Everything you need to know about buying land for building villas in Marrakech

Purchasing land for villa construction in Marrakech, as in any other region, is a process that requires careful planning and an understanding of local regulations. Here is a general guide to help you better understand the process of purchasing land for villa construction in Marrakech:

"The purchase of land in Morocco for the construction of one or more real estate properties is a dream for many people. However, it's important to know what can be built on a specific piece of land, which is referred to as zoning. Your real estate agency in Marrakech, PRESTIGE GALLERY IMMO, explains all of this in detail. The zoning and regulations for villa construction in Marrakech can vary depending on the specific area of the city where you intend to build. It is essential to consult with local authorities and refer to official documents such as the Communal Development Plan (PAC) of the respective area for accurate information. It is also important to obtain a "note de renseignement," which provides information about the number and type of constructions that can be made on the land you intend to acquire. To better understand the different appellations, here are their characteristics and specificities:

Different Zoning Plans in Marrakech: What do SD1, SD2, GH1, GH2, SA1, SA2, SA3, and S1 mean in Marrakech?

1. SD Zone: Reserved for the construction of individual villas, typically located on the Route de l'Ourika, Route d'Amizmiz, and partly on the Route de Tahanaout.

   • SD1:

     • Ten villas per individual plot of a minimum of 1000 sqm (COS 0.07 and maximum footprint of 5%; maximum 500 sqm on the ground).
     • Housing group project (COS 0.40 and maximum footprint of 20%).

   • SD2:

     • Six villas per individual plot of a minimum of 1000 sqm (COS 0.24 and maximum footprint of 12%; maximum 1200 sqm on the ground).
     • The project must be on a minimum surface of 10,000 sqm.

2. GH Zone: Reserved for the construction of individual villas, typically located on the Route de Tahanaout and some plots on the Route de l'Ourika.

   • GH1:
     • Grouped housing/divisible into plots of a minimum of 500 sqm.
   • GH2:
     • Grouped housing/divisible into plots of a minimum of 250 sqm.

3. SA Zone: Reserved for the construction of individual villas, typically located on the Route de Ouarzazate and the Route de Fès.

   • SA1:

     • Isolated/clustered individual villas or tourist establishments (COS 0.60 and maximum footprint of 30%).
     • The project must be on a minimum surface of 500 sqm.

   • SA2:

     • Isolated/clustered individual villas (COS 0.10 and maximum footprint of 5%) or housing groups (COS 0.18 and maximum footprint of 12%).
     • Any parcel smaller than one hectare can have a maximum of two constructions within the COS and CES limits.
     • The project must be on a minimum surface of 10,000 sqm.

   • SA3:

     • Isolated/clustered individual villas (COS 0.25 and maximum footprint of 15%).
     • The project must be on a minimum surface of 2500 sqm.

   • In the SA Zone, there are SD1/SD2 zones (not to be confused with the SD Zone):

     • SD1 (SA Zone): COS 0.40 and maximum footprint of 20%, minimum plot size of 2000 sqm/unit.
     • SD2 (SA Zone): COS 0.60 and maximum footprint of 40%, minimum plot size of 1000 sqm/unit.

4. D Zone: Reserved for the construction of individual villas, typically located on the Route d'Amizmiz.

   • D1:
     • Urban zone; row villas, minimum plot size of 250 sqm (COS 1.20 and maximum footprint of 60%).
   • D2:
     • Urban zone; semi-detached or isolated villas, minimum plot size of 500 sqm (COS 1.00 and maximum footprint of 50%), minimum width of 20 m.
   • D3:
     • Urban zone; isolated villas and hospitality, minimum plot size of 1000 sqm (COS 0.80 and maximum footprint of 40%).

5. Other Zones:

   • S1: Residential, tourist, cafés, restaurants, or guesthouses (COS 0.60 and maximum footprint of 35%).
     • The project must be on a minimum surface of 10,000 sqm.

Tips:

• If the "note de renseignement" indicates that the initial parcel on which you intend to submit your project must be a minimum of 10,000 sqm, and your individual plot in an SD1 zone must be a minimum of 1000 sqm, you must absolutely verify and determine this before the signing, as failing to do so may result in a building permit rejection.
• Calculate the usable surface area, taking into account urban planning information on the note, such as setbacks from property boundaries, setbacks from roads, spacing between each villa, internal road requirements, etc. In general, you should deduct between 20% and 30%.
• If urban planning information is unclear or difficult to obtain from your intermediary, this could be a bad sign; consider looking elsewhere.
• For foreign buyers, consider the factor of VNA (terrain à vocation non agricole), meaning land with non-agricultural purpose. Moroccan law prohibits foreign nationals from acquiring agricultural land. An attestation of vocation non agricole (AVNA) is required for foreign buyers to acquire such land. It is associated with the land and not the project, so it's essential for foreign buyers to consider this factor in their search, which naturally limits the locations to target."