Is a foreign national really the owner, rather than a long-term tenant?

Yes. The right acquired is full ownership (freehold), perpetual, recorded on the land title in the buyer's name.

Can I repatriate the resale proceeds, including the capital gain?

Yes, if the purchase was financed in foreign currency and declared to the Office des Changes, after payment of the property gains tax (TPI).

What about rental income?

Net-of-tax rental income is transferable under the same conditions.

What happens if I paid without declaring the investment?

The guarantee is not acquired. Regularisation is sometimes possible with the bank; it is better to declare at the time of purchase.

Can I buy jointly, or through my children?

Yes, joint ownership is possible and each share is recorded on the title. Transmission is governed by the applicable succession law, to be planned with a notary.

Can I mortgage the property?

Yes, a Moroccan bank may take a mortgage recorded on the title as security for a loan.

How do I check a title before buying?

The notary requests a certificate of ownership from the land registry (conservation foncière); it shows the owner, the surface area and all recorded charges.

Does buying give a right of residence?

Not automatically. Ownership supports a residence permit application, which is processed under the rules of ordinary law.

Ownership, land title and repatriation of capital

In Morocco, a foreign national does not buy a right of use or a long lease: they become the owner, on the same footing as a Moroccan, of a property recorded on a land title (titre foncier). This page explains what the title guarantees, what the convertibility guarantee covers and how to repatriate capital.

Sources checked: 2026-09

Terrace of a contemporary villa in Marrakech, pool lit at dusk — Contemporary villa, Al Maaden district

Full ownership (freehold)Nature of the right acquired
Code of Real Rights, Law 39-08
Land title (titre foncier)Proof of ownership
ANCFCC, Law 14-07 on land registration
100%Transferable resale proceeds
Office des Changes, IGOC 2026, declared investment
UnlimitedDuration of the right
Perpetual and transferable ownership

The land title, foundation of security

Since 1913 Morocco has applied a land registration system inspired by the land register model: each registered property receives a numbered title, kept by the land registry (conservation foncière). The title is final: once established, it extinguishes all prior unrecorded rights.

Any transfer, mortgage or easement has legal existence only once recorded on the title. The certificate of ownership issued by the land registry therefore gives, at a given date, the exact status of the property. It is the first document the notary asks for.

Unregistered properties, known as melkia, are governed by traditional deeds. A foreign buyer should avoid them: proof of ownership is weaker and the convertibility guarantee harder to obtain.

What full ownership includes

The owner holds the three classic attributes: to use, to enjoy and to dispose. They may live in, let, mortgage, sell, gift or pass on the property. No time limit is set and no authorisation is required to resell.

The only limits are those of ordinary law: planning rules, the co-ownership regulations or the specifications of a private estate, and the prohibition on acquiring agricultural land.

Live in the property with no time limit.
Let it, on a long-term or short-term basis (with the authorisation provided for by Law 80-14 for short-term lets).
Sell it to a resident or a non-resident.
Pass it on by inheritance or gift, subject to the law applicable to the succession.

The convertibility guarantee

The dirham is not freely convertible. So that a foreign investor can take their capital out again, the foreign-exchange regulations provide a convertibility regime for foreign investments made in foreign currency.

In practice, the purchase must be financed by a foreign-currency contribution transferred from abroad and the investment must be declared to the Office des Changes through the bank. Under these conditions, the owner may transfer abroad, after paying the taxes due in Morocco, the proceeds of the resale (including the capital gain) and the net rental income.

Situation	Transfer possible	Condition
Purchase financed in foreign currency and declared	Resale proceeds and net income	Declaration within the time limit through the bank
Purchase financed in dirhams without declaration	Not guaranteed	Regularisation to be examined with the bank
Moroccan living abroad	Depends on the account used	Convertible dirham account recommended

The time limit and the supporting documents for the declaration are set by the General Instruction on Foreign Exchange Operations; your Moroccan bank handles them with the notary. SwissPro360 checks this point on every file.

Residence and stays

Morocco does not offer an automatic investor visa linked to the purchase of a property. Owning a home is, however, one element of a residence permit application, which is obtained under the ordinary conditions (means, insurance, address). Nationals of many countries may also stay for up to 90 days without a visa.

Frequently asked questions

Sources and methodology

General information verified on the date shown. For your situation, our team, a notary and a tax adviser confirm the applicable rates and timelines.