Table of Contents
- Executive Summary: Key Regulatory Trends for 2025–2030
- Overview of Morocco’s Real Estate Regulatory Framework
- Recent Legal Reforms: New Laws and Policy Updates
- Taxation of Property Transactions: What’s Changing?
- Compliance Requirements for Developers and Investors
- Foreign Ownership Rules and Restrictions
- Mortgage and Financing Regulations
- Enforcement and Dispute Resolution Mechanisms
- Key Statistics: Market Impact and Regulatory Enforcement
- Future Outlook: Forecasting Regulatory Shifts Through 2030
- Sources & References
Executive Summary: Key Regulatory Trends for 2025–2030
Morocco’s real estate sector is undergoing significant regulatory transformation as the government intensifies its drive toward greater transparency, investor protection, and sustainable urban development. The legislative framework for real estate in Morocco is primarily shaped by the Dahir formant Code des Obligations et Contrats (DOC), the Urban Planning Law No. 12-90, and the Law No. 18-00 on co-ownership of buildings, with several targeted reforms introduced over the past five years. Looking ahead to 2025–2030, the trajectory is defined by continued modernization, digitalization of property administration, and stricter compliance requirements.
- Digital Transformation: The Moroccan government is accelerating the digitalization of land registration and property transaction documentation. The Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie (ANCFCC) has expanded its online services, including e-mortgages and real-time cadastral updates, enhancing transaction security and reducing fraud.
- Combatting Money Laundering: In line with the 2021 amendments to the Anti-Money Laundering Law (Law No. 12-18), the real estate sector faces heightened scrutiny. Real estate professionals are now obliged to implement stringent customer due diligence, report suspicious transactions, and maintain detailed records, subject to oversight by the Financial Intelligence Processing Unit (UTRF).
- Consumer Protection & Transparency: The introduction of Law No. 107-12 on off-plan sales mandates escrow accounts for developers and clearer disclosure of project status to buyers, aiming to curb fraudulent development schemes. The Ministry of Justice continues to update enforcement protocols for property disputes and contract enforcement.
- Green & Sustainable Development: Morocco’s National Strategy for Sustainable Development (SNDD) and recent ministerial decrees are increasingly influencing urban planning, requiring developers to integrate energy efficiency and environmental standards in new projects (Ministry of Energy Transition and Sustainable Development).
- Foreign Investment Facilitation: Reforms to streamline property acquisition for non-residents are underway, including simplified approval processes and enhanced legal protection for foreign buyers, as coordinated by the Moroccan Investment and Export Development Agency (AMDIE).
Key statistics from the ANCFCC show a steady increase in registered real estate transactions, with over 340,000 transactions recorded in 2023—a 9% year-on-year growth. Compliance audits and enforcement actions by regulatory bodies are expected to intensify through 2030, targeting both anti-money laundering compliance and construction quality standards. The outlook for 2025–2030 is one of progressive regulatory tightening and modernization, positioning Morocco as an increasingly attractive—yet regulated—real estate market in North Africa.
Overview of Morocco’s Real Estate Regulatory Framework
Morocco’s real estate regulatory framework is characterized by a blend of civil law traditions, modern reforms, and ongoing efforts to ensure transparency and investor protection. The sector is primarily governed by laws such as the Dahir formant Code des Obligations et Contrats (DOC), the Urban Planning Law No. 12-90, and Law No. 18-00 on the co-ownership of built properties. The Ministry of Justice and the Conseil National du Notariat play significant roles in overseeing legal compliance, notarization, and property registration.
A keystone of the regulatory system is the Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie (ANCFCC), which manages Morocco’s land registry and cadastre. Since 2018, Morocco has accelerated the digitization of property registration, aiming to reduce fraud and streamline transactions; by 2025, over 80% of land titles are projected to be digitized, improving security and traceability. The ANCFCC’s recent initiatives include the “TASRIH” digital platform for online property registration and tracking of real estate transactions.
On the compliance front, anti-money laundering (AML) and anti-corruption regulations have been strengthened, particularly after Morocco’s inclusion on the FATF grey list in 2021. The Autorité Marocaine du Marché des Capitaux (AMMC) and Bank Al-Maghrib have issued guidelines to enhance due diligence in real estate financing and transactions. Real estate professionals, including notaries and agents, are now subject to enhanced KYC (Know Your Customer) requirements and must report suspicious activities to the relevant authorities.
Statistically, the real estate sector contributed approximately 7% to Morocco’s GDP in 2023, with steady growth anticipated through 2025, driven by increasing urbanization and infrastructure projects. However, urban planning and zoning remain tightly regulated, with local authorities enforcing compliance with master plans and building codes under the supervision of the Ministry of the Interior.
Looking ahead, Morocco’s regulatory outlook is marked by continued digitization, stricter enforcement of AML standards, and further harmonization of property and land registration with international best practices. These reforms are expected to foster investor confidence, increase transparency, and enhance the competitiveness of Morocco’s real estate market in the coming years.
Recent Legal Reforms: New Laws and Policy Updates
Morocco’s real estate sector has undergone significant regulatory transformation in recent years, driven by the government’s ambition to create a transparent, secure, and investor-friendly environment. Notably, the introduction of new laws and policy updates since 2023 have reshaped the legal landscape, with several measures expected to have lasting impact through 2025 and beyond.
A key legislative milestone is the enactment of Law No. 69-21 on the Organization of Real Estate Professions, published in the Official Gazette in 2023. This law regulates real estate agents, property managers, and other intermediaries, setting professional standards and mandatory registration requirements. Its primary aim is to combat fraud, increase professionalism, and ensure consumer protection in property transactions. To operate legally, real estate professionals must obtain official accreditation and comply with ethical codes and continuous training obligations as outlined by the Ministère de la Justice.
Another major reform is the digitalization of land registration procedures, spearheaded by the Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie. The digitization project, accelerated during 2023–2024, streamlines property title transfers, reduces processing times, and enhances transparency. As of early 2025, most land registration services are now accessible online, with the agency reporting a significant reduction in backlogs and improved public access to cadastral data.
Statistical data from the Haut-Commissariat au Plan indicates that the number of registered real estate transactions rose by approximately 12% between 2022 and 2024, reflecting both regulatory improvements and recovering market confidence. Furthermore, compliance efforts were reinforced by the Ministère de l'Économie et des Finances, introducing stricter anti-money laundering (AML) controls for property transactions, in line with recommendations from international bodies.
Looking forward, 2025 is expected to see further refinement of Morocco’s real estate regulatory framework. The government is pursuing harmonization of urban planning codes and ongoing reforms to facilitate foreign investment and affordable housing programs. Continuous monitoring and adaptation are anticipated, with a focus on digital transformation, transparency, and sustainable development.
- Law No. 69-21 enforces accreditation of real estate professionals (Ministère de la Justice).
- Land registry digitalization enhances efficiency and transparency (Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie).
- Transaction volumes increased by 12% in two years (Haut-Commissariat au Plan).
- Strengthened AML compliance and foreign investment facilitation (Ministère de l'Économie et des Finances).
Taxation of Property Transactions: What’s Changing?
Morocco’s property taxation landscape is undergoing significant regulatory adjustments as part of broader real estate reforms in 2025. The Moroccan government has prioritized increased transparency, improved tax collection, and alignment with international standards. These developments aim to address historical challenges of informal transactions, tax evasion, and under-reporting of property values.
A key regulatory event was the introduction of the 2024 Finance Law, which continues to shape property taxation into 2025. The law revises several aspects of taxation on real estate transactions, notably tightening rules around the Taxe sur les profits immobiliers (TPI)—the capital gains tax on real estate sales. The minimum holding period for exemption and the taxable calculation base have been clarified. Authorities have also enhanced information-sharing between notaries and the tax administration to ensure accurate transaction values are declared and taxed accordingly (Ministry of Economy and Finance).
For individuals, the TPI rate remains progressive, but compliance mechanisms are stricter. Sellers must now submit comprehensive documentation proving acquisition costs and improvements, or risk default assessments on presumed gains. Property transfer taxes (droits d’enregistrement) also saw minor adjustments in rates and a reduction in exemptions for secondary or investment properties, reflecting the government’s intention to curb speculative transactions and support first-time home buyers.
Institutional investors and developers face reinforced compliance checks, including mandatory electronic filing and cross-verification of land registry data with tax declarations. The Direction Générale des Impôts (DGI) has launched a digital platform to streamline these processes, reducing opportunities for under-the-table deals and facilitating audit trails (Direction Générale des Impôts).
Key statistics highlight the impact: In 2024, property tax revenues increased by approximately 12% year-over-year, largely attributed to stricter enforcement and digitalization. The DGI reports ongoing audits targeting high-value and luxury property transactions, with penalties for non-compliance including significant fines and potential legal action.
Looking ahead, further reforms are anticipated, including the gradual alignment of property taxation with OECD recommendations and the possible introduction of periodic property revaluations. These measures are expected to enhance fiscal transparency, ensure fairer taxation, and attract more formal investment into the Moroccan real estate sector. Stakeholders are advised to monitor regulatory updates and maintain rigorous compliance to avoid sanctions as the regulatory environment continues to evolve.
Compliance Requirements for Developers and Investors
As of 2025, Morocco’s real estate sector operates under a comprehensive legal and regulatory framework aimed at promoting transparency, protecting investors, and ensuring sustainable urban development. Developers and investors in Morocco must comply with a range of legal requirements, spanning land acquisition, project approvals, construction, and sales.
The key legal foundation for property transactions is the Dahir formant Code des Obligations et des Contrats and the Dahir concerning the Land Registration Law of 1913, which establishes the rules for property ownership and registration. All real estate transactions, including purchases by foreign investors, require registration with Morocco’s Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie, ensuring title security and transfer transparency. The ANCFCC also manages the digital land registry, which has become increasingly important in streamlining compliance processes.
For project development, obtaining permits is mandatory. Developers must secure various authorizations, starting with land use and zoning approvals from local authorities, followed by building permits regulated under the Urban Planning Law (Law 12-90 and its amendments). The Ministry of Interior oversees regional and municipal councils that issue these permits and monitor compliance with urban planning and environmental standards.
Environmental compliance is another critical aspect. Projects above certain thresholds require an Environmental Impact Assessment (EIA), as stipulated by Law 12-03, supervised by the Ministry of Energy Transition and Sustainable Development. Non-compliance can result in significant delays or denial of project approval.
To protect buyers, Law 44-00 on Off-Plan Sales (Vente en l’État Futur d’Achèvement, VEFA) imposes strict requirements on developers marketing unfinished properties. These include guaranteeing buyers’ payments through bank guarantees and registering preliminary sales agreements. The Ministry of Justice and notaries play a key role in overseeing and authenticating these transactions.
Foreign investors face no formal restrictions on property ownership (except for agricultural land), but are subject to declarations to the Office des Changes if they wish to repatriate profits or proceeds from a future sale. Compliance with anti-money laundering (AML) regulations, as enforced by the Unit for Processing Financial Intelligence (UTRF), is also mandatory for significant real estate transactions.
Looking ahead, Moroccan authorities are expected to further digitalize procedures and tighten enforcement of AML and environmental standards. The government’s 2023–2026 housing strategy emphasizes affordable housing and sustainable urbanization, signaling additional compliance requirements for developers targeting these segments (Ministry of National Territory Planning, Urban Planning, Housing and City Policy).
Foreign Ownership Rules and Restrictions
Morocco has established a relatively liberal framework for foreign ownership of real estate, aiming to attract foreign direct investment while safeguarding national interests. Under current regulations, foreign individuals and legal entities are generally permitted to acquire, own, and transfer real estate in Morocco, with several notable exceptions and compliance requirements.
Foreigners may freely purchase most types of urban property, including residential, commercial, and industrial assets. However, the acquisition of agricultural land is tightly regulated: non-Moroccan individuals and companies are generally prohibited from directly owning agricultural or rural land. Instead, they may lease such land under long-term emphyteutic leases (up to 99 years) or establish joint ventures with Moroccan partners, subject to approval by the relevant authorities (Ministère de l'Économie et des Finances). The 2011 Dahir (Royal Decree) and subsequent amendments have reinforced these restrictions, reflecting Morocco’s policy to protect its agricultural resources.
All real estate transactions—whether by Moroccans or foreigners—must be executed before a notary public or adoul (traditional public notary), and registered with both the tax authorities and the Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie (ANCFCC). This ensures legal security of title and is a prerequisite for enforcing property rights. Foreign buyers must also comply with currency regulations overseen by Bank Al-Maghrib, including the obligation to declare property purchases and repatriate funds through approved channels in order to guarantee the right to re-export capital gains.
Recent years have seen a modest but steady increase in foreign real estate investment, particularly from Europe and the Middle East. According to data from the Agence Marocaine de Développement des Investissements et des Exportations, foreign direct investment in real estate represented approximately 10% of total FDI inflows in 2023, a proportion expected to be sustained through 2025 as Morocco continues to promote its real estate sector.
Looking ahead, policy stability is anticipated, with ongoing governmental efforts to streamline administrative procedures and clarify land titling, especially for rural properties. However, any substantial liberalization of agricultural land ownership remains unlikely in the near term, given its strategic importance. Compliance with anti-money laundering and foreign exchange regulations is expected to tighten further, in line with Morocco’s commitments to international financial standards (Ministère de la Justice).
Mortgage and Financing Regulations
The regulatory framework for mortgages and real estate financing in Morocco continues to evolve, aiming to foster transparency, consumer protection, and sectoral stability as the country advances toward 2025. Legislation governing mortgages is primarily encapsulated in the Dahir n° 1-11-192 of 22 November 2011, which amended the Code of Real Rights, reinforcing the registration and enforcement mechanisms for mortgage-backed loans. The Bank Al-Maghrib (Morocco’s central bank) plays a pivotal role in oversight, setting prudential standards for banks and financial institutions engaged in mortgage lending.
In recent years, the Moroccan government has sought to expand access to home financing, especially for first-time buyers and low- to middle-income households. The “Fogarim” and “Fogaloge” guarantee funds, administered by Caisse Centrale de Garantie, support mortgage lending by covering part of the default risk, facilitating broader participation in the housing market. As of 2023, these programs had enabled more than 200,000 households to access mortgage credit, with outstanding housing loans exceeding 300 billion MAD, reflecting an annual growth rate of around 3.6% according to Bank Al-Maghrib.
Consumer protection has been a key focus, with the introduction of Law 31-08 on consumer protection, which mandates clear disclosure of mortgage terms, limits on prepayment penalties, and standardized lending practices. Banks are required to provide comprehensive information on interest rates, fees, and total cost of credit. Furthermore, anti-money laundering (AML) and know-your-customer (KYC) regulations, enforced by Bank Al-Maghrib and Ministère de la Justice, have tightened compliance requirements for both lenders and borrowers.
Looking ahead to 2025 and beyond, the Moroccan government is expected to further digitalize mortgage processes, enhance the transparency of property registration through the “TASRIF” digital platform managed by the Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie, and revise lending standards to align with international best practices. The authorities are also considering new incentives for green mortgages and sustainable housing projects, in line with Morocco’s climate commitments.
In summary, Morocco’s mortgage and financing regulations in 2025 are characterized by robust consumer safeguards, active public policy support for homeownership, and ongoing modernization of compliance and digital infrastructure, positioning the sector for stable growth and improved accessibility.
Enforcement and Dispute Resolution Mechanisms
Enforcement and dispute resolution mechanisms play a crucial role in underpinning the integrity of real estate regulations in Morocco. As of 2025, Morocco continues to modernize its legal framework to address challenges such as property rights enforcement, investor protection, and transparency in real estate transactions.
The primary legal instruments governing real estate in Morocco include the Dahir formulating the Code of Obligations and Contracts (Dahir 12 August 1913), the Law No. 18-00 on co-ownership of built properties (as amended), and the Law No. 39-08 on real rights. These laws are enforced by administrative and judicial bodies, notably the Ministry of Justice and the National Agency for Land Conservation, Cadastre and Cartography (ANCFCC). The ANCFCC oversees land registration and ensures the veracity of property titles nationwide, with digitalization efforts ongoing to reduce fraud and accelerate registration processes.
Disputes arising from real estate transactions generally fall under the jurisdiction of Moroccan civil courts, including the commercial courts for business-related property matters. The Ministry of Justice has strengthened the capacity of special chambers within these courts to handle complex property litigations, reflecting a steady increase in real estate disputes—estimated at 15% of total civil litigation between 2022 and 2024, according to official statistics.
Alternative dispute resolution (ADR) mechanisms, such as mediation and arbitration, are increasingly encouraged, particularly for commercial real estate matters. Law No. 95-17, adopted in 2022, modernized the framework for mediation and arbitration, providing parties a speedier and less adversarial pathway for resolving property disputes. The Moroccan Court of Cassation has upheld the enforceability of arbitral awards in real estate, provided compliance with public policy and proper registration.
Compliance remains a focus area. The government has introduced updated compliance requirements for notaries and real estate professionals to counter money laundering and illicit transfers, in line with Law No. 43-05. The National Council of Notaries enforces professional standards and monitors adherence to anti-money laundering obligations, reporting a marked increase in compliance checks since 2023.
Looking ahead, Morocco aims to further digitalize land registries and court procedures by 2026, which is expected to enhance transparency and reduce delays in enforcement. Ongoing reforms reflect Morocco’s commitment to aligning real estate dispute resolution mechanisms with international best practices and investor expectations.
Key Statistics: Market Impact and Regulatory Enforcement
Morocco’s real estate sector has experienced significant regulatory evolution, with 2025 marking the implementation and enforcement of pivotal laws aimed at increased transparency, anti-money laundering (AML) compliance, and investor protection. The real estate market, valued at over 10% of Morocco’s national GDP, is directly affected by these regulatory measures, shaping both transaction volumes and market confidence. According to the Ministry of Economy and Finance, property transactions in 2024 exceeded 120,000 nationwide, with Casablanca, Rabat, and Marrakech accounting for more than 45% of this activity.
Regulatory enforcement has intensified, especially following the 2023 amendments to Law No. 18-00 on co-ownership and Law No. 12-90 on urban planning, which entered full effect in early 2024. These laws establish stricter requirements for property developers, including mandatory disclosure of project progress and financial guarantees to protect buyers from incomplete developments. The Ministry of Justice has reported a 17% rise in legal actions related to non-compliant real estate transactions between 2023 and 2024, reflecting heightened scrutiny and enforcement.
- Anti-money laundering (AML) compliance: The Moroccan Capital Market Authority and the Bank Al-Maghrib have ramped up oversight, requiring real estate professionals to report suspicious transactions above MAD 400,000 (circa USD 40,000). In 2024, the number of real estate-related suspicious transaction reports (STRs) increased by 25% compared to 2022, demonstrating proactive enforcement of Law No. 43-05 on AML.
- Licensing and professional compliance: The National Agency for Land Conservation, Cadastre and Cartography introduced a centralized digital registry in 2024, streamlining property registration and reducing title fraud. Compliance rates for property registration now exceed 90% in urban centers.
- Foreign investment: Updated 2024 regulations clarify procedures for foreign buyers and restrict acquisition of agricultural land, while facilitating residential and commercial property investment, in line with guidelines from the Moroccan Investment and Export Development Agency.
The outlook for 2025 and the subsequent years is shaped by Morocco’s ongoing commitment to regulatory modernization and enhanced enforcement. Authorities anticipate that continued digitization, stricter compliance audits, and the expansion of anti-fraud measures will foster a more transparent real estate environment. This is expected to sustain investor confidence and support steady market growth, while minimizing risks associated with financial crime and non-compliant development practices.
Future Outlook: Forecasting Regulatory Shifts Through 2030
Morocco’s real estate regulatory environment is poised for significant evolution through 2030, driven by government priorities around transparency, investment facilitation, and urban development. As the Moroccan real estate sector continues to attract both domestic and foreign investors, regulatory bodies are increasingly focused on strengthening legal frameworks, improving compliance, and aligning with international standards.
In recent years, the government has modernized several core statutes, notably the 2011 Law 39-08 on real rights and the amendments to urban planning codes, to clarify property ownership and streamline land registration processes. The Ministère de la Justice has prioritized digitalization of land titles and notarial procedures, markedly reducing processing times and enhancing traceability. According to the Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie, over 90% of transactions in urban areas are now registered digitally, a figure expected to reach near-universal coverage by 2027.
The government’s 2023-2027 housing roadmap, overseen by the Ministère de l'Aménagement du Territoire National, de l'Urbanisme, de l'Habitat et de la Politique de la Ville, includes targeted reforms to increase the supply of affordable housing and formalize informal settlements. The strategy involves incentives for developers, stricter zoning enforcement, and tighter monitoring of construction permits. By 2025, compliance with energy efficiency and seismic safety standards will be reinforced, reflecting Morocco’s commitments under the Paris Agreement and earthquake risk mitigation initiatives.
A growing focus is placed on anti-money laundering (AML) and counter-terrorism financing measures in the real estate sector. The Ministère de la Justice and Bank Al-Maghrib have issued new guidelines mandating enhanced due diligence for real estate professionals and notaries, with increased audits and reporting requirements projected for 2026 and beyond.
Looking to 2030, Morocco is expected to further liberalize certain aspects of real estate investment—such as easing restrictions for foreign buyers and streamlining project approval processes—while strengthening consumer protections and environmental standards. The digitization of regulatory compliance, integration of cadastral data, and adoption of smart contract technology are on the agenda, promising greater efficiency and legal certainty. These shifts aim to sustain Morocco’s momentum as a regional real estate hub, with robust oversight and a transparent, investor-friendly environment.
