Notions d'Urbanisme et Zonages Locaux à Marrakech - Complete Guide for Investors and Buyers
Understanding town planning before buying a plot of land in Marrakech
Investing inproperty in Marrakech requires a in-depth knowledge of local planning regulations. Each site is subject to specific rules defining what can be builtunder what conditions, and with what legal limits. Failing to find out beforehand can lead to serious consequences. financial lossesand project delaysthe impossibility of build the property you want.
What is a planning information note?
La information notealso known as urban noteis an essential document before any land acquisition or property project. It is issued by theMarrakech Urban Agency and find out the planning regulations applicable to a plot of land.
This note provides vital information:
- The type of planning document applicable (zoning plan, development plan, rural community development plan).
- Authorised uses on site: residential, commercial, tourist, industrial.
- Specific bans or restrictions (e.g. it is impossible to build a building in zone SD1).
- Regulatory coefficients :
- COS (Coefficient of land use) Buildable floor area based on the surface area of the plot.
- CES (Coefficient of floor area) Maximum floor area that a building can occupy.
- Setbacks and maximum building heights.
- Surrounding infrastructure and future roads that may influence the value and use of the land.
Without this note, it is impossible to predict the development of the neighbourhoodto check whether the land can be used as planned, or to find out whether a road, car park or public building project is planned on or near the plot.
Mistakes to avoid when buying land in Marrakech
Many buyers fall into common pitfallsin particular by dealing with unofficial estate agents or by not checking urban planning documents before you buy. Here is the most frequent errors :
- Taking an agent's word for it without asking the official information note.
- Buying a plot advertised as SD1 (villas), when in fact it is unbuildable or subject to restrictions.
- Discover after purchase a road or public development project will split the site in two.
- Do not check cadastral boundariesand risk ending up with less surface area than expected.
The best solution is to check all the information with the Agence Urbaine and a notaryand if necessary, hire a town planning expert.
The different urban zones and classifications in Marrakech
Marrakech is divided into different urban planning zoneswhich determine building possibilities and the types of projects authorised. Here are the main ones:
Zones SD (Densification Area - Individual Villas)
SD1 :
- Maximum 10 villas per plot of 1000 m² minimum.
- COS: 0.07, maximum floor area: 5 % (i.e. 500 m² maximum floor area).
- Group of homes : COS 0,40max right of way 20 %.
- Minimum plot for a project 10,000 m² (or 2,500 m² if the title was granted before 2016).
SD2 :
- Maximum 6 villas per plot of 1000 m² minimum.
- COS: 0.24, max. span: 12 %.
- Minimum 10,000 m² project.
GH Zones (Housing Group - Individual Villas)
- GH1 : Villas on plots of 500 m² minimum.
- GH2 : Villas on plots of 250 m² minimum.
SA Zones (Developed Areas - Mixed Use Villas/Tourism)
- SA1 Villas or tourist establishments (COS 0.60, max right of way 30 %), minimum plot 500 m².
- SA2 : Villas (COS 0.10, max right of way 5 %) or housing association (COS 0.18, max right of way 12 %). Minimum 1 hectarewith 2 constructions max.
- SA3 Individual villas (COS 0.25, max right of way 15 %), minimum 2500 m².
Zones D (Urban Density - Villas and Hotels)
- D1 : Villas in bands, minimum plot size 250 m². (COS 1.20, max right of way 60 %).
- D2 Semi-detached or detached villas, minimum plot size 500 m². (COS 1.00, max right of way 50 %).
- D3 : Detached villas and hotels, minimum plot size 1000 m². (COS 0.80, max right of way 40 %).
How do you calculate the buildable area of a plot of land?
La maximum authorised floor area depends on COS and the surface area of the plot.
Example Terrain de 3000 m² with COS 0.15.
- Buildable area = 3000 × 0,15 = 450 m².
- If the CES is 0.10, l'ground surface area is limited to 300 m².
- To respect this limit, a floor will have to be added.
Why are these calculations essential?
✔ Ensuring project compliance with town planning regulations. ✔ Anticipating legal and technical constraints. ✔ Avoid administrative blockages when applying for planning permission.
Conclusion - Securing your property investment in Marrakech
Before buying a plot of land orinitiate a project property in Marrakechit is essential to mastering town planning rules. Relying solely on an agent's information can lead to costly mistakes.
To avoid any unpleasant surprises : ✔ Request a recent information note. ✔ Consult a notary and a town planner before buying. ✔ Check developments in the neighbourhood and local infrastructure.
A good investment starts with a careful analysis of local regulations. Prevention is better than cure!
