Free tool
Inherited land: each heir's share in m².
Enter the area of the land and the heirs: the tool applies the rules of the Moroccan Family Code, gives each person's exact share as a fraction, a percentage and in m², then checks whether each share can become a separate plot given the minimum area. The calculation runs in your browser: nothing is sent.
The calculation runs in your browser: no data is sent. Your last entry is kept in this browser only, until you click "Clear".
Plots not intended for building, in an area covered by article 58: the division requires prior land division permission from the president of the municipal council, deemed granted if there is no answer within 30 days (art. 59).
Plots intended for building: the division is a subdivision (art. 1 of law no. 25-90), with a subdivision permit, roads and utility networks. The 2,500 m² minimum does not apply; plot sizes depend on the planning document.
Outside the areas covered by article 58: no land division permit, but the adoul or notary will ask for a certificate from the president of the municipal council (art. 61). The division must leave each plot usable (real rights code, art. 314).
Location unknown: as a precaution the analysis applies the rule for areas requiring a permit. Check the land's situation in the planning information note.
A division that produces plots or shares below the planning document's minimum, or below 2,500 m² failing that, will be refused (see the guide to dividing inherited land).
If some shares are below the minimum: the options
- Remain in joint ownership: everyone keeps their undivided share, entered on the title if the land is titled. The heirs can agree in writing to remain co-owners for a fixed period; otherwise, anyone can ask for a division (real rights code, art. 27).
- Group shares: form plots that reach the minimum and allot them to several heirs together, with a balancing payment if values differ. Have this arrangement confirmed by the municipality or the urban agency: article 58 also covers undivided shares below the minimum in a sale.
- Sell or buy out a share: an heir may sell their undivided share; the co-heirs may take it back by pre-emption (chefaa) within the time limits of article 304 of the real rights code. A buy-out by a co-heir avoids this risk.
- Sell the whole plot and divide the price according to the calculated shares.
- Court-ordered division: the court forms the lots on the plan of a topographic expert (art. 317); if division in kind is impossible or contrary to laws and regulations, it orders a public auction (art. 318).
- Everything is explained in the guide: inheriting land and dividing it.
The steps, from the deed of inheritance to separate titles
- Deed of inheritance (رسم الإراثة) drawn up by adoul and approved by the judge in charge of authentication: it names the heirs and each person's share.
- Recent certificate of ownership from the land registry: who is entered on the title, and which charges (mortgage, seizure, provisional entry) will follow the plots.
- Entry of the heirs on the title: application for entry supported by the deed of inheritance, stating each person's share (dahir of 12 August 1913, art. 82).
- Agreement of the heirs on the plots (amicable division, unanimous) or, failing that, a court action for division.
- Surveying engineer: survey, check of the boundary markers, division proposals respecting the shares, access and planning rules, then the land division plan.
- Land division permit (or subdivision permit for building plots), or a certificate of non-application outside the areas concerned (law no. 25-90, art. 58 to 62).
- Deed of division drawn up by an adel, a notary or a lawyer admitted before the Court of Cassation.
- Marking of the plots and technical file filed with the cadastre; the registrar issues one title per plot (dahir of 1913, art. 54).
The steps, from the deed of inheritance to separate titles
- Deed of inheritance (رسم الإراثة) drawn up by adoul and approved.
- Status of the application: ask at the land registry (boundary marking done or not, objections, closing notice) and file the deed of inheritance there so the procedure ends in the heirs' names.
- Choice of route: let the title be issued to all the heirs jointly, then divide; this is usually the safest route for the boundaries.
- Surveying engineer: check of the application plan, division proposals, land division plan.
- Land division permit (or subdivision permit), or certificate outside the areas concerned (law no. 25-90, art. 58 to 62), then the deed of division and the technical file for one title per plot.
The steps, from the deed of inheritance to separate titles
- Deed of inheritance (رسم الإراثة) drawn up by adoul and approved.
- Choice of route: divide first by adoul or notarial deed and then register each plot, or register first in joint ownership (dahir of 1913, art. 10) and then divide with one title per plot (art. 54).
- Surveying engineer: survey of the land, check of the area against the melkia, division proposals, land division plan.
- Land division permit (or subdivision permit), or certificate outside the areas concerned: law no. 25-90 also applies to unregistered land.
- Deed of division, then registration applications (if divided first) or a technical file for the division (if titled first). See the land registration guide.
Indicative calculation. Only the deed of inheritance drawn up by adoul and approved is authoritative for naming the heirs and their shares; only a plan drawn up by a surveying engineer sets the area and boundaries of the plots.
What the tool takes into account: the heirs of the Family Code (art. 342 to 368), the funeral costs and debts you enter, the bequest by will within one third and the obligatory bequest to grandchildren. It assumes this land is the only asset being divided: if the estate includes other assets, the third and the debts are calculated on the whole.
What it does not handle: absent, missing or unborn heirs, simultaneous deaths, heirs of a different religion, bequests to an heir, gifts made by the deceased during their lifetime (which may reduce the obligatory bequest, art. 371), great-grandchildren and great-grandparents, rights over the land (mortgage…), assets governed by foreign law. For the obligatory bequest, the predeceased parent's nephews and, if the deceased is a woman, that parent's paternal uncles are not taken into account.
Text applied: the 2004 Family Code (law no. 70-03). A reform is under discussion in Parliament: check the text in force on the date of death.
Turning shares into plots takes a survey of the land, a layout that respects the shares, access and planning rules, then a land division plan and the marking of the plots. Our firm can handle it.
Request a quote for the land division planHow it works
Exact shares, then an area for each person.
Shares are calculated as exact fractions, without rounding, under book VI of the Family Code (law no. 70-03): fixed shares (one half, one quarter, one eighth, two thirds, one third, one sixth), heirs who take the remainder, exclusions, and the special cases of title VII (el-gharâwyn, el-moubahala, el-minbariya, el-akdariya, el-kharqa, el-malikiya, el-mouchtaraka). When the fixed shares exceed the whole, they are reduced together ('awl); when part is left with no residuary heir, it goes back to the fixed-share heirs (radd, art. 349).
Each person's fraction is then applied to the area of the land, after any debts and bequests are deducted. The result is given in m², ares and hectares, with the article applied.
Finally, the tool compares each share with the minimum area: the planning document's, or 2,500 m² in areas requiring a land division permit when that document sets none (law no. 25-90 as amended by law no. 34-21, art. 58). It says whether one plot per person is possible and suggests an example of grouping.
The share engine is the one used by the inheritance calculator on oufrid.com; here it has been checked against the worked cases of the Code (art. 361 to 368) and the two worked examples of obligatory bequest that comment on article 370.
Frequently asked questions
Inheriting land: what you need to know.
Does each heir own a specific piece of the land?
No. Until the division is made, the heirs are joint owners: each holds a fraction of the whole plot (for example 7/40), not a parcel. The m² calculated here show the area that would match that fraction if the land were divided at equal value per m².
Why can each plot's area differ from the calculated m²?
Shares are shares of value. If part of the land is worth more (road frontage, flat ground, a well), plots can have different areas for equal value, or be balanced by a payment. The court forms lots on the basis of the smallest share, with valuation and a balancing payment if needed (real rights code, art. 317).
What happens if a share is below 2,500 m²?
In areas requiring a land division permit, a layout that creates plots below the planning document's minimum, or below 2,500 m² failing that, will be refused. The heirs can remain joint owners, group shares, sell or buy out shares, sell the whole plot, or ask for a court-ordered division. See the division guide.
Are debts and wills taken into account?
Yes, if you enter them: funeral costs and debts (in dirhams with the land's value, or as an area), a bequest by will to a non-heir within one third, and the obligatory bequest to the grandchildren of a child who died before the deceased. The tool assumes this land is the estate's only asset.
Does this calculation replace the deed of inheritance?
No. The deed of inheritance (رسم الإراثة), drawn up by adoul and approved, is the only document that names the heirs and sets their shares. This tool helps you understand and prepare: check orders of magnitude, anticipate division problems, discuss as a family.
Is my data sent anywhere?
No. The calculation runs in your browser. Your last entry is kept in this browser only; the "Clear" button deletes it.
Sources
The texts applied.
Texts consulted on 29 October 2026. The planning and division rules are those of the guide to dividing inherited land, which cites its sources.
- Heirs' shares
- Family Code, law no. 70-03 enacted by dahir no. 1-04-22 of 3 February 2004, book VI, art. 321 to 372 and art. 400 (reference to the Maliki school); text published by the Ministry of Justice. Annotated French text consulted: [law no. 70-03 on the Family Code](https://www.idpbarcelona.net/docs/recerca/marroc/pdf/nor_loi_70_03.pdf).
- Debts and bequests
- Family Code, art. 277, 280, 301 to 303 (bequests within one third) and art. 322 (order of deductions); obligatory bequest: art. 369 to 372.
- Land division
- Law no. 25-90 as amended and supplemented by law no. 34-21 (Official Bulletin no. 7533 of 10 August 2026), art. 1, 58 to 62.
- Division and joint ownership
- Law no. 39-08 on the real rights code, art. 27, 292 to 306 (pre-emption), 313 to 318 (division).
- Land titles
- Dahir of 12 August 1913 on land registration, art. 10, 54 and 82.
Dividing inherited land
A fair land division plan everyone accepts.
Survey of the land, check of the boundary markers, a layout that respects the shares, access and planning rules, land division plan, marking of the plots and technical file: we support families across the Fès-Meknès region.
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