What will my financing cost me each month?
Four figures are enough for a first idea: the price, your down payment, the term and the rate. Detailed costs, insurance and your borrowing capacity are one click away, and we go over them with you in an appointment.
Your result
Enter the price of the home, or choose a development from the selection: your result appears here.
How it is calculated
Your costs: the purchase, then the financing
Purchase costs: registration duty and land registry fee on the price (the developer's VAT is already in it, it is not added), notary fees and their VAT, stamp duty and other costs. The costs of your financing (a mortgage, or the bank's deeds for Murabaha and Ijara) come on top and are shown separately. Each line is rounded to the dirham.
What you finance, what you bring
Amount financed = price − down payment, plus the costs if you have them financed. At signing, you bring the total cost (price + costs) less the amount financed.
A constant monthly payment
M = C × t / (1 − (1 + t)^−n), where C is the amount financed, t the annual rate divided by 12 and n the number of months; at 0%, M = C / n. Insurance or Takaful is added, on the amount financed.
The real cost of financing
Interest, margin or rental margin (VAT included), insurance, bank and end-of-contract costs. The total paid adds your down payment and, for Ijara, the final payment.
Your borrowing capacity
Maximum monthly payment = income × chosen maximum share − other loans; the amount you could finance is the one whose payment, insurance included, reaches that maximum.
What the simulator does not know
Your bank's terms (required down payment, security, fees, margin rebate), variable rates, any public aid you may be entitled to: that is what we look at with you in an appointment.
Official benchmarks
Average rate of new real-estate loans: 5.06% (published on 11 August 2026).
Source: Bank Al-Maghrib, lending rate survey, Q2 2026 (new tab), Quarterly lending rate survey, Q2 2026, checked on
Average initial term of home loans: 21.1 years at the end of 2025; the law sets no maximum term.
Source: Bank Al-Maghrib, 2025 banking supervision report (new tab), Annual banking supervision report, 2025, checked on
Registration duty: On the price stated in the sale deed, VAT included. 3% for the first sale of social or low-value housing.
Source: General Tax Code 2026 (new tab), CGI, art. 133-I-F-1°, checked on
Land registry fee: Recording the sale on the land title: 1.5% of the price, plus MAD 100 per title; MAD 500 minimum.
Source: Land registry tariff (ANCFCC) (new tab), Décret n° 2-16-375 du 18 juillet 2016, chap. II-A-1, checked on
Extra duty on the part paid in cash: Deeds drawn up since 1 July 2026, price above MAD 300,000: 2% on the part of the price paid in cash or without payment references in the deed. Nothing extra for a bank transfer or a crossed cheque.
Source: General Tax Code 2026 (new tab), CGI, art. 133-III (loi de finances n° 50-25), checked on
Developer's VAT (20%): already included in the price of a new home.
Source: General Tax Code 2026 (new tab), CGI, art. 89-I-4°, 96-4° et 99-A, checked on
Notary fees: no official scale in force; you agree them with your notary.
To be filled in — ask your notary: fees are agreed with them.
Source: La Vie Éco, draft decree on notary fees (new tab), Law no. 32-09, art. 15; draft decree no. 2-17-481 (unpublished), checked on
Notary fees, state-aided housing (MAD 300,000 incl. VAT at most): MAD 2,500 incl. VAT at most, under a December 2023 agreement whose application in 2026 was not checked.
Source: Boursenews, notary fees under the housing aid programme (new tab), Housing Ministry and National Council of Notaries agreement, checked on
VAT on interest, margin or rental margin: On the interest of a conventional loan, the margin of a Murabaha or the rental margin of an Ijara (own home), never on the price. Ask the bank whether the quoted rate includes it.
Source: General Tax Code 2026 (new tab), CGI, art. 96-8° et 99-B-1°, checked on
Registration of the loan deed: Exempt for a loan from a credit institution (Law no. 103-12), deeds registered since 1 January 2026.
Source: General Tax Code 2026 (new tab), CGI, art. 129-V-4° (loi de finances n° 50-25), checked on
Mortgage registration (land registry): 0.5% up to MAD 250,000, 1.5% from MAD 250,001 to 5,000,000, 0.5% above, bracket by bracket, on the amount secured by the mortgage.
Source: Land registry tariff (ANCFCC) (new tab), Décret n° 2-16-375 du 18 juillet 2016, chap. II-E, checked on
Share of income spent on loans: 40% is an analysis threshold, not a legal cap.
Source: 2025 Financial Stability Report (Bank Al-Maghrib, AMMC, ACAPS), as reported by Le360 (new tab), 2025 Financial Stability Report, checked on
Moroccans abroad and non-resident foreigners: dirham loans capped at 80% of the price, the rest in foreign currency.
Source: Office des Changes, FAQ (IGOC 2026) (new tab), General Instruction on Foreign Exchange Operations 2026, checked on
These figures are indicative: they help you prepare your purchase, not decide it. This is neither a financing offer nor legal, tax or financial advice: your notary, your bank and your tax adviser prevail.
Bank Al-Maghrib's average rate is not a loan offer. Your bank sets the rate, margin, rent, insurance, security and fees for your application; your notary draws up the statement of costs for the deed.
Amounts in Moroccan dirhams, with no currency conversion. Nothing you enter is sent to us: the calculation runs in your browser, which keeps your latest figures for the session so you can move from one tool to another.
Your figures, reviewed together.
Unit price, contract schedule, financing: bring your assumptions to the appointment and we go over them with you.
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