Buy and Find Property in Marrakech: Complete Guide

Marrakech stands out as the preferred destination to buy property in Morocco. From authentic riads in the medina to modern villas in residential areas, the market offers exceptional diversity.

Finding the ideal property requires expertise and knowledge of the local market. This guide accompanies you through all essential steps of your acquisition project.

With Celestia Invest, benefit from personalized support to buy and find your property in Marrakech with complete security.

Table of Contents

• How to Find the Ideal Property
• Types of Properties in Marrakech
• Financing Options
• Best Investment Areas
• VNA: Securing Your Purchase
• Buying Off-Plan (VEFA)
• Real Estate Taxation
• 2024 Tourism Standards
• Acquisition Process

How to Find the Ideal Property in Marrakech

1. Define Your Search Criteria

Before starting your search, clarify your purchase objectives. Primary residence, rental investment, guesthouse, or retirement in the sun?

Establish your overall budget including the purchase price, additional fees (7-12%), and any potential renovation work. This first step avoids wasting time.

2. Choose the Type of Property

Marrakech offers a wide variety of properties. Each type presents specific advantages depending on your project.

3. Use a Specialized Agency

A local real estate agency knows the market and has an exclusive portfolio. They save you time by pre-selecting matching properties.

Our team at Celestia Invest filters properties according to your exact criteria. We organize targeted visits and advise you on the potential of each property.

Benefits of an agency:

• Access to exclusive non-public properties
• Professional price negotiation
• Legal verification of properties
• Complete administrative support
• Network of professionals (notaries, lawyers, architects)

Types of Properties Available in Marrakech

Villas: Space and Comfort

Villas for sale in Marrakech dominate the luxury market. They offer large spaces, private gardens, and swimming pools.

Located mainly on the Ourika, Amizmiz, and Tahanaout routes, they combine nature and proximity to the city. Prices range from 2 to 10 million MAD depending on size and location.

Ideal for vacation rental operations with annual returns of 5 to 8%. See our new villa developments.

Riads: Authenticity and Charm

Riads represent the essence of traditional Moroccan architecture. Houses with a central courtyard, they are located in the historic medina.

Investment from 800,000 to 5 million MAD depending on size and condition. High potential for conversion into very profitable guesthouses (8-12% annually).

Often require renovation work. Important to check structural condition and access (no cars in the medina).

Apartments: Practicality and Security

Apartments attract investors seeking easy-to-manage properties. Secure residences with services (pool, concierge, parking).

Prices from 800,000 to 3 million MAD in sought-after neighborhoods (Gueliz, Hivernage, Agdal). Condominium fees to consider (1,000 to 3,000 MAD/month).

Stable rental yield of 4 to 6% annually. Strong demand for long-term rentals from expatriates.

Hotels and Guesthouses: Established Business

For entrepreneurs wanting immediate business activity. Hotels and guesthouses with existing clientele and trained staff.

Significant investment (5 to 30 million MAD) but high returns (10-15% depending on location). In-depth financial analysis essential.

Financing Options to Buy in Marrakech

1. Cash Purchase

Preferred solution for 70% of international investors. Fast and simplified process.

Allows negotiation of 5 to 10% discounts on price. No interest charges or bank constraints.

2. Real Estate Loan: Profiles and Conditions

Accessible to foreigners and MRE with specific conditions. Moroccan banks and foreign subsidiaries offer adapted financing.

Required Documents

• Passport and residence certificate
• Bank statements for the last 6 months
• Proof of stable income
• Signed sales agreement
• Property land title

Tip: Compare at least 3 banks to optimize your rate. A specialized broker can save you 0.5 to 1% on the rate.

3. Developer Payment Plan (New Properties)

For off-plan purchases without land title, developers offer staggered payments. Generally 30% upon signing, 40% during construction, 30% upon delivery.

Duration of 12 to 24 months. Allows securing a property at an attractive price without immediate bank loan.

The Best Areas to Find Your Property

Ourika Road: Nature and Serenity

Rapidly developing area 20-30 minutes from downtown. Spectacular views of the Atlas and temperate climate.

Attractive prices: 8,000 to 15,000 MAD/sqm for new villas. Strong rental demand from clientele seeking calm and nature.

Discover our villas on the Ourika Road with pools and landscaped gardens.

Amizmiz Road: New Residential Hub

Strategic axis 15-25 minutes from downtown. Many high-end residential developments with VNA.

Competitive prices: 10,000 to 18,000 MAD/sqm. Modern infrastructure and secure residences.

Ideal for rental investment or primary residence. See our new developments on Amizmiz Road.

Tahanaout Road: Large Estates

For large-scale projects requiring large plots. Parcels from 5,000 to 50,000 sqm available.

Very attractive prices: 5,000 to 10,000 MAD/sqm. Authentic environment and panoramic views.

Perfect for guesthouses, agricultural estates, or villas with vast gardens.

Medina: Authentic Riads

Historic heart of Marrakech. Traditional riads with preserved architecture.

Variable prices: 15,000 to 40,000 MAD/sqm depending on neighborhood and condition. Excellent tourist rental yield (10-12%).

Pedestrian access only. Thorough structural condition verification essential.

Gueliz and Hivernage: Modernity and Amenities

Modern neighborhoods with all shops and services. Contemporary apartments and villas.

High prices: 20,000 to 35,000 MAD/sqm. Stable year-round rental demand.

Ideal for long-term rentals or urban pied-à-terre.

VNA: Securing Your Purchase as a Foreigner

What is VNA?

Non-Agricultural Vocation (VNA) is a mandatory authorization to sell a property to a foreigner. It legally transforms agricultural land into buildable land.

Without valid VNA, impossible to legally buy as a non-Moroccan resident. This is the key document to secure your investment.

The Role of CRI (Regional Investment Center)

The CRI coordinates all necessary authorizations. It centralizes opinions from urban planning, agriculture, environment services, and local authorities.

One-stop shop facilitating procedures. Official validation of project compliance with development plans.

Properties Requiring VNA

• Villas in housing developments with collective VNA
• Validated tourism projects (guesthouses, hotels)
• Existing constructions with individual VNA
• Riads in certain medina areas

Essential Verifications

Important: Never buy without confirmed VNA. Have all documents verified by a specialized lawyer.

Buying Off-Plan (VEFA): Opportunities and Risks

Benefits of VEFA

Prices 15 to 25% lower than the secondary market. Possibility to choose finishes and fittings.

New property with builder warranties. Recent construction standards and modern equipment.

Potential capital gain upon delivery in a growing market.

Specificities of the Moroccan System

VEFA in Morocco differs from European standards. Fewer protection mechanisms for the buyer.

Main points of attention:

• No land title before delivery
• Impossibility of bank loan during construction
• Funds paid directly to developer (rarely in escrow)
• Notary intervenes only upon delivery
• Frequent delivery delays (6 months to 2 years)

7 Golden Rules to Secure Your VEFA

1. Verify financial strength and reputation of developer
2. Visit other projects delivered by the same developer
3. Require escrow account or written bank guarantees
4. Never transfer to personal account
5. Have contract reviewed by specialized lawyer before signing
6. Negotiate delay penalties in the contract
7. Monitor progress with regular documented visits

Budget to plan: Advertised price + 10-15% for contingencies and additional finishes.

Taxation: Buying and Owning Property

1. Acquisition Fees (7-12% of price)

Example: Property at 4 million MAD = 280,000 to 480,000 MAD in additional fees.

2. VAT (New Properties)

20% rate on pre-tax price for new properties sold by developers. Generally included in displayed price.

Possible exemptions for social housing or conventional programs.

3. Annual Taxes

• Housing tax (paid by occupant on January 1st)
• Community services tax (garbage collection, lighting)
• Tax on built/unbuilt property

Annual total: 0.5 to 1.5% of market value. Property of 4 million = 20,000 to 60,000 MAD/year.

4. Rental Income

Taxable according to progressive scale. Two regimes to choose from:

• Flat rate: 40% deduction on gross income
• Actual: Deduction of actual expenses (maintenance, repairs, insurance)

Annual declaration mandatory. Monthly payments possible.

5. Capital Gain on Resale (IPI)

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

Total exemption after 15 years of ownership. Long-term strategy fiscally advantageous.

New Tourism Standards 2024

Decree 985-24 reforms the classification of tourism establishments. Major impact on properties intended for tourist rentals.

Main Changes

• A Standards (mandatory): 100% compliance required
• B Standards (complementary): minimum 70% required
• Mandatory digitalization (online booking and payment)
• Strict and measurable cleanliness standards
• Enhanced security (video surveillance, PMR accessibility)

For Guesthouses (1 to 5 Keys)

Mandatory: Rooms with private bathrooms, breakfast included, welcome products, strict cleanliness.

Complementary: Authentic decor, traditional meals, cultural activities, multilingual website.

Necessary Investments

• Staff training (international service standards)
• Online booking systems
• Security and accessibility upgrades
• Professional multilingual website

Budget: 100,000 to 500,000 MAD depending on establishment size. Return on investment through justified premium rates.

Complete Process to Buy a Property

Step 1: Search and Selection

Define precise criteria with our team. Pre-selection of 3 to 5 matching properties.

Organization of physical or virtual visits. Analysis of environment, condition, potential.

Step 2: Preliminary Verifications

Consultation of documents: land title, VNA, building permit. Verification with Land Registry and CRI.

Assessment of general condition and any necessary work. Estimation of total costs (purchase + fees + work).

Step 3: Offer and Negotiation

Submission of a purchase offer to the seller. Professional negotiation of price and conditions.

Our expertise often allows negotiating 5 to 10% reduction on initial price.

Step 4: Sales Agreement

Signing of a legally binding agreement. Payment of a deposit of 10 to 20%.

Possible suspensive conditions (financing, legal verifications). Deadline set for signing final deed (generally 2 to 3 months).

Step 5: Complete Legal Audit

Specialized lawyer verifies:

• Authenticity of land title
• Validity of VNA and authorizations
• Absence of charges and mortgages
• Construction compliance with permits
• Tax situation of seller and property

Duration: 3 to 6 weeks. Crucial step to secure purchase.

Step 6: Financial Arrangement

If credit: complete bank file preparation. Comparison of offers from minimum 3 banks.

Negotiation of rates and conditions. Obtaining agreement in principle (2 to 6 weeks).

Step 7: Signing Authentic Deed

Appointment with notary with mandatory presence of both parties. Payment of balance and fees.

Handover of keys and official documents. Registration in land title guaranteeing ownership.

Step 8: After Purchase

Utility connections (water, electricity, internet). Transfer of existing contracts.

Staff recruitment if necessary (guard, gardener). Implementation of rental management.

Our concierge service handles complete management in your absence.

Why Choose Celestia Invest

Recognized Local Expertise

Over 10 years of experience in the Marrakech market. In-depth knowledge of all investment areas.

Specialization in luxury real estate. Exclusive portfolio of exceptional properties.

Personalized Support

Attentive listening to your needs and constraints. Targeted selection of properties matching exactly your criteria.

Organized visits with expert advice. Professional negotiation on your behalf.

Guaranteed Legal Security

Network of specialized lawyers and notaries. Exhaustive verification of all documents.

Complete administrative support. Maximum protection of your investment.

Post-Purchase Services

• Complete rental management
• Concierge service
• Organization of work and renovations
• Staff recruitment and management
• Ongoing administrative monitoring

Conclusion

Buying and finding property in Marrakech is an exceptional opportunity. The market offers diversity, quality, and appreciation potential.

Success requires local expertise and professional support. From initial search to final signing, each step counts.

At Celestia Invest, we transform your project into secure reality. Our network and experience guarantee you an optimal acquisition.

Whether you're looking for a modern villa, an authentic riad, or an established hotel, we have the ideal property for you.

Contact Us Now

Ready to find and buy your property in Marrakech?

Free consultation with our real estate experts. Discover our exclusive selection of properties.

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