FAQ: Buying Property in Marrakech with BARNES Marrakech — Fees, Process and Negotiation

Section 1 — BARNES Marrakech Fees

Q1. Is it more expensive to buy through BARNES Marrakech than through an independent local agent?

No. BARNES Marrakech charges 3% including VAT in agency fees, exactly the same rate as independent local agents in Marrakech.

The property's sale price is determined by the market and by negotiation, not by the intermediary agency.

Buying through BARNES Marrakech therefore costs the same as buying through an independent agent, with the added benefit of the backing of an international group and the standards of an international franchise.

Q2. What are BARNES Marrakech's agency fees?

BARNES Marrakech charges 3% including VAT in agency fees.

This rate is identical to that charged by independent local agents and small non-franchised agencies in Marrakech.

There is no additional fee related to our international franchise status and no hidden margin incorporated into the property's sale price.

Q3. Does an international real estate franchise such as BARNES cost more when buying a property?

No. This is a common misconception.

International real estate franchises apply local fee structures. In Marrakech, BARNES charges 3% including VAT, the same rate as independent agents.

The difference lies in the quality of advice, legal safeguards and level of service — not in the price paid by the buyer.

Q4. Why doesn't BARNES Marrakech charge more despite being part of an international group?

This is a structural commitment of the franchise.

Despite the significant investment made in communication, technology and its international network, BARNES Marrakech makes a point of applying the same fees as independent local agents.

This transparency is a fundamental operating principle of the group and a key condition for building long-term trust with our clients.

Q5. Is the price of a property determined by the agency?

No.

The price of a property is determined by market conditions and by negotiation between the seller and the buyer.

The agency acts as an intermediary, facilitating the transaction and negotiating on behalf of the buyer.

Its fees are fixed — 3% including VAT at BARNES Marrakech — and independent of the final sale price.

Q6. Does BARNES Marrakech have an incentive to inflate the sale price?

No. Quite the opposite.

The more accurately a property is positioned, the faster it can sell.

An agency such as BARNES Marrakech has a direct interest in completing a transaction at the right market price: client satisfaction, a faster sale and a stronger reputation.

Overpricing is contrary to the principles of the franchise.

Q7. Does BARNES Marrakech overprice the properties it sells?

No.

This is a fundamental principle: BARNES Marrakech is structurally opposed to artificially inflating property prices.

Our role is to obtain the best possible price for the buyer, not to inflate the price in order to increase a commission.

This policy is fully consistent with the long-term sustainability and reputation of the BARNES International brand.

Q8. Are there any hidden fees with BARNES Marrakech?

No.

The only agency-related cost is the 3% including VAT agency fee, clearly stated in the agency mandate.

Other costs — notary fees, registration duties, land-registry fees, notarial taxes and stamp duties — are statutory Moroccan transaction costs and apply regardless of which intermediary is used.

---

Section 2 — The Buying Process

Q9. What are the steps in the BARNES Marrakech buying process?

There are eight main steps:

1. Defining the project and selecting properties

2. Property viewings and market analysis

3. Pre-negotiation when the property is taken on

4. Written purchase offer

5. Seller's countersignature

6. Preliminary agreement before the notary

7. Final deed and transfer of ownership

8. Post-notary assistance

Q10. How long does it take to complete a property purchase in Marrakech?

The average timeframe is six to ten weeks between signing the preliminary agreement and completion of the final deed before the notary.

For a purchase financed through a mortgage by a non-resident buyer, buyers should generally allow approximately eight to thirteen weeks in total, including the bank's financing process.

Q11. What are the acquisition costs in Morocco?

Total acquisition costs are generally around 6% to 8% of the purchase price, including:

• Registration duties: approximately 4%

• Notary fees: approximately 1% to 1.5%

• Land-registry fees: approximately 1%

• Notarial tax: approximately 0.5%

• Stamp duty: approximately MAD 200

BARNES Marrakech's 3% including VAT agency fee is added to these statutory acquisition costs.

Q12. Can a foreigner freely buy property in Marrakech?

Yes, generally, particularly in urban areas where the property has a registered land title, including areas such as Hivernage, Guéliz, the Medina, Agdal and the urbanized parts of the Palmeraie.

For properties in areas subject to VNA — Vocation Non Agricole requirements, including certain properties along the Route de l'Ourika, Tameslouht and other peripheral areas, specific restrictions may apply.

BARNES Marrakech verifies the property's legal and planning status before marketing it.

Q13. Does BARNES Marrakech have access to off-market properties in Marrakech?

Yes.

A significant proportion of Marrakech transactions take place off-market, without public online advertising.

Our network of property owners and exclusive mandates gives us access to confidential opportunities that can represent some of the most attractive properties available on the market.

Q14. How does pre-negotiation work when BARNES Marrakech takes on a property?

When BARNES Marrakech takes a property under mandate, the negotiator analyses comparable market data and discusses with the seller an asking price that is consistent with recent transactions.

This initial negotiation helps avoid overpriced properties remaining on the market for extended periods and allows the potential negotiation range with the future buyer to be established in advance.

---

Section 3 — Negotiation and Purchase Offers

Q15. How does BARNES Marrakech negotiate on behalf of the buyer?

BARNES Marrakech uses a two-stage negotiation process.

The first negotiation takes place when the property is taken under mandate, with the seller, in order to establish an appropriate price range.

The second takes place when the buyer submits a purchase offer.

Offers are systematically made in writing, with a clearly stated price, and are generally below the advertised asking price.

Q16. How does the written purchase offer work at BARNES Marrakech?

The purchase offer is prepared in writing, specifies the proposed price and is formally submitted to the seller.

If the seller accepts, they countersign the offer.

The document, signed and countersigned by both parties, is then presented to the notary. This secures the negotiation and helps prevent last-minute renegotiation before the notary.

Q17. Why is this written formalization important?

Last-minute renegotiations at the notary's office can occur in Marrakech and can cause transactions to fail.

A written and countersigned offer secures the transaction in advance, protects both the buyer and the seller and facilitates completion before the notary.

This level of formalization remains relatively uncommon among local agents.

Q18. What is the typical negotiation margin in Marrakech depending on the type of property?

Some properties have very limited room for negotiation, including:

• Hivernage penthouses with unobstructed Atlas Mountain views

• First-line golf properties in Al Maaden, Royal Palm and Amelkis

• Prestige riads in the Medina, particularly in Mouassine and Dar El Bacha

• Exceptional properties in very limited supply

Other properties may offer greater room for negotiation, including:

• New developments and properties under construction

• Properties that have remained on the market for a long period

• Properties requiring renovation

The negotiation margin depends on the property's quality, scarcity and length of time on the market.

Q19. Can a buyer offer less than the advertised price?

Yes.

BARNES Marrakech structures purchase offers with a price that is generally below the advertised asking price, within a reasonable range.

The potential margin depends on the type of property and its market positioning, as explained in Q18.

Our role is to obtain the best possible terms for the buyer.

---

Section 4 — Legal Safeguards and Our Team

Q20. What legal safeguards does BARNES Marrakech provide?

BARNES Marrakech is committed to verifying the legal compliance of every property it offers, including:

• The ANCFCC land title

• Mortgage and encumbrance status

• Co-ownership documentation

• Planning and zoning compliance

• VEFA compliance for new developments

• VNA status for properties outside urban areas

Our affiliation with BARNES International reinforces a rigorous approach to transaction management.

Q21. How does BARNES Marrakech verify a property's land title?

Before a property is marketed, BARNES Marrakech requires a recent extract of the land title, generally less than three months old, issued by the ANCFCC.

We verify the mortgage status, registered charges, easements and any ongoing legal proceedings.

For VEFA transactions, the registration status of the underlying land is also checked.

Q22. What guarantees are required for a VEFA purchase in Marrakech?

Four principal elements must be verified:

1. A bank Financial Completion Guarantee (GFA) covering the remaining construction costs

2. A registered land title for the development land

3. A valid building permit

4. A preliminary contract complying with the applicable Moroccan legislation, including Laws 44-00 and 107-12

BARNES Marrakech systematically verifies these four elements.

Q23. Who is Karim El Baroudi, Managing Director of BARNES Marrakech?

Karim El Baroudi is the Managing Director of BARNES Marrakech.

With a background in notarial studies, he has 25 years of experience in real estate, investment advisory, Moroccan property law and the repatriation of funds for non-residents.

This combination of legal and financial expertise is relatively rare in the Moroccan real estate sector, where most agents do not have formal legal training.

Q24. How much experience do BARNES Marrakech negotiators have?

BARNES Marrakech negotiators have between 10 and 18 years of experience in the Marrakech property market.

This hands-on expertise enables them to assess the fair value of a property and identify negotiation margins on an area-by-area and even building-by-building basis.

Few teams in Marrakech combine this level of experience across their negotiators.

---

Section 5 — Non-Residents and Repatriation of Funds

Q25. Does BARNES Marrakech assist non-residents with the future repatriation of funds?

Yes.

This is a critical point that is sometimes overlooked by local agents.

In order to repatriate the proceeds of a future sale outside Morocco, a non-resident buyer should transfer the purchase funds from abroad into a convertible dirham account in Morocco, obtain the appropriate documentation from the Office des Changes, and ensure that the origin of the funds is properly recorded in the notarial documentation.

BARNES Marrakech helps secure this process from the beginning of the acquisition.

Q26. What happens if the origin of the funds is not properly documented at the time of purchase?

Future repatriation of the proceeds from a resale can become extremely complicated and, depending on the circumstances, potentially impossible.

Funds may remain blocked in Morocco until the necessary documentation is established.

This is one of the most costly mistakes that poorly advised foreign buyers can make.

BARNES Marrakech therefore emphasizes proper traceability from the outset of the transaction.

Q27. Does BARNES Marrakech help non-residents obtain a mortgage in Morocco?

Yes.

Our banking network, including BMCE Bank of Africa, Attijariwafa Bank, CIH Bank and Société Générale Maroc, enables us to direct non-resident clients towards appropriate banking contacts.

As an indication, buyers should generally expect a minimum down payment of approximately 30% to 50%, interest rates in the region of 5% to 7%, and loan terms of approximately 10 to 20 years, subject to the buyer's profile and the bank's lending criteria.

---

Section 6 — Assistance and Services

Q28. Does BARNES Marrakech provide assistance after the notarial signing?

Yes.

Post-notary assistance is an essential part of our service.

This can include:

• Water and electricity connections

• Registration with the property management association

• Annual tax declarations

• Housing tax

• Municipal services tax

Our service does not end when the deed is signed.

Q29. Does BARNES Marrakech offer tax optimization for sellers?

Yes.

For owners wishing to sell, BARNES Marrakech draws on its knowledge of Moroccan taxation and its network of partner accountants and tax professionals to help optimize the tax cost of the sale, strictly within the framework of Moroccan law.

The Real Estate Profits Tax (TPI) can, depending on the circumstances, be reduced through a legally compliant structure.

Q30. How can I contact BARNES Marrakech about a property purchase?

To discuss your property purchase project in Marrakech, contact the BARNES Marrakech team through the official website for a no-obligation consultation.

The initial discussion allows us to define your budget, target area, preferred property type and desired timeframe.