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Morocco’s Luxury Real Estate Leaders

Our passion is property - we love pairing buyers and investors with luxury real estate in one of the most beautiful countries in the world - Morocco.

The Kensington Morocco team have decades of real estate expertise and speak seven languages between them, so we can help find you the perfect property in this stunning country. From traditional riads to pristine coastal villas, we have something to suit everyone! With our unrivalled knowledge of this magical place, let us take care of all the arrangements and make your experience unforgettable.

This is why Kensington Morocco is a premier real estate agency. We specialize in the luxury property market and offer unparalleled service to our clients, making us one of the most established real estate and holiday agencies in Morocco.
About Us

Luxury Villas for Sale and Rent

For the past forty years, in the wake of Yves Saint Laurent and his magic, Marrakech has found a new artistic and architectural renaissance. This modern era offers a new diversified range of developments emphasizing the talent and the knowledge of Moroccan craftsmen and International alike.
Marrakech is a city bursting with energy, so there's nothing better than living or staying in the comfort of a villa with swimming pool in Marrakech. Each villa in Marrakech has its own house staff: chauffeur, cook, cleaning lady and, very often, premium, personalised concierge services on request.

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Popular Areas We Cover


Marrakech is located in the centre of Morocco, north of the High Atlas Mountains, which are covered in snow for a few months of the year, guaranteeing magnificent landscapes and superb hiking. The melting of the snow makes Marrakech rich, as it would be much drier without this providential water. Marrakech is a city of spectacle and its famous Jemaa el Fna square provides the biggest open air show in the world.

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Fez is the oldest of the imperial cities and was once the capital of Morocco. The medina is now a UNESCO World Heritage Site and remains one of the oldest cities in the world - as atypical as Marrakech can be. Its narrow, winding streets lead to covered bazaars with all sorts of shops, restaurants, markets, mosques and numerous tanneries - it's a sight to behold. The Medina of Fez has the title of the largest Medina in the Arab world.
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Casablanca is by far the largest industrial city and the main port of Morocco, competing with Tangier Med. The development of this city is quite recent. It started during the French protectorate when Casablanca (Dar el Baida in Arabic and better known as Casa) was chosen to be the economic heart of the country. The size of the medina, which is modest, gives some idea of what the city might have been like when the French launched a major building programme, inaugurating a new style for the city, with wide boulevards, public parks and fountains.
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Agadir, or the capital of Souss, is a city in south-west Morocco on the Atlantic coast. Also known as "the gateway to the Moroccan Sahara", the city was devastated by an earthquake in 1960 and was then completely rebuilt according to the current earthquake resistant standards. Today, the city of Agadir and its surroundings constitute the largest seaside resort in Morocco. Its exceptionally mild climate throughout the year, its many beaches, its history, its souk and its historic medina never cease to attract and seduce travellers from all over the world.
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Tangier has been a coveted strategic port commanding the southern part of the Strait of Gibraltar for over a thousand years. Its charming little medina lies on the hill to the northwest of the city, while the new city is being built to the east and north. To the east of the medina, the old commercial port, now transferred to Tanger Med, will soon be replaced by a marina where luxury boats and sailing ships will be rubbing shoulders with a few ferries to Tarifa (Spain).
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Essaouira is the best known of the Atlantic coastal towns, with tourists from the UK and France benefiting from direct flights, but also with an ever-increasing number of day-trippers from Marrakech and Agadir. The relaxed atmosphere of this picturesque town contrasts with the hustle and bustle of the Kingdom's larger cities. With a magnificent beach that stretches as far as the eye can see, Essaouira has quickly become a spot for windsurfers and kite surfers who call it the city of the winds.
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Living the dream in Morocco

To ensure optimal communication and to serve you to the best of our abilities, we speak English, French, Darija/Arabic, German, Italian and Spanish.

If you are looking for properties in Morocco, villas in Marrakech, riads for sale or any other type of property for sale or rent, please contact us by filling out our contact form. You can also contact our office at +212 5 24 42 22 29, or our mobile line +212 6 61 55 09 05.

While waiting for your visit to Marrakech, take a look at our different properties available for sale or for rent by clicking on the corresponding tabs at the top of the page.
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Our FAQs

What a foreigner can't buy :

With the exception of Tunisians and Senegalese (Ifrane Convention), no other foreigner may acquire property in Morocco for agricultural use (concept of VNA).Public limited companies, even if they are formed by Moroccans and have their registered office in Morocco, may not acquire property for agricultural use.Only Moroccan public bodies, limited companies (where all the members must be Moroccan nationals), cooperatives or partnerships of Moroccan nationality may acquire agricultural land.The only way a foreigner can buy agricultural land is to classify it as non-agricultural land (by obtaining the VNA, vocation non agricole). In practice, this VNA can never be obtained for irrigated land.The VNA process (provisional at first) involves strict constraints: obtaining an exemption for a project, usually for tourism, and a ban on selling the land before the project is completed. This prohibition applies both to the transfer of the land title and to the transfer of shares in a company that could be the beneficiary of the VNA and owner of the land. In addition, the State has the right to seize land with undeveloped VNA.It should also be pointed out that when planning permission is granted, the investor must request confirmation of the provisional VNA. Only this confirmation will release the property from the registrations in favour of the State and authorise its sale.This VNA process has been suspended for more than two years.Foreigners wishing to develop agricultural projects can sign short- or long-term emphyteutic leases.

The property regime in Morocco

Moroccan property law is complex due to the existence of several ancestral regimes. We therefore recommend that risk-averse investors restrict themselves to properties that have a land title or are subject to requisition.Guiche refers to land (and other property) donated by the Sultans to reward the merits of their warriors. A "guiche" property always belongs to the State and may be inherited or leased, but never sold.Land belonging to the State's Private Estate follows a similar path to Guiche. Its owners have a right of use that can be transferred. Their sale by the State is discussed, but not yet agreed. In this case, the buyer will have to ensure that the sum of the purchase of the right of use and the compensation from the State does not make the transaction too costly.Melquia was the rule in Morocco until the creation of the Land Registry. The adouls, who are sworn in by the Ministry of Justice, still operate alongside the notaries. Their deeds, based on customary law, define a property in an approximate way, using unmeasured elements. They are registered at the adoul court and are invaluable because they serve as the basis for the various stages involved in obtaining a land title.The requisition is an intermediate stage between the Melquia and the land title. This adversarial procedure between a landowner and his neighbours enables the property boundaries to be definitively fixed following a double consultation. This often results in a different surface area than that indicated by the Melquia.The land title or title deed is the most reassuring element for any buyer. It identifies the property by a unique title number, describes the surface area and any buildings, and discloses any easements, mortgages and other encumbrances. Above all, it is indisputable and eliminates any history that is not mentioned.The owner of a property with land title is the full owner.

The role of the notary

The notary is the determining factor in the real estate transfer process in Morocco. He is authorised to exercise his mission as a public authority by Dahir (i.e. by royal decree) and relies on two important modern tools:
  • the ANCFCC (National Agency for Land Conservation, Cadastre and Cartography) lists all titled properties and makes it possible to monitor in real time the life of all these properties: their origin, the existence of mortgages, easements or other inscriptions
  • the Caisse de Dépôt et de Gestion, a state bank, into which notaries are obliged to deposit all sums received in payment for a property while awaiting the finalisation of the transaction and, above all, the registration of the property in the name of the new owner with the Land Registry. Thus, any investor is assured of taking no risk in investing in Morocco.
A transaction can be concluded in two ways:
  • or a direct sale if the funds are available and the parties agree on all points, including the date of transfer of ownership.
  • or with a provisional sale agreement containing all the terms of the future final deed but allowing both parties to give themselves a deadline, particularly in the case of a transfer of funds from abroad or a bank loan.

Foreign exchange regulations

Morocco still applies exchange regulations, which impose seemingly complicated operating rules. Hence the reluctance of many investors, worried about not being able to recover their funds on resale.In fact, transferring funds from Morocco to any foreign country is very simple for those who comply with the rules:
  • Opening an account in convertible dirhams to which the currency used for the acquisition will be transferred
  • Or payment of the purchase price into the notary's business account
In both cases, the bank provides proof of the import of funds in foreign currency. This document will be invaluable when applying to the Foreign Exchange Office to repatriate the funds.The same procedure will be applied for subsequent transfers if required for renovations or construction after the purchase of bare land.Repatriation of funds is granted very easily on presentation of a file containing the deed of sale, the tax clearance following payment of tax and capital gains tax on property profits, and the funds transfer slips.The entire procedure can be completed in less than two months, and banks are now authorised to make transfer decisions. They can do so easily when the files are clear.If some or all of the investment has not been realised through the channel described above, any resident abroad can also apply to have the proceeds repatriated. They will have to wait until the anniversary date of the sale and will then have 25 % of the sum, convertible into foreign currency. Repatriation will therefore take five years instead of two months.One final point is important to note. The Moroccan dirham is relatively stable. It has even appreciated against the Euro over the last ten years, from 1 Euro for 11.30 Moroccan Dirham to 1 Euro for 10.70 Moroccan Dirham. This profit of 6 % is rather appreciable.
  1. Short direct flights from most European cities and more and more direct flights from America, South America and The Middle East
  2. All year round near perfect climate which enables the possibility of renting your property to holiday makers and reaping a good rental return – in 2014 14m people visited Morocco.
  3. Morocco offers something unique and more exotic than European destinations
  4. The property market has unfairly suffered in the past few years due to the recent turmoil in other North African countries whilst Morocco itself remains safe and secure; now is a good time to invest in villas Marrakech, with property prices well of their highs.
  5. Economically the country is doing well, growing at approximately 5% per annum.
  6. Morocco is a richly diverse country with something to suit all tastes, from the majestic Atlas mountains, vibrant souks to miles of stunning beaches and historic imperial cities
  7. There is major foreign investment throughout Morocco, breathing life into the country from the new port in Tangier to the world’s largest solar energy farm in the south.
  8. All the major international 5-star hotel chains have opened in Marrakech, including The Four Seasons, Oberoi, Mandarin Oriental, Aman and Beechcomer to name a few.
  9. There are now 15 luxury golf courses within a few miles of Marrakech, making it a top-notch rival golfing destination to The Algarve and Costa del Sol. R

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Our Journal

10 reasons why Morocco should be your 2024 holiday destination

Morocco should be top of your list when choosing a holiday destination for 2024. We've spent years exploring the wonders and hidden secrets of this great country, and now we'd like to share some of that knowledge with you. The country located in the north of Africa offers a [...]

Why Morocco is the ideal destination for a golfing holiday

Experience the ultimate in luxury and relaxation at our exclusive collection of villas nestled on prestigious golf courses in Marrakech. Be seduced by the perfect fusion of captivating scenery, world-class facilities and exquisite accommodation. Discover a golfing paradise and create unforgettable memories in the heart of the [...]

Advantages of renting a villa in Morocco

Morocco is a beautiful country, rich in vibrant culture, delicious cuisine and stunning scenery. Whether you're planning a romantic getaway, a family holiday or a group trip with friends, renting a villa in Morocco is a great way to discover all that this wonderful country has to offer. [...]
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