Coldwell Banker Maroc, Century 21 Morocco
- **Agencies — Tangier**: Roca Inmobiliaria, agencies on Av. Mohammed VI
- **Facebook groups**: "Immobilier Maroc — Vente / Achat", local quartier groups (very active for médinas)

---

## Caveats unique to Morocco

- **Title-status > location > price**: a 30 % discount on a non-titré melkia parcel may cost 3 years of immatriculation procedure and a chain-of-title dispute. **Always start with the extrait de la conservation foncière.** (See Foreign buyer eligibility § four-regime decision tree.)
- **Riad médina restoration permits**: heritage-zone parcels (Marrakech, Fès, Essaouira, Tétouan) require **autorisation de restauration** from the Ministère de la Culture in addition to the commune's permit. Façade modifications, structural changes, even paint colours can be refused. Restoration timelines 12–36 months realistic.
- **Riverbank (oued) zoning**: flash-flood corridors in High Atlas valleys + interior cities. Plan d'Aménagement should mark **zone non aedificandi** along oueds. Verify before any rural / valley purchase. (See `--risks` § Flood.)
- **Habous parcels in old medinas**: cannot be sold to non-Muslims; bail emphytéotique (long lease) is the only structure — but resale + repatriation rights are weaker than freehold. (See Foreign buyer eligibility § habous row.)
- **Agricultural land trap**: Dahir 1973 restriction on foreign acquisition outside urban perimeters. Even an SCI must be Moroccan-controlled for agri parcels. Many "country property" listings (Atlas valleys, Souss plain) are agri-classified — verify the Plan d'Aménagement reclassification status.
- **Office des Changes registration at purchase**: skip it = no future repatriation right for sale proceeds + rental. Non-negotiable.
- **Infrastructure variation outside major cities**: water + sewer + reliable electricity + fibre internet drop sharply outside the Casablanca–Rabat–Marrakech–Tangier–Agadir axis. Don't assume EU norms in interior small towns.
- **Mosque proximity (adhan call to prayer)**: 5× daily, amplified, audible 200–500 m. Pre-dawn (~5 AM) is the deal-breaker for many foreign buyers. Map the nearest mosque in person before offer.
- **Insurance — CCEC mandatory cat-nat add-on (Loi 110-14, 2016)**: verify your home policy includes earthquake/flood/tsunami add-on. Coverage cap depends on policy.
- **Construction informelle (clandestin)**: peri-urban + some rural construction lacks permis de construire. The building exists physically but cannot be legally registered or financed. Demand permis de construire + permis d'habiter (certificate of occupancy).
- **Marrakech Al Haouz earthquake 2023-09-08 M 6.8**: ongoing reconstruction; structural assessment of riads + traditional buildings in the city + High Atlas valleys is strongly advised (skill guidance — no official end date for the elevated-risk period is published; the government portal maroc.ma reported on 8 Sep 2025 that 85% of damaged Marrakech homes, about 2,620 units, had been rebuilt) (2025 data, source maroc.ma) — rates/figures may have changed since.
- **Tramway lines (Casablanca, Rabat-Salé)**: pulls some surface traffic but creates noise + vibration corridor 50 m around alignment. Verify property's distance to the tramway track for affected quartiers.
- **Currency repatriation timing**: dirham ≠ freely convertible. Repatriating large sale proceeds takes weeks (Office des Changes file processing). Plan for it.
- **Notary practice — Adoul vs Notaire**: traditional Islamic notary (adoul) for melkia transactions; modern notary (notaire public) for titré transactions. For foreigners, **always use a notaire public** for the titré purchase deed, regardless of advice to "save money via adoul". The cost difference is trivial; the legal protection is not.

---

## Reddit / forum sources

- **r/Morocco** — Moroccan-diaspora-led, English-friendly
- **r/Casablanca**, **r/Marrakech**, **r/Rabat**, **r/Tangier** — city-specific (variable activity)
- **expat.com Morocco forum** — `https://www.expat.com/forum/viewforum.php?id=143`
- **InterNations Morocco** — formal expat network
- **Facebook**: "Marrakech Expats", "Casablanca Expats", "American Expats in Morocco", "British Expats Morocco" — active for property + service-provider recommendations
- **Moroccan French-language press**: TelQuel, Médias 24, Le Matin, L'Économiste — coverage of property sector, regulation
- ⚠️ Forum / Reddit anecdotes are 🟡 — never use as basis for verdict; cross-check any tax/legal claim with DGI / ANCFCC primary sources

---

## Verification authorities

| Authority | When to call | URL |
|---|---|---|
| **ANCFCC (Conservation Foncière)** | Title extract, plan cadastral, owner verification, charges/hypothèques | `https://www.ancfcc.gov.ma/` |
| **Office des Changes** | Foreign-investment registration, repatriation rights | `https://www.oc.gov.ma/` |
| **DGI (Direction Générale des Impôts)** | Tax rates, TPI, registration duty, référentiel des prix | `https://www.tax.gov.ma/` |
| **Bank Al-Maghrib** | FX, mortgage rates, residential price index (IPAI) | `https://www.bkam.ma/` |
| **HCP (Haut-Commissariat au Plan)** | Population, IPAI, demographic data | `https://www.hcp.ma/` |
| **SMIT (tourism investment)** | Touristic classification, riad / maison d'hôtes status | `https://www.smit.gov.ma/` |
| **Ministère de l'Habous et des Affaires Islamiques** | Habous parcel verification, religious endowment status | `https://www.habous.gov.ma/` |
| **AMDIE (investment promotion)** | Charte de l'Investissement, foreign investor support | `https://www.amdie.gov.ma/` |
| **Casablanca Finance City Authority** | CFC status applications | `https://www.casablancafinancecity.com/` |
| **Commune urbanisme office** | Plan d'Aménagement, permis de construire, zoning, oued setback | (commune-specific) |
| **ABH (Agences de Bassin Hydraulique)** | Flood risk, well-drilling permits, water-resource zoning | (basin-specific) |
| **DGPC (Protection Civile)** | Civil-protection hazards, emergency planning | `https://www.protectioncivile.gov.ma/` |
| **Conseil National de l'Ordre des Notaires du Maroc (CNONM)** | Notary directory (`https://notaires.org.ma/annuaire/annuaire.php`) — **fee barème not published here; notary fees are set by decree — verify in the Bulletin Officiel via the [SGG](https://www.sgg.gov.ma/)** | `https://notaires.org.ma/` |
| **Receveur Communal** | Quitus fiscal (commune tax up-to-date) | (commune-specific) |
| **Ministère du Travail** | SMIG, employment law | `https://www.travail.gov.ma/` |

---

## Quirks to know

- **Adoul vs notaire (mentioned above)**: foreigners always use notaire public for titré purchases.
- **Hbous permission impossibility**: don't try to "structure around" habous parcels for non-Muslim acquisition — the Sharia-derived inalienability is the regulator's enforcement basis, and the Ministry of Habous does not negotiate.
- **French-civil-law transfer process**: similar to France in general structure (compromis → délai de rétractation → acte authentique → registration), but the Moroccan equivalent is **compromis de vente → délai (often 60–90 days for foreign-currency transfer + Office des Changes file) → acte de vente notarié → enregistrement DGI → inscription ANCFCC**. Total timeline 3–6 months typical.
- **Compromis de vente ≠ binding under all circumstances**: even after compromis, sellers can sometimes withdraw without the same penalties as in France. Negotiate a **clause pénale** (penalty clause) and substantial **arrhes** (earnest money) explicitly held by the notary in séquestre.
- **Plomb (lead pipes) + amiante (asbestos) in pre-1980 buildings** — common, no statutory diagnostic; commission your own.
- **Climatisation** essential for interior + south (Marrakech, Agadir, Ouarzazate); central heating less common — most properties use individual electric or gas heaters in winter
- **Concierge (gardien)**: standard for apartment buildings; budget ~150–500 MAD/month per apartment as part of charges de copropriété
- **Syndic (HOA management)**: copropriété law (Loi 18-00) requires a syndic for buildings ≥ 2 lots. Get the **règlement de copropriété + procès-verbaux des dernières AG + état des charges** before signing.
- **Electrical compliance**: French-style 230V/50Hz, EU plug; older buildings may have aluminium wiring or undersized capacity for modern AC + appliance loads
- **Internet**: fibre (FTTH) widespread in Casablanca/Rabat/Marrakech/Tangier centres; ADSL elsewhere; rural can be 4G-only. Maroc Telecom, Orange Maroc, Inwi.
- **Souk-day disruption**: weekly local market in many towns blocks streets; check the day before assuming road access
- **Religious calendar**: Ramadan changes business + service-provider rhythms; restoration / renovation work pace slows; plan accordingly
- **Eid el-Adha**: city + transport disruption around the holiday; not a buying season
- **Time zone**: GMT+1 year-round (Morocco abolished DST and stays on GMT+1 since 2018); GMT during Ramadan only
- **Inheritance for non-Muslims**: home-country law typically applies via private international law; **make a Moroccan will** if you own property here, drafted by a Moroccan notary, naming the applicable law explicitly

---

## Source URL templates

| Source | URL pattern |
|---|---|
| ANCFCC (cadastre / title) | `https://www.ancfcc.gov.ma/` |
| Office des Changes (foreign investment) | `https://www.oc.gov.ma/` |
| DGI (taxes) | `https://www.tax.gov.ma/` |
| DGI référentiel des prix immobilier | `https://www.tax.gov.ma/wps/portal/DGI/Referentiel-prix-immobilier` |
| Bank Al-Maghrib | `https://www.bkam.ma/` |
| Bank Al-Maghrib IPAI | `https://www.bkam.ma/Statistiques/Prix/Indice-des-prix-des-actifs-immobiliers` |
| HCP | `https://www.hcp.ma/` |
| SMIT (tourism) | `https://www.smit.gov.ma/` |
| AMDIE | `https://www.amdie.gov.ma/` |
| CFC (Casablanca Finance City) | `https://www.casablancafinancecity.com/` |
| Tangier Med | `https://www.tangermed.ma/` |
| Ministère Habous | `https://www.habous.gov.ma/` |
| Protection Civile | `https://www.protectioncivile.gov.ma/` |
| Ministère de l'Équipement et de l'Eau | `https://www.equipement.gov.ma/` |
| ONEE (eau + électricité) | `https://www.one.ma/` |
| LYDEC (Casa) | `https://www.lydec.ma/` |
| REDAL (Rabat) | `https://www.redal.ma/` |
| Marrakech water / electricity / assainissement distribution — **transferred to a Société Régionale Multiservices under loi n° 83-21; Marrakech-Safi is one of four pilot regions** (BO n° 7432, 21 Aug 2025). The former régie RADEEMA's site is dead — `data not publicly available — verify the current operator and tariffs with the Marrakech-Safi SRM / the commune` | ❌ `https://www.radeema.ma/` DEPRECATED — dead on 2026-09-18 |
| ADM (autoroutes) | `https://www.adm.co.ma/` |
| USGS Morocco seismicity | `https://earthquake.usgs.gov/earthquakes/search/?maxlatitude=36&minlatitude=27&maxlongitude=-1&minlongitude=-13` |
| Mubawab | `https://www.mubawab.ma/fr/cc/immobilier-à-vendre-all:c:1` |
| Avito immobilier | `https://www.avito.ma/fr/maroc/immobilier-à_vendre` |
| Sarouty | `https://www.sarouty.ma/` |
| Yakeey | `https://www.yakeey.com/` |
| Anapec (emploi) | `https://www.anapec.org/` |
| Rekrute | `https://www.rekrute.com/` |
| CNONM — Conseil National de l'Ordre des Notaires du Maroc | `https://notaires.org.ma/` |

---

## Status

✅ **Fully populated** as of 2026-05-01.
**Coverage check**: Foreign buyer eligibility (4-regime decision tree + Office des Changes mechanics), pricing, traffic, tax, rental, work, risks, mains all have primary government sources or transparent estimates with calibration.
**Confidence**: HIGH for the title/regime framework + tax base rates + ANCFCC/Office des Changes process (all primary state agencies, multi-source). MEDIUM for short-let regulation (fragmented, in transition, enforcement uneven) and price benchmarks (listing-derived est. ranges, not transaction-data-grade). LOW only for the agricultural-land Vivendi authorisation specifics (case-by-case, no published criteria).
**Last verified**: 2026-05-27 (validation sweep — droit d'enregistrement terrains nus 5% (CGI art. 133-I-B, LdF 2024); TPI primary-residence exemption 5 yrs + 4M MAD ceiling; IGOC 2026 in force 1 Jan 2026; CFC corporate-tax rate and basin-agency count corrected 2026-09-18 per CGI 2026 + ABHSHOD). Risks tracker entries re-checked 2026-09-24 (November regwatch wave, run early; see shared/regulatory-watch.md).