Common mistakes to avoid when buying property in Marrakech

Common mistakes to avoid when buying a property in Marrakech: Tips for identifying and avoiding potential pitfalls when buying a property.

Neglecting to check the legal status of the property

One of the most serious mistakes when buying property in Marrakech is failing to check the legal status of the property thoroughly. Make sure that the seller has a legally recognised title deed and that it is registered with the Land Registry. Some properties, particularly in the old medina, may have complex statuses, such as melk (traditional private property), which is sometimes difficult to trace. Always insist on consulting all official documents, and don't hesitate to call on the services of a notary specialising in Moroccan property transactions.

Underestimating the importance of location

Location is still the most important factor in determining the value of a property. In Marrakech, this is particularly true because of the sharp contrasts between neighbourhoods. A property in Guéliz or Hivernage will not offer the same advantages as a riad in the medina or a villa in the Palmeraie. Before committing yourself, visit the area at different times of the day to assess noise levels, traffic, proximity to essential shops and schools. Ease of access is also a factor not to be overlooked, as some charming properties may be difficult to reach by car.

Ignoring the local climate

Marrakech's climate, characterised by very hot summers and sometimes cool winters, has a considerable influence on the comfort of a home. Neglecting this aspect can lead to major disappointment. Pay close attention to theorientation of the property, the quality of the thermal insulation and the presence of efficient air-conditioning systems. In traditional architecture, check that internal courtyards, designed to create microclimates, are well proportioned and correctly oriented. In the case of modern buildings, make sure that the materials used are suited to local temperature variations and that windows and doors are fitted with effective solar protection.

Underestimating renovation costs

Buying an old property, particularly a traditional riad, often involves renovation work, the scope and cost of which are often underestimated. Before finalising the sale, enlist the help of an experienced architect to assess the structural condition of the building and accurately estimate the budget required to refurbish it. Pay particular attention to problems of damp, which are common in older buildings in Marrakech, and to the state of the electrical and plumbing installations, which often need to be completely brought up to standard. Don't forget that restoring traditional decorative elements (zellige, carved wood, tadelakt) requires the intervention ofspecialist craftsmen, whose prices can be high.

Ignoring local planning regulations

Town-planning rules in Marrakech are strict and specific to each district. Some areas, such as the medina, which is a UNESCO World Heritage Site, are subject to special restrictions on external and sometimes even internal alterations. Before buying a property with the intention of transforming or extending it, consult the urban development plan and ask the town planning department. Don't rely solely on the seller's verbal assurances about the feasibility of your plans. A refusal to grant permission for works can seriously compromise the appropriateness of your investment and lead to a significant fall in the value of the property.

Rushing in without understanding the local market

The Moroccan property market has its own codes and dynamics. Prices can vary considerably from one district to another and depending on the time of year. Take the time tostudy the market by consulting several agencies and comparing similar offers before making up your mind. Be aware that negotiation is an integral part of the local culture, but that it must be based on real knowledge of the prices charged. Beware of opportunities that seem too good to be true, as they often conceal undisclosed problems. Finally, take into account any infrastructure projects that are underway or planned, which could increase or decrease the value of your investment in the medium term.

Neglecting ancillary costs and taxation

Over and above the purchase price, there are a number of additional costs that need to be factored into your budget. Notary's fees, registration fees and various taxes can represent between 5 and 8% of the purchase price. For non-residents, it is essential to find out about the tax implications in your home country and in Morocco. Some investors also overlook recurring costs such as council tax, co-ownership charges and maintenance costs, which can be particularly high for properties with gardens, swimming pools or large areas. You should also budget for rental management if you plan to let the property on a seasonal basis while you're away.

Do without the help of local professionals

Trying to save on professional fees is a false economy that can be very costly. Call on the services of a reputable estate agency, a lawyer specialising in Moroccan property law and an experienced notary. These professionals will guide you through the administrative and legal complexities, help you avoid common pitfalls and can negotiate on your behalf. They are fully conversant with the subtleties of the local market and the specific procedures that may seem opaque to foreigners. Choose agencies that can offer you comprehensive support, from finding the right property to finalising the transaction and beyond.

Underestimating cultural differences in negotiations

Business practices and negotiating styles in Morocco differ considerably from those in Western countries. Patience is required and decisions taken too quickly are often regretted. Take the time to build a relationship with the seller and intermediaries. Mutual trust plays a crucial role in property transactions in Marrakech. Be aware that some details that may seem obvious to you may not be so to the other party because of cultural differences. Express your expectations clearly and make sure they are understood. Finally, bear in mind that punctuality and deadlines are not always as important as they are in the West.

Buying without planning remote management

For non-resident investors, the remote management of a property in Marrakech represents a considerable challenge that is often underestimated. Before you finalise your purchase, develop a clear strategy for maintaining and monitoring your property while you're away. Identify reliable service providers for regular maintenance, caretaking and possibly rental management if you want to make the most of your investment. Establish precise procedures for emergencies and designate a trusted local contact who can intervene quickly in the event of a problem. Also consider installing security and home automation systems that will allow you to monitor your property remotely.