Hidden Costs of Buying Property in Marrakech

Buying property in Marrakech goes beyond the advertised purchase price. Many hidden costs can significantly increase your initial investment.

These additional fees typically represent 15 to 25% of the purchase price. They vary depending on the property type, condition, and your development project.

This guide details all the costs to anticipate to avoid unpleasant surprises. With Celestia Invest, benefit from complete transparency regarding your actual budget.

Table of Contents

• Acquisition Fees (7-12%)
• Renovation and Construction Costs
• Furniture and Equipment
• Annual Property Taxes
• Recurring Maintenance Fees
• Property Management Costs
• Mandatory Insurance
• Staff and Services
• Other Unexpected Costs

Acquisition Fees: The Essentials (7-12%)

1. Registration Duties

These mandatory taxes validate your transaction with the tax administration. They represent the largest portion of ancillary costs.

For older properties: 5 to 6% of the sale price. For new properties: approximately 3% of the price.

On a villa at 4 million MAD, expect 200,000 to 240,000 MAD in registration duties.

2. Land Registry Fees

Paid to register your name on the land title. This step legally guarantees your ownership.

Rate of 1 to 1.5% of the sale price. On 4 million MAD: 40,000 to 60,000 MAD.

3. Notary Fees

The notary drafts the authentic deed and verifies the legality of the transaction. Their fees are regulated.

Generally 1 to 2% of the purchase price. Villa at 4 million: 40,000 to 80,000 MAD.

Some notaries also charge file processing fees (5,000 to 15,000 MAD).

4. Real Estate Agency Fees

Real estate agencies charge for their search and support services. Rates negotiable depending on the property.

Standard: 2 to 3% of the price charged to the buyer. Some agencies charge only the seller.

At Celestia Invest, our fees include complete support until signing.

5. Lawyer Fees (Recommended)

A specialized lawyer secures your acquisition by verifying all legal aspects. Essential investment for foreigners.

Fees of 20,000 to 80,000 MAD depending on case complexity. Can save you much larger losses.

Summary Table of Acquisition Fees

Tip: Systematically budget 10% of the price for these ancillary costs.

Renovation and Construction Costs

New Villas: Additional Finishes

Even new villas require additional expenses. Developers often deliver a "shell" with basic finishes.

To anticipate: equipped kitchen (80,000 to 300,000 MAD), custom closets (50,000 to 150,000 MAD), complete air conditioning (60,000 to 120,000 MAD).

Exterior landscaping: landscaped garden (100,000 to 500,000 MAD), pool house (150,000 to 400,000 MAD).

Total budget for new villa finishes: 300,000 to 1,500,000 MAD depending on standing.

Old Riads: Complete Renovation

Traditional riads often require significant renovation. The apparent condition can hide structural problems.

Common work: roof repair (200,000 to 600,000 MAD), complete plumbing (150,000 to 400,000 MAD), electrical to code (100,000 to 300,000 MAD).

Restoration of traditional elements: zellige (500 to 1,500 MAD/m²), tadelakt (300 to 800 MAD/m²), carved woodwork (50,000 to 200,000 MAD).

Complete riad renovation budget: 1,500 to 3,000 MAD/m² built. 300 m² riad: 450,000 to 900,000 MAD.

Unexpected Work: The 20% Rule

Any construction project reveals surprises once started. Hidden defects, moisture problems, outdated installations.

Systematically plan for an additional 20% on your initial construction budget. On 500,000 MAD of work: 100,000 MAD safety margin.

Architect and Project Management Fees

An architect guarantees the quality and compliance of work. Essential for major renovations.

Fees: 8 to 15% of the work amount. On 500,000 MAD of work: 40,000 to 75,000 MAD.

Included services: plans, site supervision, craftsman coordination, work inspections.

Furniture and Equipment

Complete Furnishing

Furnishing a quality villa or riad represents a significant investment. Furniture directly impacts your rental potential.

Furniture budget by type:

Appliances and Equipment

Complete kitchen: refrigerator, oven, stove, dishwasher, microwave. Budget: 40,000 to 120,000 MAD.

General appliances: washing machines, dryers, vacuum cleaners. Budget: 30,000 to 80,000 MAD.

Linens (Vacation Rental)

For rental operation, plan for several sets of linens. Minimum 3 complete sets per bedroom.

Budget for 4-bedroom villa linens: sheets, towels, tablecloths = 40,000 to 100,000 MAD depending on quality.

Decoration and Accessories

Lighting, curtains, rugs, decorative accessories, complete dishware. Budget: 50,000 to 200,000 MAD.

For an authentic riad, prioritize local craftsmanship and unique pieces. Major impact on attractiveness.

Annual Property Taxes

1. Housing Tax

Paid by the person occupying the dwelling on January 1st of the year. Owner-occupant or residential tenant.

Calculated based on cadastral rental value. Variable amount: 1,000 to 15,000 MAD/year depending on size and zone.

2. Municipal Services Tax

Finances garbage collection, public lighting, road maintenance. Paid by all property owners.

Annual amount: 500 to 8,000 MAD depending on area and location.

3. Built Property Tax

Calculated on the market value of the property. Rate varying by municipality.

Range: 0.3 to 0.8% of value. Villa at 4 million: 12,000 to 32,000 MAD/year.

4. Unbuilt Land Tax

If you own a large adjoining garden or land. Progressive rate according to area.

Can reach 10,000 to 30,000 MAD/year for large plots.

Annual Taxes Summary

Recurring Maintenance Fees

Monthly Utilities

Electricity: Highly variable depending on air conditioning use. 4-bedroom villa: 1,500 to 4,000 MAD/month in high season.

Water: With garden and pool, significant consumption. Villa: 500 to 2,000 MAD/month.

Internet and phone: ADSL/Fiber subscriptions: 300 to 800 MAD/month.

Total monthly utilities for villa: 2,500 to 7,000 MAD (30,000 to 84,000 MAD/year).

Pool Maintenance

Treatment products: 1,000 to 2,000 MAD/month. Professional maintenance: 1,500 to 3,000 MAD/month.

Pump and filtration repairs: 5,000 to 20,000 MAD/year on average.

Annual pool budget: 30,000 to 60,000 MAD.

Garden Maintenance

Automatic irrigation: 500 to 1,500 MAD/month additional water. Professional gardener: 2,500 to 5,000 MAD/month.

Maintenance products, fertilizers: 3,000 to 10,000 MAD/year. Pruning, trimming, replanting: 5,000 to 20,000 MAD/year.

Annual budget for 500-1000 m² garden: 40,000 to 80,000 MAD.

General Maintenance

Plumbing (leaks, fixtures): 5,000 to 15,000 MAD/year. Electrical (repairs, replacements): 3,000 to 10,000 MAD/year.

Painting, refreshing: every 3-5 years = 50,000 to 200,000 MAD.

Air conditioning (annual maintenance): 3,000 to 8,000 MAD per system.

Property Management Costs

Complete Property Management

For non-resident owners, delegated management is essential. It includes promotion, bookings, welcome, maintenance.

Standard commission: 20 to 30% of gross rental income. On 200,000 MAD annual income: 40,000 to 60,000 MAD in fees.

Included services: platform marketing, calendar management, check-in/out, cleaning, linens, minor repairs.

Platform Fees

Airbnb, Booking: commission of 3 to 15% depending on who pays (host or traveler). On 200,000 MAD: 6,000 to 30,000 MAD/year.

Cleaning and Laundry

Cleaning between each rental: 500 to 1,500 MAD depending on size. 20 rentals/year: 10,000 to 30,000 MAD.

Linen laundry: 200 to 600 MAD per rotation. 20 rotations: 4,000 to 12,000 MAD/year.

Consumables

Welcome products, toiletries, kitchen, cleaning supplies: 200 to 500 MAD per rental. 20 rentals: 4,000 to 10,000 MAD/year.

Annual Management Budget

On 200,000 MAD gross income, management costs of 64,000 to 142,000 MAD = net income of 58,000 to 136,000 MAD.

Mandatory and Recommended Insurance

Multi-Risk Home Insurance

Covers fire, water damage, theft, civil liability. Mandatory to obtain bank credit.

Annual premium: 0.15 to 0.30% of property value. Villa at 4 million: 6,000 to 12,000 MAD/year.

Non-Occupant Owner Insurance

For rented properties, covers damage caused by tenants. More expensive than standard insurance.

Premium: 0.25 to 0.40% of value. Villa at 4 million: 10,000 to 16,000 MAD/year.

Pool Insurance

Enhanced civil liability for pool-related risks. Recommended for vacation rentals.

Annual premium: 2,000 to 5,000 MAD depending on size and equipment.

Rent Guarantee Insurance

For long-term rentals, protects against payment default. Premium: 2 to 4% of annual rent.

On 60,000 MAD annual rent: 1,200 to 2,400 MAD/year.

Staff and Services

Caretaker/Concierge

For large villas, a permanent caretaker is recommended. Secures the property and ensures daily maintenance.

Monthly salary: 3,000 to 6,000 MAD + housing + CNSS (social charges ~20%). Annual cost: 43,000 to 86,000 MAD.

Housekeeper

For second home or between rentals. 2 to 3 times per week.

Hourly rate: 25 to 40 MAD. 12h/week = 1,200 to 1,920 MAD/month (14,400 to 23,040 MAD/year).

Gardener

For gardens of 500 m² and more. 1 to 2 times per week.

Daily rate: 200 to 400 MAD. 2 days/month = 4,800 to 9,600 MAD/year.

Pool Technician

Weekly maintenance in season, biweekly off-season. Avoids major problems.

Annual contract: 15,000 to 36,000 MAD depending on frequency and size.

Annual Staff Budget

Other Unexpected Costs

Condominium Fees

For apartments and villas in gated communities. Cover common area maintenance, security, shared pool.

Monthly amount: 500 to 3,000 MAD depending on residence and services. Annual: 6,000 to 36,000 MAD.

Often underestimated during purchase. Verify exact amount before signing.

Initial Connections

For land or new constructions without existing connections.

Electricity (ONEE): 20,000 to 80,000 MAD depending on distance and power. Drinking water: 15,000 to 60,000 MAD.

Sanitation: 10,000 to 40,000 MAD. Phone/Internet: 2,000 to 10,000 MAD.

Capital Gains Tax (Resale)

20% tax on net capital gain upon resale. 10% deduction per year after the 5th year.

Example: purchase 4 million, resale 6 million after 3 years. Gross capital gain: 2 million. Tax: 400,000 MAD.

Strategy: keep minimum 15 years for total exemption.

Fund Repatriation Fees

For foreign investors wishing to repatriate sale proceeds. Foreign Exchange Office procedure.

Bank transfer fees: 0.5 to 2% of amount. On 6 million MAD: 30,000 to 120,000 MAD.

Inflation and Increases

Costs increase each year: electricity, water, salaries, materials. Expect 3 to 5% annual increase.

Maintenance budget of 100,000 MAD today = 115,000 MAD in 3 years.

Complete Annual Budget: Real Example

4-Bedroom Villa - 300 m² - 1000 m² Land - Value 4 Million MAD

That's 28,600 MAD/month in fixed costs.

To be profitable, rental income must exceed 400,000 MAD/year (after operating costs).

How to Minimize These Costs?

1. Choose a Property in Good Condition

Prefer a well-maintained property to avoid immediate major work. Purchase premium offset by work savings.

Have the property inspected by an expert before purchase. Investment of 5,000 to 15,000 MAD that can avoid 500,000 MAD in repairs.

2. Negotiate Fees

Agency and lawyer fees often negotiable. Compare multiple service providers.

Some agencies like Celestia Invest offer packages including multiple services.

3. Optimize Management

Automate as much as possible: automatic irrigation, programmable lighting, solar pool heating.

Initial investments amortized in 3-5 years through recurring savings.

4. Self-Manage (If Possible)

For resident owners or those very present. Saves 20-30% on rental income.

Requires significant availability and knowledge of local market.

5. Taxation: Optimize Legally

Declare all rental income under real regime. Deduct all justified expenses: work, loan interest, insurance.

Consult specialized accountant: 10,000 to 20,000 MAD/year in fees can save 50,000 to 100,000 MAD in taxes.

Conclusion: Plan to Invest Better

The hidden costs of buying property in Marrakech are numerous but predictable. Good planning avoids unpleasant surprises.

Realistic budget: Purchase price + 10% acquisition fees + 15% work/furnishing + 1 year working capital.

For a 4 million MAD villa:

• Purchase price: 4,000,000 MAD
• Acquisition fees: 400,000 MAD
• Work/furnishing: 600,000 MAD
• 1 year working capital: 350,000 MAD
• Total budget: 5,350,000 MAD

At Celestia Invest, we support you in precisely estimating all these costs. Our expertise guarantees you a realistic and controlled budget.

Whether you buy a villa, a riad or a hotel, we establish with you a complete and transparent financial plan.

Contact Us

Need a precise cost estimate for your project?

Our experts offer you a free detailed analysis of all fees related to your acquisition.

Phone: +212 688-107270
Email: contact@celestiainvest.com
Website: www.celestiainvest.com