Buying off-plan in Morocco can pay off handsomely, as long as you avoid the most expensive mistakes.
Buying a home off-plan β known in Morocco as VEFA (vente en l’Γ©tat futur d’achΓ¨vement) β has clear advantages: a lower entry price, a modern design and often the widest choice of units. But you are buying something that does not exist yet. That calls for care.
In Morocco, off-plan sales are governed by Law 44-00, amended by Law 107-12. The law protects buyers β provided you know what to look out for. These are the 7 mistakes we see most often in practice.
Buying off-plan in Morocco, mistake 1: not checking the developer
A smart sales office and a convincing 3D animation say nothing about reliability. Always ask these questions:
- Which projects has the developer already delivered, and on time?
- Is the company listed in the trade register?
- What do previous buyers say about the finish and after-sales service?
Go and see a previously delivered project for yourself. Also take a look at the developers we work with.
2. Not checking the land title and building permit
Ask for the land title (titre foncier) of the plot and the building permit. Without these documents there is no certainty that the project can be built or that you will later receive your own title.
3. Signing without a notary or lawyer
The law distinguishes two steps:
- The reservation contract: valid for a maximum of 6 months, after which the preliminary contract must follow or your deposit is refunded. After signing, you have 1 month to withdraw.
- The preliminary sale contract: this must, on pain of nullity, be drawn up as a notarial deed or by a professional authorised by law, such as a lawyer.
So never sign a simple private agreement for the preliminary contract, and always have the terms checked.
4. Paying more than the law allows
The law sets the maximum you pay at each stage of construction:
| Stage | Maximum |
|---|---|
| Reservation contract | 5% |
| Preliminary sale contract | 5% (or 10% without a reservation) |
| Start of works | 10% |
| In three construction phases (foundations, structural work, finishing + occupancy permit) | 60% in total |
| Final deed and handover of the keys | 20% |
Is a seller asking for much more up front? That is a warning sign.
5. Not asking for a guarantee
After the preliminary contract is signed, the seller must give you a guarantee: either a guarantee that the works will be completed, or a guarantee that the amounts you paid will be refunded. Ask for it explicitly and keep the document safe. Once you have paid at least half of the price, you can also have a provisional registration (prΓ©notation) entered at the land registry to protect your rights.
6. Forgetting the additional costs
An off-plan home looks affordable β until you add up the extra costs:
- notary and registration fees and the land registry entry;
- finishing that is not included (kitchen, air conditioning, lighting);
- owners’ association charges (syndic);
- furnishing, especially if you plan to rent out.
Ask for a full overview in advance so your budget adds up.
7. Not putting the agreements in writing
Check that the contract states precisely:
- the surface area and the price of your unit;
- the technical specification and the level of finish;
- the delivery date and what happens in case of delay;
- the payment schedule according to the stages above.
Also beware of any request to pay part of the price “under the table”: it is illegal and risky. Read why buying with 100% declaration is the only safe choice.
How to buy off-plan safely
- Choose a developer with delivered projects.
- Have the preliminary contract drawn up by a notary or lawyer.
- Never pay more than the legal schedule.
- Insist on the completion or refund guarantee.
- Visit the neighbourhood and the building site regularly.
Want to know why buying off-plan in Tangier is so attractive? Read our article on investing off-plan in Tangier, or discover the best neighbourhoods in Tangier in 2026.
Off-plan projects in Tangier
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Golf Gardens
Golf Gardens (Groupe Amanah), Rahrah road: 3-bedroom apartments of 86 to 97 mΒ², one minute from the Royal Golf of Tangierβ¦more
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Nour Aouama 2
Nour Aouama 2 (Manafie Properties) in Aouama, Tangier: 2 to 3-bedroom apartments of 50 to 72 mΒ², green spaces and an on-site schoolβ¦more
Apartment, Office, Shop 2026
Frequently asked questions
Is buying off-plan in Morocco safe?
Yes, if you follow the law: a reliable developer, a preliminary contract with a notary or lawyer, payments in line with the legal schedule and a completion or refund guarantee.
How much deposit do you pay when buying off-plan?
A maximum of 5% at the reservation contract and 5% at the preliminary contract (10% if there is no reservation). You pay the rest in stages as construction progresses.
Can I cancel my reservation?
Yes. You have 1 month to withdraw after signing the reservation contract. That contract is also valid for a maximum of 6 months.
Need advice on your off-plan purchase?
We work with developers who have delivered projects and guide you from the first viewing to the handover of the keys. π Submit a search request or contact us.
Source: Law 44-00 on the sale of property off-plan, amended by Law 107-12 (articles 618-3, 618-6, 618-9 and 618-10).
Sources: ANCFCC (land registry), Secretariat General of the Government (legal texts)
