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About Kensington Morocco

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

This country is a pearl within North Africa. Morocco offers a multitude of landscapes, scents, people are warm and the gastronomy delicious.

Marrakech is a city bursting with energy, so nothing beats living or staying in the comfort of a Marrakech villa with pool. Each villa in Marrakech has its own house staff: driver, cook, housekeeper and often premium concierge services upon request.

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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 rent by clicking on the corresponding tabs at the top of the page.
Morocco Guide

Popular Locations We Cover

Marrakesh lies in the center of Morocco and just to the North of the High Atlas Mountains which for much of the year are covered in snow making for idyllic views and walks alike. The mountain snow offers a slow release of water to the valley below giving life to a predominantly very dry city. Marrakesh is a city of drama and its famous square Djeema el-Fna provides the greatest open air spectacle in the world.
Fez is the oldest of the imperial cites and used to be the Capital of Morocco. The medina is now a UNESCO world heritage site and one of oldest living medieval cities in the world - with maybe only the exception of Marrakech there is nothing else remotely comparable. Its narrow winding alleys and covered bazaars are crammed with every conceivable sort of shop, restaurant and market, as well as mosques and extensive tanneries and dye pits - all together it's a sight to behold.
Casablanca is by far Morocco's largest city, industrial center and port. The city's growth is a fairly recent phenomenon, dating from the early days of the French protectorate when Casablanca (Dar el Baida in Arabic and known popularly as Casa) was chosen to be the economic heart of the country. The dimensions of the modest Medina give some idea of just how small the city was when the French embarked on a massive building programme, laying out a new city in grand style, with wide boulevards, public parks and fountains.
Agadir or the capital of Souss is a city in southwest Morocco located on the Atlantic coast. Also known as "the gateway to the Moroccan Sahara", the city was devastated by an earthquake in 1960 and 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 travelers from all over the world.
Tangier has been coveted for more than a thousand years as a strategic port commanding the southern part of the Strait of Gibralter. Tangier's small Medina climbs up the hill northwest of the city whilst the new town surrounds it to the west. East of the Medina lies the port and ferry terminal with regular ferries departing for Spain and other European destinations.
Essaouira is the most popular of the Atlantic coastal towns, both with independent travelers (now with direct flights from the UK and France) and with an ever increasing number of day trippers from Marrakech and Agadir. The towns relaxed atmosphere is a nice contrast to the hustle and bustle of the big cities. With a magnificent beach that extends as far as the eye can see Essaouira has become a haven for windsurfers and kite-surfers alike - which is one of the reasons it is known as the windy city!

Our FAQs

What a foreigner can't buy:


With the exception of Tunisians and Senegalese (Ifrane convention), any other foreigner cannot acquire a property for agricultural use in Morocco (notion of VNA).

Joint stock companies, even those formed between Moroccans and having their headquarters in Morocco, cannot acquire property for agricultural use.

Only Moroccan public bodies, limited liability companies (with all members of Moroccan nationality), cooperatives or partnerships of Moroccan nationality can acquire agricultural land.

The only way for a foreigner to purchase agricultural land is to classify it as non-agricultural land (obtaining the VNA, non-agricultural vocation). In fact, this VNA can never be obtained for irrigated land.

The VNA process (provisional at first) implies strict constraints: obtaining a waiver for a project, most often for tourism purposes, and a ban on transferring 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 is entitled to seize land with unrealized VNA.

It is also important to note that when obtaining a permit to live in the property, the investor must request confirmation of the provisional VNA. Only this confirmation will release the property from the registrations to the benefit of the State and will authorize its sale.

This VNA process has been suspended for over 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. Therefore, we recommend to investors who are not reckless and do not want to take any risk to limit themselves to properties with a land title or possibly under the regime of requisition.

Guiche refers to land (and other property as well) given by the Sultans to reward the merits of their warriors. A "guiche" property always belongs to the State, can be inherited, leased, but never sold.

The land belonging to the State's private domain has a trajectory close to the Guiche. Their owners have a right of use that can be transferred. Their sale by the State is discussed, but not yet finalized. In this case, the buyer will have to make sure that the sum of the purchase of the right of use and the compensation from the State will not make the operation too expensive.

The Melquia was the rule in Morocco until the creation of the Land Registry. The adouls, sworn by the Ministry of Justice, are still active, alongside the notaries. Their deeds, based on customary law, define a property in an approximate way by unmeasured elements. They are registered at the adouls' court and are invaluable because they serve as the basis for the various steps towards obtaining a land title.

The requisition is an intermediate stage between the Melquia and the land title. This contradictory procedure between an owner and his neighbours allows for the definitive fixing of property boundaries after a double consultation. The result is often different in terms of surface area than the Melquia.

The title deed or property deed is the most reassuring element for any buyer. It identifies the property by a unique title number, describes the surface area and the buildings if any, reveals easements, mortgages and other charges. Above all, it is unassailable and purges any history that is not mentioned.

The owner of a titled property is the freeholder.


The role of the notary


The notary is the determining factor in the process of real estate transmission in Morocco. He is authorized to exercise his mission of public authority by Dahir (thus by royal decree) and relies on two important modern tools:

  • the ANCFCC (National Agency of Land Conservation, Cadastre and Cartography) lists all titled properties and allows to follow in real time the life of all these goods: 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 finalization of the transaction and especially the registration of the property in the name of the new owner with the Land Registry. Thus, any investor is assured of not taking any risk by investing in Morocco.

A transaction can be concluded in two ways:

  • or a direct sale if funds are available and the parties agree on all points, including the date of transfer of ownership.
  • or with a provisional sale agreement that includes all the terms of the future final deed but allows both parties to give themselves a delay, especially in the case of a transfer of funds from abroad or a bank loan.


Exchange regulations


Morocco still applies foreign exchange regulations which impose seemingly complicated operating rules. Hence the reluctance of many investors, worried about not being able to recover their funds upon resale.

In fact, the transfer of funds from Morocco to any foreign country is very simple for those who respect the rules:

  • Opening of an account in convertible dirhams on which the currencies 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 import of funds in foreign currency. This document will be invaluable later when applying for the repatriation of the funds to the Office des Changes.

The same procedure will be applied for subsequent transfers if needed for renovations or construction after the purchase of bare land.

This repatriation of funds is granted very easily after presentation of a file containing the deed of sale, the tax receipt following the payment of taxes and capital gains on real estate profits as well as the transfer slips of funds.

The entire procedure can be completed in less than two months and the banks are now allowed to make the transfer decisions. They do so easily when the files are clear.

In the event that part or all of the investment has not been realized through the channel described above, any resident abroad may also request the repatriation of the proceeds of the sale. He/she 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 last point is important to note. The exchange rate of the Moroccan Dirham is relatively stable. It has even appreciated against the Euro over the past ten years, going from 1 Euro for 11.30 Moroccan Dirham to 1 Euro for 10.70 Moroccan Dirham. This profit of 6 % is quite 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

Our Journal

Villas in Marrakech: The essential buying guide

It's easy to fall in love with Marrakech villas - especially when prices are up to 50% lower than their 2007 peak - you can buy a beautiful second home from €150,000. It's a popular city for expats, who have built friendly communities to support each other [...].

Marrakech should become a leading city for real estate investments

MARRAKECH, Morocco, May 24, 2018 /PRNewswire/ - Marrakech, Morocco, named as a profitable destination to buy property in 2018 after a market study conducted by WIRE Consulting, an independent firm specializing exclusively in international real estate services. "Marrakech is likely to become an important destination for investors seeking [...]

Marrakech Villas : Complete Buying Guide

It's easy to fall in love with Marrakech villas - especially when prices are up to 50% lower than their 2007 peak - you can buy a beautiful second home for as little as €150,000. It's a popular city for expats, who have created friendly communities to support each other [...]
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How can we help

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Our friendly, multilingual team is available to talk to you.
+212 5 24 42 22 29

Find us here

Kensington Morocco
1st floor
Imm El Pacha
67 Rue Ibn Khaldoun, Marrakech 40000, Morocco
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