Real Estate 2024 Comparisons

Several laws and decrees, which are regularly amended and supplemented, regulate the Moroccan real estate sector.

The main sources of real estate legislation are as follows (non-exhaustive list):

• the Code of Obligations and Contracts regulating the general rules of contract law dated 12 August 1913 (as amended from time to time);
• Law No 39-08 dated 22 November 2011 forming the Real Property Code (Code des Droits Réels);
• Law No 14-07 dated 22 November 2011 amending and supplementing the Dahir of 12 August 1913 on land titling;
• Law No 107-12 dated 3 February 2016 amending Law No 44-00 on off-plan sales;
• Law No 18-00 dated 3 October 2002 regulating the co-ownership rules applicable to erected buildings, as amended by Law No 106-12;
• Law No 12-90 dated 17 June 1992 on urban planning, as amended by Law No 66-12 dated 25 August 2016 on control and infringements in the field of town planning and construction;
• Law No 25-90 dated 17 June 1992 on allotments, housing groups and subdivisions;
• Law No 67-12 dated 19 November 2013 governing contractual relations between landlords and tenants of premises for residential or professional use;
• Law No 49-16 dated 18 July 2016 relating to the leases of buildings or premises rented for commercial, industrial or artisanal use;
• Law No 12-03 dated 12 May 2003 on environmental impact assessments;
• Law No 47-18 dated 21 February 2019 on Regional Investment Centres;
• Law No 70-14 dated 24 August 2016 introducing the Organismes de Placement Collectif Immobilier (OPCI) investment vehicle dedicated to real estate (similar to a real estate investment trust or REIT);
• Law No 62-19 enacting special provisions relating to the acquisition by joint stock companies (sociétés anonymes) or limited liability partnership (sociétés en commandite par actions) of agricultural property or property intended for agricultural use outside urban areas;
• Law No 95-17 dated 24 May 2022 on arbitration and conventional mediation;
• Law No 102-21 dated 10 February 2023 on industrial areas;
• Law No 69-21 dated 25 May 2023 on payment terms (délais de paiement);
• Law No 80-14 dated 4 August 2015 on tourist establishments and other forms of tourist accommodation and its implementing Decree No 2-23-441 dated 13 July 2023 setting out certain provisions of Law No 80-14;
• Decree No 2-22-431 dated 8 March 2023 on public procurement;
• Decree No 2-16-375 dated 18 July 2016 defining the land registry rights;
• the General Tax Code; and
• Foreign Exchange Instruction dated 2 January 2024.

The real estate sector progressed strongly 2023. In particular, a comparison of the reports for the quarters of 2023 relating to the real estate asset price index (IPAI) published by Bank Al-Maghrib (Morocco’s central bank) and by the National Land Registry Agency shows that:

• the index of real estate asset prices increased by 0.6% compared to 2022 – this increase is due to a 1.5% rise in land prices and a 1.8% rise in commercial property prices;
• residential property prices, on the other hand, are virtually stagnant; and
• in 2023, the volume of sales increased by 5.1%, driven by increases of 6.3% in residential property sales, 5.8% in commercial property sales and 0.3% in land sales.

In addition, 2023 was another banner year for tourism in Morocco, with 14.5 million arrivals, according to the Ministry of Tourism and Handicrafts. This represents an increase of 34% compared to 2022.

Morocco has also witnessed a large number of transactions in 2023, notably in infrastructure (41 billion dirhams invested in 2023) and offices (construction of a 2,000 sq m office complex in the Casablanca Finance City business district).

However, the construction sector is suffering from the rising price of building materials and inflation, which are hampering households’ access to housing.

Finally, it is worth noting that the Ministry of Economy reported in March 2024 that a number of programmes and projects have been approved and/or launched to further support the recovery of the construction sector, including:

• major infrastructure projects related to Morocco’s hosting of the African Cup of Nations in 2025 and joint hosing of the World Cup in 2030;
• the programme for the reconstruction and development of areas damaged by the Al Haouz earthquake; and
• the direct assistance programme for the purchase of a primary residence, which was launched in January 2024.

Please see the website of the Ministry of National Territorial Planning, Housing and Urban Policy for details of upcoming legislative reform. Some key proposals include:

• a law regulating the profession of the real estate broker expected to be adopted in 2024;
• a draft law on new towns that aims to promote the production and supply of housing and to regulate the procedures for approving and creating new towns;
• draft Law No 023-12 on housing co-operatives that aims to promote solidarity and participatory housing, in particular by encouraging the creation of housing co-operatives (ie, companies that manage housing for homeowners); and
• a draft law on the organisation of construction operations that aims to organise construction work by regulating the quality of building materials and techniques, identifying all parties involved, defining their tasks detailing the conditions under which construction sites are managed.

Land Tenure

The Moroccan legal framework applicable to property rights remains complex, mainly due to the variety of legal regimes governing lands and the co-existence of unregistered and registered property.

Categories of Moroccan land tenure can be summarised as follows:

• State ownership:
1. public domain of the Moroccan State; and
2. private domain of the Moroccan State.
• Collective ownership:
1. collective lands (terres collectives) – lands owned by local communities/tribes;
2. habous lands – lands belonging to religious institutions (such as mosques, schools, etc); and
3. guich lands (terres guichs) – lands owned by military communities.
• Individual ownership:
1. registered private land – characterised by the registration/publication process and the probative effect of being recorded in the Land Registry held by the National Agency for Real Estate Conservation, Property Registries and Cartography (“ANCFCC”); and
2. non-registered private lands – this includes all the lands which have not been registered (such lands do not benefit from the legal effect of the registration).

Among the non-registered lands, the melk assets which are owned under moulkia rights, should be noted. The moulkia right is based on peaceful possession and uninterrupted common knowledge for a period of ten years (towards third parties) or 40 years (towards family members). Such ownership is proved through the issue of a document called a moulkiya from traditional notaries (adouls).

Rights in Rem (Droit Réels)

Law No 39-08 forming the Moroccan Real Property Code (Code des Droits Réels) lists Moroccan rights in rem as follows.

Main rights in rem (that can be defined as autonomous rights not depending on any other rights):

• freehold;
1. easements and encumbrances;
2. usufruct right;
3. right of use;
4. surface right;
5. emphyteusis right;
6. right of habous;
7. right of zina;
8. right of houa; and
9. customary rights properly constituted before the coming into force of the Real Property Code.
• Ancillary rights in rem (which can be defined as rights depending on a personal right):
1. privileged liens;
2. mortgages; and
3. antichresis.

Besides the general rules of contract law related to sale and purchase agreements, the transfer of private registered property is governed by specific legislation, such as:

• Law No 39-08 forming the Real Property Code (Code des Droits Réels);
• Law No 14-07 amending and supplementing the Dahir of 12 August 1913 on land titling; and
• Law No 107-12 amending Law No 44-00 on off-plan sales.

Furthermore, specific laws apply to the transfer of certain types of real estate (land belonging to the private state domain, collective lands, individual property of unregistered land (moulkiya), etc).

No specific provisions apply to the industrial, office, or retail sectors.

Under Moroccan law, ownership of registered land is not transferred to the buyer until the deed of sale – which must be signed before a notary public or equivalent – is registered with the Land Registry (Conservation foncière). This registration and publicity mechanism makes the rights of the registered owner enforceable against third parties and cancels any and all prior titles/rights which are not mentioned on the title deed. The information recorded with the Land Registry is available to the public and can be obtained for a nominal cost. Hence, title insurance is not commonly used in Morocco.

Since September 2021, deeds of sale and ancillary documents should be submitted electronically to the Land Registry by the notary public. Furthermore, the professional order of Moroccan notaries public has created its own electronic signature tool.

Buyers generally conduct the necessary due diligence reviews, which cover technical, commercial and legal matters.

With respect to legal matters, the review typically includes the following:

• the title and encumbrances, to confirm in particular the valid and full ownership of the seller, and that the title is free and clear from any liens or encumbrances such as mortgages, preventative seizure, etc;
• construction matters (building permits, certificate of conformity, guarantees and related insurance coverage);
• third-party rights;
• the rental situation;
• contracts relating to the property;
• corporate matters (comprehensive corporate due diligence must be conducted if the asset is acquired through a share deal); and
• documentation regarding litigation and other contracts relating to the property and the target company.

Specific attention must be paid to the drafting of force majeure clauses.

The following guarantees are imposed by statutory law on the seller, and may be extended or limited by the parties:

• a guarantee of eviction, which protects the buyer against any restriction on the use of the property by the seller or by any third parties claiming rights over the property; and
• a guarantee against hidden defects (vices cachés), which must be brought within 365 days of the handover of the property (unless otherwise agreed).

The warranties provided by the seller in a share deal include the usual representations and warranties relating to the company being sold (the existence of the company, share capital and ownership of the shares, corporate matters, the accuracy of the accounts, the company’s activity, financial standing, significant contracts entered into by the company, employment matters, litigation, tax matters, etc).

There is not typically a cap on the seller’s liability for a breach of its representations and warranties.

Representation and warranty insurance is not a common practice in Morocco.

When considering the purchase of real estate in Morocco, investors should consider the following:

• the general principles of contract law, including provisions governing the sale and purchase of real estate;
• tax regulation and structuring aspects;
• foreign exchange control regulations, especially the rules applicable to the transfer abroad of revenue generated from investments made in foreign currencies in Morocco;
• registration and publicity formalities;
• construction, urban planning and zoning regulations;
• environmental law;
• regulations applicable to the contemplated business activity to be conducted from/within the building; and
• regional and local practice or customs.

Moroccan environmental law is based on the “polluter pays” principle, which means that the person responsible for the pollution is liable for damages and must take appropriate measures to remedy the pollution. If pollution is discovered, the owner of the property has the burden of proving that the previous owner or a tenant caused the pollution in order to avoid liability.

Zoning and planning regulations must be checked before planning a construction project and applying for a building permit.

The plans and regulations for each local area are generally available to the public for a nominal fee from the local urban agency (agence urbaine), using a dedicated application form (note de renseignement) indicating applicable uses and restrictions regarding footfall, the maximum building height, etc.

No agreement with public authorities is required to facilitate a private development project. Nevertheless, in certain cases involving a specific real estate project (mainly relating to tourism, industrial and/or artisanal projects, as well as social housing), it is possible to request and obtain authorisation from the competent authorities to derogate from the applicable urban regulations.

Under Law No 7-81, the Moroccan state is entitled to expropriate land for reasons of public necessity or for temporary use (following a dedicated administrative and judicial procedure). In this case, compensation must be paid to the owner for the expropriated property. The compensation is based on the current and effective damage directly caused by the expropriation, according to the value of the property on the date of the expropriation decision.

Asset Deals

With respect to an asset deal, the following taxes and fees are due.

• Notary public fees, generally in the range of 0.5%–1% of the purchase price, and usually paid by the purchaser.
• Registration duties with the tax administration, which are calculated at a rate of:
1. 5% of the purchase price (if the asset purchased is a bare land or a building which will be demolished); or
2. 4% of the purchase price if the asset purchased is a constructed building (regardless of its purpose),
• computed on the purchase price and borne by the purchaser within 30 days of the execution date of the purchase agreement.       
• Registration fees with the Land Registry, amounting to 1.5% of the purchase price (required to register the deed of sale with the tax administration and update the Land Register), also borne by the purchaser within three months from the deed of sale execution date.

Share Deals

If the target company in a share deal qualifies as a “real estate company” it will need to pay registration duties to the tax administration. Real estate companies are defined as companies whose gross assets are composed of at least 50% real estate assets (including other real estate companies), determined at the beginning of the financial year in which the taxable sale occurs. Properties used by these companies for their own commercial, industrial and other activity are not taken into account in the 50% threshold but ongoing constructions are. When shares representing a real estate company are sold, the buyer is responsible for paying registration duties at a rate of 6% of the purchase price. If the target does not qualify as a real estate company, a share purchase agreement must be registered with the tax authorities, but this is not exempted from registration duties.

If the company does not qualify as a “real estate company” (eg, if the property owned by the company is dedicated to the industrial or commercial activity of the same company), the registration of the share purchase agreement has to be registered with the tax authorities but benefits from a registration duties exemption

The purchase of shares in a real estate company does not trigger the payment of notary public fees (because the deed does not have to be authenticated by a public notary), nor does it require the payment of registration fees with the Land Registry (because the title deed does not need to be updated, as the owner of the property remains the same person).

Apart from some industries – including agriculture, fishing, audiovisual media, banking and insurance – there are generally no limitations on foreign investors buying real estate (either directly or indirectly through the purchase of a company holding real estate assets).

It is worth noting that with respect to agricultural land, a distinction is made between purchase for agricultural and non-agricultural uses.

Agricultural Use

Prior to the reform introduced by Law No 62-19 of 14 July 2021 (see next paragraph), Law No 1-73-645 of 23 April 1975 on the acquisition of agricultural land or land for agricultural use outside urban areas providing that foreign natural and legal persons and/or limited companies, whose shareholders were not exclusively Moroccan natural or legal persons, were not allowed to purchase agricultural land for agricultural use.

Law No 62-19 of 14 July 2021 now provides for the right for joint stock companies (sociétés anonymes) or limited liability partnerships (sociétés en commandite par actions), whether owned by foreigners or not, to purchase agricultural land for agricultural use. This is subject, however, to prior approval of the purchase by the unified regional investment commission (commission régionale unifiée d’investissement), and the signature of a specific sale and purchase agreement, the template of which has not yet been published.

Non-agricultural Use

In accordance with the provisions of Decree No 2-04-683 of 6 January 2005 on the regional commission responsible for certain land transactions, foreign natural and legal persons may purchase rural agricultural land with a view to carrying out an investment or other economic project of a non-agricultural nature. This is subject, however, to request and being granted with a certificate of non-agricultural use (attestation de vocation non agricole).

Real estate investors typically use a combination of equity (including internal shareholder financing) and/or bank loans to finance the acquisition of commercial real estate in Morocco.

Lenders often request the following securities:

• a mortgage (hypothèque) over the real estate asset;
• a pledge over the general business concern (nantissement de fonds de commerce);
• a pledge over receivables (nantissement de créances);
• a bank account pledge (nantissement de compte bancaire);
• an assignment of insurance proceeds (délégation des indemnités d’assurance); and
• a pledge of shares (nantissement d’actions).

It is also common to obtain personal security, such as a guarantee from a company (usually a parent company) covering cost overruns, completion, interest and principal.

The enforcement of a security in Morocco for the benefit of a foreign lender would result in the transfer of the enforcement proceeds outside Morocco. Such a transfer would generally require a spot authorisation from the Foreign Exchange Office, as the General Instruction on Foreign Exchange does not expressly authorise this type of operation.

With regard to repayment under a loan agreement, the General Instruction authorises foreign financing under certain circumstances to enable a Moroccan borrower to repay a loan to a foreign lender.

The creation of the beneficiary’s administrative file at the Land Registry, known as the dossier special, which requires the collection of corporate and administrative documents in original, certified or apostilled form, and sometimes involves an exequatur procedure, may also present challenges and delays.

The following registration obligations and Land Registry fees are applicable upon the registration of a mortgage.

• Registration duties: computed on the total amount secured, but the taxable basis also includes – in addition to the amount secured in the principal – the expected expenses (or 6% of the principal if no estimation is made) and the interest (capped at the value of the interest paid over two years). The amount of the taxable basis thus determined is subject to registration duties at a rate of 1.5% and is payable within 30 days following execution.
• Land Registry fees, which depend on the value of the mortgage, as follows:
1. lower than MAD250,000 – 0.5%;
2. between MAD250,000 and MAD5 million – 1.5%; and
3. above MAD5 million – 0.5%.

A fixed duty (per property) of MAD100 also applies.

No stamp duties apply to credit or security agreements (subject to exceptions).

The enforcement of a security requires no specific fee.

In addition to corporate authorisations, a Moroccan entity must ensure that the following rules are complied with when granting any security.

• Financial assistance (assistance financière) rule: pursuant to Article 280 of Law No 17-95 relating to joint stock companies, providing financial assistance to the target company in the form of advances of funds, loans or security with a view to the subscription or purchase of its own shares by a third party is prohibited. Article 280 refers to financial assistance “in view of” the acquisition/subscription (ie, at the time of the transaction or in contemplation of a transaction). In theory, the provisions prohibiting financial assistance under Law No 17-95 do not apply to limited liability companies, and Law No 5-96 on limited liability companies does not set out similar provisions.
• Corporate benefit (intérêt social) rule: any decision for a company must be taken in its best interest. The existence of a corporate benefit is ultimately a business decision and, as such, is a decision for the company’s directors to make. Any assessment of whether there is a benefit to the company must be made on a case-by-case basis.
• Corporate purpose (objet social) rule: any security granted by a Moroccan entity for the benefit of third parties must comply with the corporate purpose of the entity. Moroccan law does not provide any definition of corporate purpose, but both Law No 17-95 and Law No 5-96 provide that the corporate purpose must be specified in the articles of association.

In addition, the creation of movable and immovable securities will require (as the case may be) the completion of registration formalities with the National Register of Securities over movable assets (registre national électronique des sûretés mobilières) or with the competent Land Registry.

The secured lenders should have no difficulties collecting on a mortgage as long as the following criteria are met:

• the mortgage is duly registered in the local Land Registry;
• it is a first-ranking mortgage; and
• the borrower is not undergoing insolvency proceedings.

It usually takes between six and 12 months to successfully enforce a mortgage.

According to Law No 39-08’s Section 169, the priority of debt ranks from the date of registration, with same-day registration receiving equal consideration, and retains its rank and validity without further formality, until the valid registration of its withdrawal (mainlevée).

In order to subordinate a mortgage already registered in favour of a new mortgage, a specific subordination or intercreditor agreement between the creditors concerned exchanging ranks is required. The rules of subordination among creditors and governing the enforcement rights will be set out in that agreement.

In principle, and provided that they did not cause the damage themselves, the holder of security over real estate cannot be held liable for environmental damage.

A security interest granted by a borrower remains valid under Moroccan law even if the borrower becomes insolvent.

However, a creditor is not entitled to proceed with the enforcement of a security interest for the duration of the borrower’s insolvency proceedings. Indeed, any creditor whose claims are not privileged by law is prohibited from commencing or continuing an individual action against the debtor.

In addition, pursuant to Article 714 of the Commercial Code, if it is determined that the granting of a security is detrimental to the debtor’s bankruptcy estate, the bankruptcy court may invalidate securities granted during the six-month period preceding the debtor’s declaration of bankruptcy.

Loans granted by Moroccan licensed banks, or by through shareholder loans, are exempted from registration duties but other loans (eg, those granted by foreign banks not licensed in Morocco) are subject to 1.5% registration duties.

Law No 12-90 on urban planning sets out the general rules applicable to strategic planning and zoning.

Urban Development Master Plans (Schémas Directeurs d’Aménagement Urbain) and zoning plans are used to establish strategic plans and zoning schemes (plans de zonage). Each municipality prepares development plans (plans d’aménagement), which categorise the land into distinct use zones and assign a different building density ratio to each zone.

In practice, public law regulates a landowner’s ability to build a new building or refurbish an existing one through an administrative authorisation that must be obtained prior to beginning any construction work.

Overall responsibility for regulating the development and designated use of individual parcels of real estate lies largely with local authorities, including the urban agencies and the Regional Investment Centres (Centres Régionaux d’Investissement) responsible for issuing building permits.

A variety of authorisations and permits are necessary for the construction of a real estate project. Some of these requirements, which will depend on the nature of the project in question, are outlined below.

• Law No 12-03 relating to environmental impact assessment sets out a list of projects which must be subject to an environmental impact assessment (étude d’impact sur l’environnement” and an environmental acceptability decision (decision d’acceptabilité environmentale) from the Ministry of Energy, Mines and Environment in order to be authorised.
• Law No 49-17 relating to environmental assessment has recently been published in the Official Gazette and should enter into force upon the publication of its implementation regulations. It mandates that all projects that may have negative impacts on the environment will have to be subject to an environmental impact assessment. With regard to projects existing prior to the entry into force of Law No 49-17 and for which no environmental impact assessment has been made, an environmental assessment will be carried out.
• Hazardous facilities (installations classées) – authorisation must be obtained from the relevant authorities (or a declaration has to be filed, depending on the nature/class of the facilities) prior to beginning construction work.
• A building permit must be obtained in order to carry out construction work. Generally speaking, the permit is issued once all the authorisations and visas required by specific laws and regulations have been obtained.
• Upon completion of the permitted construction works, which must be declared by the architect, the owner must obtain another permit: the “permit to inhabit” (permis d’habiter) or, if the building is not dedicated to private housing, the “certificate of compliance” (certificat de conformité), confirming that the buildings erected are in accordance with the provisions of the initial building permit. This permit is a prerequisite to the use of the erected building.
• By Order No 338-20 of 21 January 2020, a dematerialised procedure was set up for the submission and processing of applications for town planning authorisation, via an online platform known as Rokhas.

As an administrative act, any decision taken by the authorities must be justified and may be appealed before the relevant authority (recours gracieux) and/or the administrative courts (recours contentieux). A lawsuit may also be filed by third parties with a specific interest that deserves protection before the administrative authority or before the court, by asking for the decision to be annulled.

There is generally no need to enter into agreements with local or government authorities or agencies, or utility suppliers, in order to facilitate a development project.

Failure to comply with the applicable building and planning regulations may result in:

• closure of the site in the absence of a valid building permit;
• the obligation to modify the building to bring it into compliance with the regulations in force; or
• the obligation to demolish the construction work.

In all cases, the offender is liable to a fine of between MAD1,000 and MAD100,000.

In addition, anyone who continues to operate a project despite being notified of the closure of the site may be punished by imprisonment of between 15 days and three months.

Real estate assets may be purchased by either natural individuals or legal entities. Companies usually possess substantial or valuable assets, with the most popular corporate forms including:

• the joint stock company (société anonyme – SA) governed by Law No 17-95 (as amended);
• the simplified joint stock company (société par actions simplifiée – SAS) governed by Law No 5-96 (as amended);
• the limited liability company (société à responsabilité limitée – SARL) governed by Law No 5-96; and
• the real estate civil company (société civile immobilière – SCI) governed by the Moroccan Obligations and Contracts Code.

Law No 70-14 dated 24 August 2016 introduced REITs, known as Organisme de Placement Collectif Immobilier (OPCI) into the investment legal framework. Please see 5.3. REITs below.

All types of companies are subject to corporate income tax (CIT) in Morocco. The finance bill for 2023 modified the CIT rates, reducing them with the aim of reaching a flat rate of 20% for financial years beginning January 2026 onwards. Companies whose profits exceed MAD100 million, for whom the CIT rate will be 35%, and licensed banks and insurance companies, which will pay CIT at a rate of 40%, are the sole exceptions.

The following rates apply/will apply to the net income (including rental income):

• under MAD300,000 – 15% in 2024, 17.5% in 2025 and 20% in 2026 (and beyond)
• between MAD300,000 and MAD1 million – 20% in 2024 (and beyond);
• between MAD1 million and MAD100 million – 22.5% in 2024, 22.75% in 2025 and 20% in 2026 (and beyond); and
• over MAD1000 million – 33% in 2024, 34% in 2025 and 35% in 2026 (and beyond).

Joint Stock Company (SA)

A joint stock company (SA) is a form of limited liability company where each shareholder’s liability is, in theory, restricted to the amount of its contributions to the company. A minimum of five shareholders is required for an SA. Unless otherwise provided in the company’s articles of association (which may provide for restrictions on the transfer of shares, such as a temporary lock-up or prior approval clause (agrément)), the shares in an SA are freely transferable.

Simplified Joint Stock Company (SAS)

A simplified joint stock company (SAS) is a flexible corporate form that is suitable for companies with high growth potential. An SAS’s shares are not permitted to be listed. One or more shareholders, who may be either individuals or legal entities, can form an SAS. The maximum amount of liability of each shareholder is their individual share contributions. The shares are freely transferable, unless otherwise set forth in the articles of association of the company. If the articles of association of the company include a lock-up clause, Moroccan law provides that this lock-up period cannot exceed ten years.

Limited Liability Company (SARL) and Sole Shareholder Limited Liability Company (SARLAU)

The Moroccan equivalent of a limited liability company is a SARL. It can be incorporated as a sole shareholder company and may have up to 50 shareholders. In that case, the firm is a sole shareholder limited liability company (SARLAU). The maximum amount of liability for each shareholder is their individual share contributions. The SARL is frequently utilised for smaller enterprises, particularly because of its simplified and less complex management structure.

Unlike a joint stock company, a SARL cannot be listed on a stock exchange and cannot issue preference shares and debt or equity securities that are convertible into shares.

Real Estate Civil Company (SCI)

A real estate civil company (SCI) is a civil company whose purpose is to hold real estate assets. Because it is a civil company, an SCI cannot have in principle a commercial or trading nature. The shareholders are indefinitely liable for the company debts, in proportion to the shares they hold in the share capital.

Some companies are subject to personal income tax (ie, tax on income is only payable at the shareholder level) and mainly include société en nom collectif, companies with a real estate purpose (transparent for tax purposes).

REITS are commonly available in Morocco. Please refer to 5.1 Types of Entities Available to Investors to Hold Real Estate Assets for more detail.

There are two different forms of OPCI (Organisme de Placement Collectif Immobilier):

• a real estate investment trust (fonds de placement immobilier – FPI) organised in the form of a co-ownership without legal personality; or
• a real estate investment company (société de placement immobilier – SPI) organised as a joint stock company.

In both cases, their purpose is the construction or acquisition of buildings exclusively for rental purposes, which they hold directly or indirectly, as well as all operations necessary for their use or resale.

Securities issued by the OPCI may be listed on the stock exchange. OPCIs are open to foreign investors and the assets of an OPCI may be located in a free zone or in a foreign country, denominated in foreign currency or governed by foreign legislation, in compliance with foreign exchange legislation and regulations. However, the OPCI management company must have its registered office in Morocco.

Investors can benefit from a number of advantages by investing in OPCIs:

• easy access to the real estate market;
• liquid investment in real estate via OPCIs;
• optimising net income through the OPCI’s rental assets;
• professional property management; and
• an attractive tax regime.

The creation of an OPCI is subject to a number of conditions, including but not limited to:

• management by a management company (société de gestion), which itself is subject to certain conditions;
• obtaining (i) the authorisation of the Moroccan market regulator (Autorité Marocaine du Marché des Capitaux – AMMC), and (ii) the AMMC’s approval of the OPCI’s information document;
• having a minimum share capital (SPI)/minimum initial contribution (FPI) of MAD50 million; and
• compliance with applicable rules governing the asset mix of the OPCI.

SA

A joint stock company requires a minimum share capital of MAD300,000 or MAD3 million if its shares are traded on the stock exchange. Contributions can be made in cash (numéraire) or in kind (en nature). Contributions in kind are subject to a specific appraisal procedure by an independent appraiser.

SAS

The minimum share capital requirement for an SAS is not specified by Moroccan legislation.

SARL

A limited liability company is not required to have a minimum share capital. Contributions must be provided in kind or in cash, it being specified that contributions in kind must undergo a certain appraisal process by an independent appraiser.

SCI

A minimum share capital of MAD1 is required for a real estate civil company. Contributions can be made in cash or in kind, or may consist of technical skills (apport en industrie).

SA

An SA may have either (i) a board of directors (conseil d’administration), or (ii) a management board (directoire) and a supervisory board (conseil de surveillance). The CEO (directeur général) is responsible for the day-to-day management of the SA and has the broadest powers and authority to represent the company before third parties.

SAS

An SAS is mainly governed by the terms and conditions of its articles of association.

SARL

A SARL is managed by at least one manager, who must be an individual and who has the broadest power and authority to represent the company before third parties, except for matters legally restricted to shareholders.

SCI

An SCI is managed by at least one manager, who must be a shareholder of the company (if the articles of association of the company do not mention this point, all the shareholders have the powers and authority to manage the company).

SA

An SA must appoint at least one statutory auditor (two if the company is listed), and is required to file its accounts annually. These accounts must be certified by the statutory auditors who file them with the tax authorities, to which are added the statutory auditors’ fees for the certification of the annual accounts. Then, these certified financial statements are closed by the board of directors and approved by the shareholders’ meeting before being filed with the trade registry (costs of MAD50).

SAS

In an SAS, there is no legal obligation to appoint statutory auditors unless the company’s annual turnover (excluding VAT) exceeds an amount set by decree (it being specified that this decree has not yet been promulgated). An SAS is also required to file its annual accounts, duly approved by its president, with the local tax authorities and the trade registry.

SARL

A SARL must appoint statutory auditors only if its annual turnover exceeds MAD50 million. A SARL’s annual accounts must also be filed, after being duly approved by its shareholder(s), with the local tax authorities and the trade registry.

SCI

There is no requirement to appoint a statutory auditor in an SCI, nor to file annual accounts.

In Morocco, several arrangements provide for a person, company or organisation to stay in a property for a limited period of time without having to buy it. The main types of arrangement are the lease agreement, the usufruct, the commodat (a free lease agreement for the use of the property) and, in relation to private state land, the authorisation to temporarily occupy publicly owned land.

Aside from the general rules governing leases, as laid down by the Code of Obligations and Contracts regulating the general rules of contract law (as amended from time to time), Moroccan legislation has enacted two specific laws governing commercial leases and professional and residential leases.

The Dahir No 1-13-111 dated 19 November 2013 promulgating Law No 67-12 governs contractual relations between tenants and landlords for residential or professional premises. The professional lease mostly applies to liberal professionals not practising any commercial, industrial or handicraft activities.

The commercial lease is regulated by the Dahir No 1-16-99 dated 18 July 2016, promulgating Law No 49-16, which sets out a complete list of situations in which it applies. A commercial lease must be granted by the landlord in accordance with Law No 49-16 for:

• premises or buildings in which a business (fonds de commerce) is operated;
• premises or buildings regarded as an accessory to the main premises in which the business is operated;
• premises consisting of undeveloped lands that will be developed and used to operate a business;
• premises or buildings used for commercial, industrial and handicraft purposes and as part of the private state domain; and
• premises and buildings used as private schools, clinics or pharmaceutical laboratories.

Pursuant to Law No 49-16, some premises may not be subject to a commercial lease arrangement, including:

• premises or buildings that are part of the public state domain;
• premises or buildings that form part of the private state domain but are used for public interest;
• premises or buildings incorporated in a habous;
• premises or buildings rented following a court order;
• premises or buildings located in a shopping mall; and
• premises or buildings located in a dedicated zone gathering companies operating information technology, industrial or offshore activities.

The right of the tenant to renew the lease is one of the main features of a commercial lease. Hence, if the landlord decides to terminate the lease ahead of the agreed contractual term, the tenant is entitled to seek compensation (indemnité d’éviction), determined by taking into account the value of the considered business.

Although permitted by law, variable rents are not common in leases for office premises, but are a common feature in retail leases for premium international brands (expressed as a percentage of the annual gross revenues of the tenant’s business, subject to a specified minimum fixed rent).

Duration

As the duration of commercial leases is not regulated by Moroccan Law, the parties are free to enter into a lease agreement for any amount of time. In practice, commercial leases are often entered into for an initial period of three to nine years.

One of the main features of a commercial lease is the tenant’s right to freely transfer and renew the lease, which means that in the event of non-renewal, the tenant is entitled to eviction compensation based, among other things, on the value of the business. To benefit from this right of renewal, the tenant must occupy the premises for two consecutive years or have paid “key money” (pas-de-porte) in order to be entitled to such a right of renewal.

Please note that in the event the duration of a lease is equal to or over ten years, it is likely that the tax administration (when registering the lease) will consider that the applicable rate and taxable basis of the registration duties is the one that applies to long-term leases (bail emphytéotique) – ie, a 6% rate on a taxable basis of 20 times the annual rent in accordance with Article 131 19° of the Moroccan Tax Code (MTC) (against a fixed fee of MAD200 for the registration of a “standard” lease agreement).

Work and Repairs

The parties are free to allocate the various types of work and repairs. However, in general, ordinary repairs and maintenance are borne by the tenant, and the landlord bears the cost of structural and major repairs, as well as repairs resulting from wear and tear, force majeure and construction defects.

Frequency of Rent Payments

The parties are free to negotiate the frequency of rent payments. Rent for commercial premises is usually payable monthly or quarterly in advance.

Under the applicable regulations, the amount of the rent, the conditions of its revision and the rate of its increase or decrease can be freely determined by the tenant and the owner.

However, Law No 07-03 on rent reviews for commercial, industrial or craft premises prohibits rent increases during the first three years from the date of conclusion of the lease agreement or the date of the last judicial or contractual review, and/or prohibits the parties from agreeing to an increase greater than the rates set by law (ie, 8% for residential leases and 10% for other leases, including commercial and professional leases).

If no agreement has been reached between the tenant and the landlord regarding the rent revision terms and the rate of increase, the parties may apply for judicial review based on the above-mentioned rates.

In practice, the parties generally agree to a rent review clause that is based on the conditions imposed by Law No 07-03 (ie, a rent increase of 8% or 10% every three years).

Law No 07-03 provides that a rent increase may only apply every three years following the signing of the lease agreement or the date of the previous judicial or contractual rent review, provided that any such increase is limited as follows:

• for residential leases – an 8% increase in the current rent; or
• for other leases – a 10% increase in the current rent.

VAT is payable at 20% on rent in the following cases (otherwise it is out of scope of Moroccan VAT).

• Taxable rental transactions:
1. rental of furnished premises;
2. rental of equipped premises for business purposes;
3. rental of non-equipped premises for business purposes when they were acquired within the scope of VAT; and
4. rental of non-equipped premises for business purposes in which an intangible asset of the business is included; and
5. rental of premises in commercial complexes (“shopping malls”).
• Rental transactions not subject to Moroccan VAT:
1. non equipped premises which were purchased out of scope of VAT.

If the VAT is not applicable, the landlord can opt to pay VAT (at 20%). This option is made by a formal request and can be applied globally or partially to the taxpayer’s activities (ie, the option can be applied to a given real estate project, or to a single building/premises/apartment).

Pursuant to Moroccan law, there are no additional costs to be paid by the tenant at the beginning of the lease term, apart from a registration duty payable to the tax administration (set at MAD200).

Although the MTC does not specifically state who is responsible for paying the registration fees, it is market practice for the tenant to bear this cost.       

The tenant generally bears the maintenance and repair costs for common areas (ie, gardens, parking areas, stairways and elevators) by way of service charges, in proportion to the area of the premises occupied by each tenant compared to the total area of the property. In practice, the service charges are usually agreed as a lump sum.

Parties are free to determine which of them will pay the operating fees (eg, electricity, water, telecommunications and other utilities), but the utility costs are generally borne by the tenant according to its specific needs and usage.

In Morocco, landlords and tenants typically subscribe to various insurance policies to safeguard their interests under a lease agreement.

For landlords, typical policies include the following:

• Assurance propriétaire non occupant: This type of property insurance covers the landlord’s property against risks such as fire, theft, and natural disasters. It is designed for landlords who do not reside in the property themselves.
• Responsabilité civile propriétaire: Liability insurance for landlords protects them in case a tenant or visitor is injured on the property and files a claim for damages. It covers legal expenses and compensation for bodily injury or property damage.
• Assurance loyers impayés: This insurance protects landlords against the risk of rental income loss due to tenant non-payment of rent. It typically covers unpaid rent and legal expenses associated with eviction proceedings.

For tenants, typical policies include the following:

• Assurance multirisque: Renter’s insurance provides coverage for the tenant’s personal belongings inside the rental property and includes liability coverage for damages caused to third parties.
• Assurance dommages aux biens: Insurance that tenants can purchase to cover damage to the landlord’s property caused by the tenant. It may include coverage for accidental damage, such as broken windows or damaged appliances.

The parties generally provide that the leased premises are rented for a specific purpose, with any change being subject to the landlord’s prior consent. In addition, the use of the leased premises may be restricted by legal or regulatory provisions, such as town planning and zoning regulations.

With respect to commercial leases, a judge may grant permission to the tenant (even after a refusal by the landlord) to carry out one or more activities that are ancillary or related to the initial business activity, as long as they are not in conflict with the purpose, characteristics and location of the building, and they are not likely to affect its security.

Law No 49-16 governing commercial leases provides no specific provisions regarding works initiated by the tenant.

In any case, the parties are free to agree on the preferred work regime for the tenant, and it is generally provided that the tenant may not alter or improve the premises without the landlord’s prior consent, especially if the work is substantial and affects the structure of the building.

Specific regulations apply to financial leases (credit bail), lease agreements for the use of agricultural land (bail à ferme), authorisations to temporarily occupy publicly owned land (autorisation d’occupation temporaire du domaine public), etc.

Habous properties, governed by a very specific legal regime, were subject to particular measures following the COVID-19 pandemic crisis, with habous tenants being exempted from paying their rent.

The Moroccan Commercial Code sets out the rules applicable to insolvency proceedings, but does not provide any specific rules for leases where the lessee is considered insolvent. In the event of insolvency proceedings not leading to liquidation, it is customary for the court to appoint an administrator, who may decide to uphold the lease in force if it is deemed necessary for the tenant’s business operations.

The main forms of security available to landlords in the event of non-payment of rent by the tenant are:

• cash deposit of an agreed amount (limited to two months’ rent for commercial tenancies);
• rent paid in advance; and
• guarantees from a bank or parent company.

A tenant has no right to remain in occupation of a property after the expiry or termination of a lease. Therefore, if the premises are not vacated on the due date, the landlord can obtain a court order to regain possession of the premises. The lease may also contain other penalty clauses if the property remains in use after the expiry of the lease without due cause.

Pursuant to Law No 49-16 governing commercial leases, a tenant under a commercial lease cannot, in any circumstances, be deprived of the right to assign its leasehold interest – with or without its business (ie, separately). The tenant and the assignee must, however, give notice to the landlord referring to the assignment. Until such time as notice is given, the assignment shall not be binding on the landlord. The tenant remains liable to the landlord with respect to all prior commitments.

Under Law No 49-16, a tenant may sublease any part of the leased premises, unless the lease agreement sets out otherwise. The tenant must notify the landlord about the sublease, and it only becomes effective against the landlord as of the date the notification is made.

Law No 49-16 governing commercial leases provides that the landlord may request a judicial termination of the lease if the lease contains a termination clause (clause résolutoire) and at least three months’ rent is still unpaid by the tenant, despite a 15-day formal prior notice being served.

There are also a number of instances in which the landlord has the ability to deny the right of the tenant to renew the lease without paying an eviction fee (indemnité d’éviction). These cases include notably unauthorised alterations to the premises, default of payment, sublease of the premises contrary to the terms of the lease, use of the premises in breach of the originally agreed use, etc.

It is market practice for the tenant to pay and bear the registration fee, even though the MTC states that the party to whom the lease is beneficial must pay the registration fee. However, the lease may provide otherwise. Such registration duty also applies to the signing of amendments and schedules.

As mentioned in 6.19 Right to Terminate a Lease, Law No 49-16 allows the landlord to apply to the court for early termination of the lease and eviction of the tenant in certain cases. In practice, however, this is a rather time-consuming and difficult process.

Third parties are not entitled to seek the termination of a valid lease agreement. This being said, Law No 49-16 states that any public authority may terminate the lease if this is in the public interest, in which case the landlord is not required to pay eviction compensation (indemnité d’éviction) to the tenant.

Contractual damages (ie, damages giving rights to indemnification as a result of a contractual default) are defined in Article 264 of the Code of Obligations and Contracts, which provides that:

“damages are the effective loss that the creditor has suffered and the loss of profit which are the direct consequence of the non-performance of an obligation. (…)”. Hence, the Code of Obligations and Contracts limits the indemnification obligation of the defaulting party to direct damages suffered by the non-defaulting party and therefore excludes indirect and consequential damages.

This being said, it is quite customary to including contractual provisions to clarify the exact scope and intended limitations of a party’s indemnification obligation as a result of a default under a specific agreement, including lease agreements.

Unless otherwise specified in the lease contract, landlords generally hold the security deposits paid by tenants or call on the guarantee (banking or corporate) granted by the tenant to the landlord.

Parties may choose between two types of pricing mechanism (sometimes be combined) for construction projects:

• quantity construction contracts (marché au métré), by which the contractor performs construction work for a price based on the quantities actually used for the work; or
• lump sum price construction contracts (marché à prix forfaitaire), in which the contractor carries out the work for a fixed and non-revisable price agreed upon at the time of signing (under this type of contract, the contractor does not have the right to request additional payment or compensation, except in limited cases such as for modifications or when the client requests additional work).

Different types of contractual arrangement can be adopted by the owner:

• separate contracts with the design team (architects, engineers, etc) and the construction contractor, in which case responsibility for the design will be assumed by the design team, while the contractor will be in charge of the work; or
• a single design and construction contract (contrat de contractrant général) with a contractor, under which the contractor responsible for the work will also be responsible for the design.

In any case, the assistance of a Moroccan architect is mandatory when applying for a building permit. This architect is responsible for drawing up the design plans and the application file for the building permit, supervising the proper execution of the work and assisting the owner in handing over the work, as well as issuing the final statement in order to obtain the certificate of conformity (certificat de conformité) or the occupancy permit (permis d’habiter).

In a private construction contract, the following mechanisms are typically used to manage construction risks (and are freely negotiated by the parties):

• Representations and warranties of the contractor regarding the feasibility of the project, the contractor’s knowledge of the technical, environmental and legal framework applicable to the project and its ability to carry out the work under the conditions provided for in the contract.
• Holdbacks, whereby the owner retains payment of a certain amount (usually up to 10% of the contract price) to guarantee the remediation of any defects arising on the date when the work is provisionally accepted (generally, the contractor will request that a bank suretyship (cautionnement bancaire) be used in place of this retainer).
• A performance bond, usually from 3% to 10% of the contract price, to secure the payment of any penalties that may be imposed on the contractor for a delay or breach of contract, which is normally returned to the contractor or waived following the final acceptance of the work (occurring 12 months after provisional acceptance of the work).
• A penalty for breach/liquidated damages.
• Insurance policies covering professional construction activities (civil liability insurance of contractors, or professional insurance of architects, experts, engineers, etc) and the coverage of certain assets (such as all-risk insurance for a construction site and a ten-year warranty owed by the contractors).

Delay provisions in the event that the agreed-upon milestones or completion dates are not met (unless the delay is due to force majeure or other unforeseen event, or is attributable to the owner) are generally used to avoid any schedule-related risk on construction projects. Delay penalties are often capped at a specific percentage of the contractor’s contract price.

It is worth noting that Article 264 of the Code of Obligations and Contracts provides that a judge may always assess and then reduce the amount of contractual penalties.

Owners typically ask contractors for security to ensure timely completion and accurate performance of the work. A completion guarantee/performance bond as well as holdbacks (often replaced by a bank guarantee) are frequently provided by the contractor to the client (see 7.3 Management of Construction Risk). Also, it is standard practice for clients to require an advance payment bond, payable on first demand, to ensure that any advance payments made by the client prior to the commencement of work are repaid.

There are no specific provisions in Moroccan law regarding the ability of contractors and/or designers to pledge or otherwise encumber property in the event of non-payment by the client. Only the client is entitled to use the property as security, as the property is generally owned by the client.

In most cases, the construction contract specifies the conditions precedent that must be satisfied before the handover can take place. In practice, upon completion of the work, the parties will hold a provisional handover/acceptance (réception provisoire), even if there are some slight defects or snags still outstanding, which the contractor undertakes to repair during the warranty period (which is usually one year). Once the warranty period has expired, final handover/acceptance takes place (réception definitive).

In any case, upon completion of construction, the owner must obtain an occupancy permit (permis d’habiter) or, if the building is not intended for private accommodation, a certificate of conformity (certificat de conformité) certifying that the building as erected complies with the provisions of the building permit. This certificate is a prerequisite to the use of the erected building; using a building without such permit may give rise to fines and criminal liability.

Real estate sales and purchases generally do not require payment of VAT (ie, when a property is second hand rather than a new building).

Pursuant to Article 89-I-4° of the MTC, VAT is payable on real estate work, subdivision/allotment operations and real estate development transactions (the sale of plots in a real estate development project is subject to VAT at a rate of 20%).

The acquisition of large real estate portfolios has the same tax consequences as the purchase of a single real estate asset: if the transaction involves the direct purchase of real estate, it is subject to registration fees and property registration (see 2.10 Taxes Applicable to a Transaction).

However, in order to minimise the tax cost, it might be possible to acquire shares in a company that does not qualify as a real estate company (ie, that does not have gross assets composed of at least 50% real estate properties/other real estate companies). In that case, the transaction would be free of registration duties and no property registration fee would be payable (see 2.10 Taxes Applicable to a Transaction).

When renting out commercial or industrial premises, tenants are liable for two main local taxes: business tax and tax on municipal services.

Business Tax

Pursuant to Article 6-II-1° of Law No 47-06 on local taxation, all newly created professional activities benefit from a total exemption of business tax for the first five years after starting their activity. Business premises benefit from this exemption.

The taxable basis for business tax is the gross yearly rental value of all the assets available to the company (including assets purchased and rented).Newly incorporated companies benefit from a five-year business tax exemption, regardless of their legal purpose.

For hotel/housing activities, the taxable basis is determined by multiplying the construction/building cost with the following proportional rates:

• 2% if the construction cost is lower than MAD3 million;
• 1.5% if the construction cost is equal to or higher than MAD3 million and less than MAD6 million;
• 1.25% the construction cost is equal to or higher than MAD6 million and less than MAD12 million; and
• 1% if the construction cost is equal to or exceeds MAD12 million.

Companies that do not own the premises they occupy must also include the amount of rent paid to the owner for all types of leases (real estate, leasing, etc) in the taxable basis.

The applicable rate is based on the nature of the activity and ranges from 10% to 30%, applicable on the annual rental value of assets used for the activity.

Tax on Municipal Services

The taxable basis for the tax on municipal services is determined with reference to the rules applicable to business tax. In principle, the municipal tax services taxable basis is identical to the business tax taxable basis (the taxable basis is reported in the same return for both taxes).

There is no exemption for the start of the activity regarding this tax (ie, it is payable as from the first year of activity).

The tax rate for the municipal services tax differs according to the geographical location of the activity, as follows:

• 10.5% for properties located within the scope of urban municipalities, delineated centres and summer, winter and spa resorts; and
• 6.5% for properties located in outlying areas of urban municipalities.

Companies that do not use the properties they own are not liable for the business and municipal taxes on such properties; instead, the tenant is subject to the taxes relating to these properties.

The applicable regime is based on the distinction between companies and individuals.

Companies

According to the MTC, foreign investors owning property in Morocco are subject to corporate income tax on revenues deriving from that property (depending on the provisions of any double taxation treaty that may govern taxation, but generally capital gains on real estate are taxed in the country where the property is located).

The corporate income tax rates detailed in 5.2 Main Features and Tax Implications of the Constitution of Each Type of Entity apply for 2024, 2025 and 2026 before reaching a flat rate of 20%, depending on the taxable income (ie, mainly the capital gain generated by the sale of a real estate property located in Morocco and made by a foreign investor).

Individuals

The real estate rental income of individuals is subject to the following proportional rates:

• lower than MAD120,000 – 10%; and
• more than MAD120,000 – 15%.

If a professional (either a company or an individual) pays a rental/real estate income (public or private legal entities or individuals), this professional is required to withhold the personal income tax on behalf of the real estate owner. The tax withheld is equal to 10% of the monthly gross rent payable if the yearly rent is lower than MAD120,000, otherwise the rate is 15%.

Capital gains on real estate properties are subject to personal income tax at the rate of 20%. In the case of a capital loss (ie, sale price of a property lower than its purchase price), the minimum tax payable amounts to 3% of the sale price.

Exemption

The following is exempt from personal income tax: capital gains made by anyone who, during the calendar year, transfers buildings with a total sale price up to MAD140,000.

Double Tax Treaties

Double tax treaties entered into by Morocco generally provide that income/capital gains from immovable property may be taxed only in the contracting state in which the property is located.

Thus, the domestic treatment provided by the MTC is generally confirmed and the rental income received or capital gain carried out by a foreign investor (on a property located in Morocco) will be subject to (corporate) income tax in Morocco.

In the absence of a tax treaty, taxation will generally be applicable in Morocco and may generate a situation of double taxation.

Hence, in both cases (existence of a tax treaty or not), rental income and capital gain deriving from a property located in Morocco will generally be taxable in Morocco under standard conditions.

When legal entities subject to corporate income tax, such as companies, own real estate, they may benefit from amortisation (computed on the building book value – no amortisation is authorised on the land’s value), which is deducted within the cap of the authorised rates, pursuant to the practices of each profession, industry or branch of activity and guidelines published by the tax administration.

The recommended rates for the tax deduction of the taxable basis by the tax authorities are 4% for residential or commercial buildings, and 5% for permanently constructed industrial buildings.

Furthermore, the main new innovation in real estate ownership is the setting-up of Moroccan REITs (OPCIs), which enjoy the following tax incentives.

• Regarding the OPCIs’ upfront capital investment:
1. a deferral (sursis) from the tax on capital gains (either individual or corporate income tax) on in-kind contributions (apport en nature) of real estate properties for all OPCIs created (permanent regime);
2. taxes on capital gains are paid on the sale of all or part of the OPCI shares;
3. an exemption from registration duties to the tax administration; and
4. 1.5% for registration fees with the Land Registry remain payable.
• Regarding the taxation of the OPCI:
1. an exemption from corporate income tax; and
2. an exemption from taxes on dividend and interests.
• Regarding the taxation of shareholders:
1. corporate income tax at the standard rate;
2. taxes on dividends received by individuals at a rate of 13.75% (for 2023, the rates will change each year until 2026 when the rate will be 10%);
3. taxes on dividends received by non-residents at a rate of 13.75% (for 2023, the rates will change each year until 2026 when the rate will be 10%);
4. capital gains tax for individuals at a rate of 20%;
5. capital gains tax for companies at the standard rate; and
6. an exemption from registration duties to the tax administration.

The OPCI may obtain a total exemption from corporate income tax (rental income, capital gain, dividend) if it meets the following conditions:

• assessment is made by an auditor;
• it holds the assets for a minimum of ten years from the date of contribution; and
• it distributes:
1. at least 85% of the result of the fiscal year relating to the leasing of buildings built for residential or professional use;
2. 100% of the dividends and shares received;
3. 100% of the fixed investment revenues received; and
4. a minimum of 60% of the capital gains on the sale of securities.