In short: in Morocco, the safest status is a land title (titre foncier): the property is registered at the Land Registry and ownership is guaranteed. A property held under a melkia (adoul deed) is unregistered and calls for more caution. VEFA means buying off-plan. In every case, have a notary check the status before you sign anything.
The land title: the reference status
A “titled” property is registered in the land register kept by the Land Registry (Conservation foncière, part of the national land registry agency, ANCFCC). Each property has a title number and a record showing:
- the owner or owners;
- the surface area and boundaries;
- any encumbrances: mortgages, easements, seizures.
Before any purchase, the notary requests a recent land title certificate showing the state of the title on that date. The purchase is then recorded on the title, which makes the transfer of ownership enforceable against everyone.
For buyers, this is the safest status, and it is often a condition for getting a mortgage.
Melkia: unregistered property
Some older properties, especially in the medina, are not registered. Ownership then rests on a melkia, a deed drawn up by adouls on the basis of witness statements, attesting that the seller owns the property.
The risks are higher: less precise boundaries, heirs who do not appear, possible disputes. You can apply to register the property (a requisition procedure at the Land Registry), but it takes time and can be challenged.
Our advice: for a riad or an older house, prefer a property that is already titled, or have your notary complete the registration before the final sale. See our riads for sale.
VEFA: buying off-plan
Off-plan sales (vente en l’état futur d’achèvement), governed by Law No. 44-00 (amended by Law No. 107-12), let you buy a home before it is built. The price is paid in stages as construction progresses.
What to check in the contract:
- the payment schedule and what triggers each payment;
- the delivery date and what happens if it is late;
- the guarantees given to the buyer and a precise description of the home (surface, plans, materials);
- the developer’s strength and track record, and that building permits exist.
Co-ownership: buying an apartment
An apartment is part of a co-owned building, governed by Law No. 18-00. Each unit normally has its own land title. Before buying, ask for the co-ownership rules, the service charges and the state of the management accounts: they shape life in the residence (pool, security, upkeep). See our property for sale.
Land: special statuses
For land, also check its designated use: agricultural land follows specific rules, particularly for foreign buyers, and some categories of land (collective land, habous property) cannot be bought like ordinary private land. The Urban Agency’s planning information note states what can be built. Looking for land? Tell us about your project.
What to ask for before signing
- A recent land title certificate (titled property) or the melkia deed (unregistered property)
- The cadastral plan and, for land, the planning information note
- The building permit and certificate of occupancy (house, villa)
- The co-ownership rules and service charges (apartment)
- The reservation contract and guarantees (off-plan)
Next, read our guide Buying property in Morocco as a foreigner.
This article gives general guidance and does not replace advice from a notary. Last updated: October 2026.
Frequently asked questions
What is a land title in Morocco?
It is the registration of a property in the land register kept by the Land Registry. The title shows the owner, the surface area and any encumbrances such as mortgages. It is the safest status for buyers and often a condition for a mortgage.
What is a melkia?
A melkia is a deed drawn up by adouls on the basis of witness statements, attesting that someone owns an unregistered property. The risks are higher than with a land title: registration can be requested, but it takes time.
What is VEFA (off-plan buying)?
VEFA is buying a home before it is built, governed by Law No. 44-00 as amended by Law No. 107-12. The price is paid in stages as construction progresses, and the contract must set out the payment schedule, delivery date and guarantees.
Which documents should I ask for before signing?
A recent land title certificate or the melkia deed, the cadastral plan, the building permit and certificate of occupancy for a house, the co-ownership rules for an apartment, and the reservation contract for an off-plan purchase. Your notary checks them.
