Calculate your monthly payment, total loan cost, and get the full amortization schedule. Built for Moroccan real estate financing.
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Disclaimer
This simulator is provided for informational purposes only. Actual payments may differ based on insurance, processing fees, and bank conditions. Consult your bank for a binding offer.
Monthly mortgage payments are calculated using the fixed-rate annuity formula: M = P × r / (1 − (1+r)⁻ⁿ), where P is the loan amount, r is the monthly rate (annual rate divided by 12), and n is the total number of payments. Each payment is identical throughout the loan term, with the principal portion increasing progressively while the interest portion decreases.
Moroccan banks typically offer fixed-rate mortgages from 7 to 25 years, with rates that vary based on borrower profile, guarantees, and market conditions. This simulator lets you estimate your monthly payment and adjust parameters to find the scenario that fits your repayment capacity.
Extending the loan term reduces monthly payments but significantly increases total interest paid. On a 700,000 MAD loan at 5%: over 15 years, the monthly payment is approximately 5,531 MAD with 295,000 MAD in interest; over 25 years, the payment drops to 4,094 MAD but total interest reaches 528,000 MAD, 79% more. This is a major factor in your total cost of ownership.
The optimal choice depends on your strategy. If you are investing for monthly cash flow (rental income minus mortgage payment), a longer term frees up cash each month. If minimizing total financing cost is the priority, a shorter term is better. Compare scenarios instantly with this tool.
Major Moroccan banks (Attijariwafa Bank, CIH Bank, Banque Populaire, BMCE, Société Générale Maroc) offer mortgage rates that generally range from 3.5% to 6%, depending on market conditions. Bank Al-Maghrib's policy rate indirectly influences these rates. Banks adjust their offers based on duration, borrower risk profile, income domiciliation, and guarantees (mortgage, death/disability insurance).
For investment properties, Moroccan banks typically finance 70–80% of the purchase price; the remainder comes from your own funds (down payment). Mandatory insurance (death, disability) adds roughly 0.2–0.5% annually to the effective cost. Factor these into your full analysis for a realistic financing cost.
The amortization schedule breaks down each payment into principal (reducing your debt) and interest (bank revenue). Early in the loan, most of each payment goes toward interest. Over time, the principal share grows. This is called progressive amortization and explains why the first years are the most expensive in absolute interest terms.
In practice, the table tells you at any point how much equity you have built and how much you still owe, the remaining balance. This figure is critical if you plan to sell before the end of the term: the remaining balance is what you must repay to the bank from the sale proceeds. Tracking this carefully prevents unwelcome surprises.
The monthly mortgage payment is the largest expense line in a leveraged rental investment. It directly determines your monthly cash flow: if rent is 7,000 MAD and the mortgage is 5,800 MAD, your gross flow before expenses is 1,200 MAD/month. Deducting monthly charges (fees, tax, maintenance) gives you net cash flow, then cash-on-cash ROI on your invested equity.
For a complete analysis including acquisition costs (4% registration duty, 1.5% land registry, ~1.2% notary), holding period, and 5–15 year projections, use the full ROI calculator. The two tools are complementary: this simulator shows the exact cost of your financing; the ROI calculator shows how the whole investment performs.