House plan for a 100 m² plot in Morocco

A 100 m² plot, for example 10 × 10 m, can hold a real family home if the plan is well thought out. Here are the rules to check, the possible layouts and the cost estimated with the CITURBAREA simulator.

Which rules apply to a house on 100 m²?

No single national rule sets the height or footprint of a house in Morocco: they are set by the zoning plan (plan d'aménagement) for the area (Law 12-90 on urban planning) and, where applicable, by the subdivision regulations (règlement de lotissement). Before drawing anything, request the zoning information certificate (NRU). It states in particular:

• the zone and its designated use (detached housing, Moroccan townhouse (maison marocaine), apartment building…);
• the site coverage ratio (coefficient d'emprise au sol, CES) and, where there is one, the floor-area ratio (coefficient d'occupation du sol);
• the maximum height and number of storeys (R+1, R+2, R+3);
• the setbacks from the street and from neighbouring plots, and any required courtyards or patios;
• reserved land and easements that reduce the buildable part.

The NRU is not an authorisation: only the building permit, reviewed on the architect's drawings, finally determines what you can build. Permit costs are detailed in building permit fees and taxes.

How many m² can you build on 100 m², and at what price?

To estimate before you have the NRU, the simulator applies the practice's pre-sizing rule for a townhouse: 70% site coverage, the same area on upper floors, plus a flat 24 m² for the rooftop structure (édicule: stairwell, laundry room). This is an assumption, not a planning rule: replace it with the values in your NRU.

Works incl. VAT (5% contingencies and 20% VAT included), house on a 100 m² plot with two street frontages, Kénitra, good soil, no basement. Very economical: jobbing builder (tâcheron); other levels: general contractor. CITURBAREA simulator, 2026 prices.

Each extra storey adds roughly 185,000 to 200,000 DH at very economical level and 300,000 to 330,000 DH at mid-range. The price per m² falls slightly with height (5,489 DH incl. VAT/m² for R+1 versus 5,038 DH for R+3, at mid-range), because foundations and roof are spread over more floor area. From 300 m² of covered area, also check the tax treatment of the construction: an individual who builds their own home owes the social solidarity contribution on self-supplied construction (contribution sociale de solidarité sur les livraisons à soi-même) (art. 275 of the General Tax Code, Code général des impôts), from which they are exempt up to 300 m² of covered area; above that, it is due on the whole area at 60, 100 or 150 DH per m² depending on the band (amounts to be checked against the CGI in force). See our guide to building permit fees and taxes.

One frontage or two: what changes?

One frontage (party walls on three sides): all the light comes from the street and from an inner courtyard. The plan runs in depth, with living rooms on the street side and a patio or small courtyard in the middle or at the back to bring in light and air. This courtyard is taken out of the built area. In the simulator, when the courtyard is at ground level, the practice's rule uses a minimum courtyard of 9 m² for R+1, 16 m² for R+2 and 20 m² for R+3. Floor area then drops to 146 m² for R+1, 186 m² for R+2 and 224 m² for R+3. The actual courtyard size is set by your zone's regulations.

Two frontages (corner plot or plot running through between two streets): dual aspect, cross-ventilation, courtyard less essential, two possible entrances. On the other hand, there is more façade to render, paint and fit with joinery. Construction cost varies little: for a mid-range R+1, 890,548 DH incl. VAT for one frontage versus 900,214 DH for two (+1%). The real difference is in usable floor area and quality of life.

What typical layouts work for a house with a 100 m² plot?

Illustrative examples for a footprint of about 70 m², to be adapted to the plot, the NRU and the family:

• R+1, one frontage: on the ground floor, entrance, living room on the street side, kitchen and guest WC on the courtyard side, staircase against a party wall. Upstairs, two or three bedrooms and a bathroom around the courtyard. On the roof terrace, a laundry room in the rooftop structure.
• R+1, two frontages: living and sitting rooms on the corner, opening onto both streets; kitchen with direct daylight; upstairs, three bedrooms including a master suite.
• R+2 for family or rental use: ground floor for living space (or a commercial unit, if the zoning allows it), one storey per household above, shared staircase positioned to allow separate access later.

On such a small plot, the staircase, courtyard and service ducts take up a large share of the area. That is where a well-designed plan gains you a bedroom.

Standard plan or custom plan: how much does design cost?

The simulator uses the practice's packages. Fees excluding VAT for the 164 m² mid-range R+1 house (714,456 DH excl. VAT of works):

The custom packages are calculated as a percentage of the works (architect 5% and BET 2% at 100% in Complete); the standard plan is a flat fee. On a small house, the standard plan's flat fee can therefore exceed the Essential package. Only the Complete package includes site supervision, which does most to protect your budget. Details in architect fees in Morocco and engineering consultancy (bureau d'études techniques).

What if the budget is not enough?

The simulator's decision aid compares the levers on a real case. A 234 m² mid-range R+2 house on 100 m², full budget of 1,350,947 DH (works, fees, taxes, utility connections), for a client budget of 1,200,000 DH:

Building in two phases (R+1 now, structure sized for an extra storey later) is often the soundest lever, provided the engineering firm designs the foundations for the final height and the permit allows for it.

How to move forward on your 100 m² plot

1. Request the NRU for your plot and check the land title and boundaries (topographic survey).
2. Estimate area and cost in the simulator, using the real CES and height values.
3. Choose the design package and have the sketch design drawn.
4. Have the soil survey and reinforced-concrete drawings done, then invite contractors to price a common bill of quantities (see the sample quote and choosing a contractor).

To understand prices per m² by standard, read house construction cost per m² and structural work (gros œuvre) cost; for a detached house, villa construction cost.

Frequently asked questions