If you are planning to purchase a property in France, understanding the cost involved is crucial. One significant cost that often catches foreign buyers off guard is the frais de notaire, or notary fees. This essential aspect of the French property-buying process can be complex, especially when you’re unfamiliar with how the system works. In this guide, we’ll break down what frais de notaire are and how much you’ll need to pay.
Table of contents
What are notary fees, or frais de notaire?
In France, the term frais de notaire refers to the various fees and taxes paid when purchasing a property, whether it’s an apartment or a house. Despite the name, not all of these fees are paid to the notary, although the notary plays an essential role in the transaction. In fact, the term frais de notaire refers more broadly to acquisition fees, with the majority of the sum being made up of taxes and duties.
The notary’s role is critical in ensuring that all legal procedures are followed, that the transaction is properly recorded, and that ownership is transferred correctly. While the notary collects these fees, only a small portion is actually paid to them as remuneration for their services, and the rest is distributed to government authorities to cover various legal and tax obligations related to the property purchase.
What is included in notary fees?
Notary fees (frais de notaire) include several components that vary depending on the type of property and its location. Here’s a breakdown of what typically constitutes these fees:
- Transfer taxes (droits de mutation or taxe de publicité foncière): This is the largest part of notary fees and is paid to the French government. It’s commonly referred to as the transfer tax or registration tax. The rate varies depending on the department where the property is located. For existing properties (ancien), it typically ranges from 5.80% to 5.09% of the sale price, depending on the department. In contrast, for new properties (neuf), the rate is much lower, around 0.715% of the sale price.
- Notary fees (émoluments du notaire): This portion is the actual payment for the notary’s services. Notary fees are calculated using a sliding scale based on the sale price of the property. The scale has four brackets, with a decreasing percentage as the property price increases. For example, for a property worth 200,000 €, the notary’s fee could be around 2,394 €, which includes VAT. These fees apply regardless of whether one or two notaries are involved.
- Miscellaneous fees (frais divers): These are additional administrative charges for services such as document preparation, obtaining certificates, and other tasks related to the transaction. These fees generally range between 400 € and 800 €, depending on the complexity of the transaction.
- Real estate security contribution (contribution de sécurité immobilière): This small fee of 0.10% of the property price (with a minimum of 15 €) is paid to the government for the official registration of the property and to ensure its legal standing. For a property valued at 200,000 €, this contribution would amount to 200 €.
Notary fees for existing and new properties
The notary fees vary depending on whether the property is new or existing.
- For existing properties (bien ancien): When purchasing an existing property, the total notary fees usually amount to around 8% of the property’s purchase price. This includes the transfer taxes, notary’s fees, and other administrative charges. It is important to note that the majority of this sum consists of government taxes.
- For new properties (bien neuf): New properties, defined as those that have never been lived in before, typically have lower notary fees. The notary fees for new builds are generally 3% to 4% of the property price. The breakdown of costs includes VAT at 20%, a registration tax of 0.715%, and the same notary fee structure as for existing properties, although the taxes are significantly lower.
> You might be interested in this article: Typical French taxes charged to homeowners in France
Estimating notary fees: How are they calculated?
To estimate notary fees accurately, it’s important to understand how each component is calculated. Notary fees include both government taxes and the notary’s remuneration for their services. Here’s a breakdown.
Transfer taxes (droits de mutation)
This is the part of the notary fees that goes to the state. For an existing property, this tax is typically 5.80% of the sale price, although this can be lower in certain departments. A few areas, such as Indre (36), Morbihan (56), and Mayotte (976), apply a reduced rate of 5.09%. To estimate the transfer taxes, simply multiply the purchase price by the applicable tax rate.
For example:
- Price of Property: 200,000 €
- Transfer Tax (5.80%): 200,000 € x 5.80% = 11,613 €
For new properties, the transfer tax rate is significantly lower at 0.715% of the sale price, excluding VAT.
Notary fees (émoluments du notaire)
The notary’s fees are calculated using a sliding scale with four brackets:
- 3.870% for the first 6,500 €
- 1.596% for the portion between 6,500 € and 17,000 €
- 1.064% for the portion between 17,000 € and 60,000 €
- 0.799% for amounts above 60,000 €
For example, for a property worth 200,000 €:
- The first 6,500 € is charged at 3.870%, resulting in 251.55 €
- The next 10,500 € (from 6,500 to 17,000 €) is charged at 1.596%, resulting in 167.58 €
- The next 43,000 € (from 17,000 € to 60,000 €) is charged at 1.064%, resulting in 455.52 €
- The remaining 140,000 € (from 60,000 € to 200,000 €) is charged at 0.799%, resulting in 1,118.60 €
The total notary fee is the sum of these charges, which would be around 2,394.30 €, including VAT.
Miscellaneous fees (frais divers)
These are additional charges for administrative tasks such as document preparation, postage, and other services. These fees usually range from 400 € to 800 € depending on the complexity of the transaction.
Real estate security contribution (contribution de sécurité immobilière)
This is a small fee of 0.10% of the sale price (with a minimum fee of 15 €) paid to the government for the formal registration of the property. For a property priced at 200,000 €, this would be 200 €.
> You might be interested in this article: Understanding the role of a notaire in France
When to pay notary fees
When purchasing property in France, the notary fees are due at the time of signing the acte de vente authentique (final deed of sale). This applies whether you’re buying an existing property (ancien) or a new build (neuf), and it also includes property acquisitions via Société Civile Immobilière (SCI).
It’s important to note that the amount you pay at the time of signing is generally an estimate of the notary fees. The notary may slightly overestimate the amount, and if this happens, any excess payment will be refunded to you after the transaction is completed.
Key Points to Remember:
- No payment before signing: Notary fees cannot be paid before the final signature of the deed. Therefore, any deposit paid when signing the compromis de vente (preliminary agreement) is not related to the notary fees, and it is a separate amount entirely.
- Agency fees for older properties: For the purchase of an existing property, the agency fees are typically due at the same time as the notary fees. These fees are often included in the overall property price or may be paid separately, depending on the agreement with the seller or agency.
Paying the notary fees at the acte de vente ensures that the final transaction can be officially recorded and the transfer of ownership is legally binding. Always be prepared to pay the full amount at this time, keeping in mind that the fees are calculated based on the final sale price and may be subject to adjustments after the deed is signed.
Tips for managing frais de notaire
- Factor it into your budget: As the frais de notaire can be a substantial cost, it’s important to include it in your overall budget when planning your property purchase.
- Research the location: Costs can vary significantly depending on the region. Make sure you research the local tax rates and any changes due to the 2025 budget.
- Work with a local notary: A local notary can provide expert advice on how to minimise these fees, ensure that the paperwork is processed correctly, and help you understand any recent changes due to the 2025 budget.
- Consider online notaries: Some online platforms offer notary services with lower fees than traditional notary offices, making it worth comparing options.
Final notes
The frais de notaire are an essential part of buying property in France, and as a foreign buyer, it’s crucial to understand these fees so you can budget accordingly. While they may seem high, they ensure that the sale is conducted legally and smoothly. With the changes in the 2025 French budget, be sure to stay informed about the latest tax and fee changes, especially if you’re planning to buy property in high-demand areas.
By budgeting properly and understanding the fees involved, you’ll be better prepared for the property buying process in France. Ready to take the next step? Book a consultation with Ibanista today to discuss how we can help you navigate currency exchange and international financial processes for your French property purchase.
