The verdict in three sentences
A mall that manages turnover rent through email and spreadsheets lets 2 to 4% of rent slip away every year through under-reporting and calculation errors. Custom software costs MAD 220,000 to 480,000 excl. VAT in 2026 (roughly EUR 20,000 to 44,000) and pays for itself in 2 to 3 years on a 110-store centre, then delivers a net gain every year. The real gain comes from automatic consistency checks on tenant reports, not just from saved accounting hours.
Why turnover rent gets lost between email and spreadsheet
In most shopping centres in Casablanca, the lease sets a guaranteed minimum rent plus a variable rent equal to a percentage of the tenant's sales, often 6 to 12% depending on the trade. Every month, the mall manager waits for a file or a PDF from each tenant, re-keys it, compares it to the minimum and issues the invoice. With 110 stores, that is more than 1,300 reports a year, some of them late, incomplete or missing the accountant's certificate.
The problem is not only administrative. Without a structured history, nobody notices that a fashion brand reports 18% less than last year while footfall in the centre grew by 9%. That is exactly where the 2 to 4% of lost rent sits.
| Item | Email + Excel | Dedicated software 2026 |
|---|---|---|
| Monthly collection and re-keying time | 35 to 50 hours | 6 to 10 hours |
| Reports received by day 10 | 60 to 70% | 90 to 95% |
| Time to issue turnover rent invoices | 15 to 25 days | 3 to 5 days |
| Detection of abnormal variances | Manual, random | Automatic, threshold-based |
| Rent recovered from under-reporting | Almost none | 2 to 4% of turnover rent |
| Annual true-up on certified sales | 2 to 3 months of work | 2 to 3 weeks |
What the software must do, module by module
The useful scope for a mall of this size fits in six building blocks. A tenant portal where each brand enters its monthly net sales, uploads supporting documents and e-signs its report. A lease rules engine handling tiers, rates by product family, guaranteed minimums and rent-free periods. A consistency check comparing each report with history, floor area, centre footfall and sector ratios. A service charge module allocating common costs by share. Automatic reminders by email and WhatsApp. Finally, accounting exports and dashboards for management and owners.
| Module | 2026 range (MAD excl. VAT) | Build time |
|---|---|---|
| Tenant portal and online reporting | 50,000 to 95,000 | 4 to 6 weeks |
| Lease rules engine and rent calculation | 45,000 to 110,000 | 4 to 7 weeks |
| Consistency checks and variance alerts | 35,000 to 80,000 | 3 to 5 weeks |
| Service charges, shares and true-ups | 30,000 to 70,000 | 3 to 4 weeks |
| Email and WhatsApp reminders, e-signature | 20,000 to 45,000 | 2 to 3 weeks |
| Accounting exports and dashboards | 25,000 to 50,000 | 2 to 4 weeks |
| Migration of existing leases and training | 15,000 to 30,000 | 2 weeks |
| Total project | 220,000 to 480,000 | 4 to 7 months |
Add hosting and maintenance of about MAD 3,500 to 8,000 excl. VAT per month depending on the service level. Tenant sales data is sensitive: hosting must comply with Moroccan law 09-08 on personal data protection and the CNDP filing obligations whenever named individuals' data is processed.
Off-the-shelf software or custom build
Large commercial property management suites exist, but their annual licence, often billed per unit or per square metre, quickly exceeds MAD 150,000 a year for 110 units, before configuring Moroccan lease clauses and translating screens. A custom build costs more in year one, then much less, and fits your leases exactly.
| Criterion | International suite | Kolonell custom build |
|---|---|---|
| Year 1 cost (order of magnitude) | MAD 180,000 to 300,000 | MAD 220,000 to 480,000 |
| Cost in years 2 to 5 | MAD 150,000 to 250,000/yr | MAD 42,000 to 96,000/yr |
| Fit with local lease clauses | Partial, via workarounds | Full |
| Tenant portal in French and Arabic | Rarely | Included |
| Code ownership | No | Yes |
Mini case study
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Youssef, manager of a 110-store mall in Casablanca, collects MAD 9.6 million of turnover rent a year. He estimates that 3% is lost to undetected under-reporting, i.e. MAD 288,000. His team also spends 42 hours a month on collection, valued at MAD 180 per hour, about MAD 90,700 a year.
With software at MAD 360,000 excl. VAT and MAD 5,500 monthly maintenance, he recovers half of the losses in year one (MAD 144,000) and cuts collection time by five (MAD 72,500 saved). Annual gain: MAD 216,500, against a recurring cost of MAD 66,000. Net gain: MAD 150,500 a year, a payback of about 29 months, faster if detection reaches 3% from year two.
FAQ
How much does turnover rent software cost for a shopping centre in Morocco?
For 80 to 150 stores, budget MAD 220,000 to 480,000 excl. VAT depending on modules and lease complexity. Maintenance then runs MAD 3,500 to 8,000 excl. VAT per month.
How does the software detect under-reporting?
It compares each report with the tenant's history, the sales per square metre of its category and the change in centre footfall. A variance above a threshold, for example 15%, triggers an alert and a request for supporting documents.
Will tenants agree to enter their figures online?
In practice, 90 to 95% of tenants adopt the portal within two to three months, especially when online reporting replaces sending a signed PDF. Large brands can also send figures by file or API from their point-of-sale system.
Does it handle the annual true-up on the accountant's certificate?
Yes, it reconciles the sum of monthly reports with the annual certificate and calculates the top-up or credit automatically. The work drops from two to three months to two to three weeks.
How long until it is live?
A first release (portal, rent calculation, reminders) can be in production in 10 to 12 weeks. The full project takes 4 to 7 months, including lease migration.
Let's scope your project. Send us your number of units, two or three lease templates and your current reporting process: we will scope the work, give an indicative budget between MAD 220,000 and 480,000 excl. VAT and a realistic schedule. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
