Buying property in France is an exciting step—whether it’s a dream home in Provence, a pied-à-terre in Paris, or a rural retreat in the Dordogne. But while many buyers focus on the sale price, the true cost of a real estate transaction in France extends far beyond the advertised figure.
From notaire fees and local taxes to agency commissions and unexpected legal or administrative expenses, the final bill often comes as a surprise to foreign buyers. Understanding these hidden costs in advance is essential for budgeting accurately, avoiding delays, and making fully informed decisions.
In this guide, we break down the most common—and most overlooked—fees that can significantly impact your French property purchase.
Table of contents
Notaire fees (frais de notaire)
What are notary fees?
In France, the notaire plays a crucial legal role in real estate transactions. Contrary to what the term may suggest, frais de notaire are not just the notary’s remuneration—they encompass a broader range of charges that include taxes, administrative costs, and legal fees. The notaire is a public official appointed by the French government to oversee the legal transfer of property. Their responsibility is to ensure the transaction is legally binding, properly registered, and compliant with all French property laws.
These fees are mandatory and are usually paid by the buyer at the time of signing the final deed of sale (acte de vente).
Breakdown of charges
Notaire fees typically make up around 7% to 8% of the property price for older (resale) properties and around 2% to 3% for new builds. Here’s how these costs are divided:
- Taxes and Duties (Droits de mutation) – This is the largest portion, around 5.8% for most resale properties. These are transfer taxes collected on behalf of the government.
- Notaire’s Remuneration (Émoluments) – This is a regulated fee calculated on a sliding scale based on the purchase price. For example:
- 3.870% for the first 6,500 €
- 1.596% from 6,501 € to 17,000 €
- 1.064% from 17,001 € to 60,000 €
- 0.799% above 60,000 €
- Disbursements (Débours) – These are miscellaneous administrative fees, including payments for land registry, document preparation, and various certificates. Expect around 400 € to 800 €.
- Contribution de sécurité immobilière – A small mandatory fee of 0.10% of the purchase price, used to register the property with the national database.
How they vary by property type
One of the most significant factors that influences notaire fees is whether the property is new or existing (ancien):
- Resale Properties (Ancien): Expect 7% to 8% in notaire fees. This is due to the higher transfer taxes applicable to existing properties.
- New Build Properties (Neuf): The notaire fees are significantly lower—generally between 2% and 3%. This reduction is largely because new properties are subject to VAT (TVA) instead of the same level of transfer taxes. Developers usually handle a portion of the administrative processes, lowering the notaire’s workload and thus, their charges.
> You might be interested in this article: Frais de notaire: Understanding the notary fees in France
Registration and transfer taxes
When purchasing property in France, one of the most significant hidden costs often underestimated by foreign buyers is the registration and transfer taxes, known locally as droits de mutation. These taxes are an essential part of the total frais de notaire but are worth understanding separately due to their scale and impact on the overall purchase price.
Property transfer duties (droits de mutation)
Droits de mutation are taxes levied by the French government when ownership of a property is transferred from seller to buyer. They are mandatory and account for the largest portion of costs in resale (or ancien) property transactions.
For older properties, the standard droits de mutation rate is approximately 5.80% of the property’s sale price. This tax is composed of:
- Departmental tax (taxe départementale) – Usually set at 4.5%
- Communal tax (taxe communale) – Usually 1.20%
- National tax – A small portion, around 0.09%
This results in a total combined tax of 5.80%, which is collected by the notaire and transferred to the tax authorities. These taxes do not apply in the same way for new-build properties, which are generally subject to VAT (TVA) instead of transfer taxes.
Local variations and departmental rates
Although 5.80% is the national average, it’s important to note that rates can vary by department. Most departments in France apply the maximum authorised rate, but a few apply a lower rate of 5.09%. As of the latest data, this includes departments like:
- Indre (36)
- Isère (38)
- Morbihan (56)
- Mayotte (976)
This seemingly small difference can add up quickly. For example, on a 300,000 € property:
- At 5.80%, you’d pay 17,400 € in transfer taxes.
- At 5.09%, the tax would be 15,270 €—a saving of over 2,000 €.
Buyers should check the current rate in the department where they’re purchasing, especially if budgeting closely. These departmental rates are publicly available and can be confirmed through your notaire before completing the sale.
Agency fees (frais d’agence)
In France, many property transactions are handled through estate agencies (agences immobilières), and their commission—known as frais d’agence—can add a significant cost to your purchase. Understanding how these fees work is essential for budgeting properly and avoiding surprises at closing.
Who pays the agency fee?
One of the most common questions from international buyers is who is responsible for paying the agency fee. The answer depends on how the property is listed.
- If the property is listed as FAI (Frais d’Agence Inclus), it means the agency fee is included in the advertised sale price. In this case, the seller is technically paying the fee, but it’s factored into the overall cost.
- If the listing says hors frais d’agence, the buyer pays the agency fee on top of the purchase price.
In most cases, the buyer ends up covering the agency fee either directly or indirectly. It’s important to confirm upfront who is responsible, as this will impact the total funds you need to complete the transaction.
Agency fees in France typically range from 3% to 8% of the property price, with 5% to 6% being most common. The percentage can vary depending on the region, the agency, and the type of property being sold.
What's included in the fee?
The frais d’agence covers a range of services provided by the estate agency during the buying process. These may include:
- Property search and selection: The agency sources listings that match your criteria and facilitates property viewings.
- Negotiation assistance: Agents often handle price negotiations between buyer and seller.
- Drafting the offer and preliminary contract: They help prepare the offre d’achat and support the drafting of the compromis de vente.
- Liaising with the notaire: Agencies often serve as a go-between for the buyer, seller, and notaire to ensure that the sale progresses smoothly.
However, agency fees do not include legal services or notaire costs, which are separate. Also, agencies are not responsible for conducting in-depth due diligence or handling complex tax or inheritance issues—these should be reviewed by your notaire or a legal advisor.
Before engaging an agency, always ask for a clear breakdown of what’s included, and ensure their commission structure is transparently disclosed in the mandat de vente (sales agreement).
Legal and administrative costs
While much of the legal work in a French property transaction is handled by the notaire, buyers—especially those unfamiliar with French law—often incur additional legal and administrative expenses. These optional (but often advisable) services can provide clarity, protection, and peace of mind throughout the purchase process.
Independent legal advice or buyer representation
In France, the notaire is a public official who acts as a neutral party for both buyer and seller. While this system works well for most transactions, it does mean that the notaire is not there to protect your individual interests.
For this reason, many international buyers choose to hire an independent lawyer or buyer’s representative. This professional can:
- Review contracts in detail
- Flag any risks or complications
- Represent you in negotiations or during your absence
- Coordinate with the notaire to ensure a smooth process
Hiring an independent legal advisor can cost between 1,500 € and 5,000 €, depending on the complexity of the transaction and level of service provided. For higher-value or unusual properties (e.g. historic homes, multi-unit buildings, rural land with agricultural rights), this support is often strongly recommended.
Translation and certification fees
If you’re not fluent in French, you may be required—or choose—to have key legal documents translated into your native language. This is especially important when signing binding contracts such as the compromis de vente and acte de vente.
Translation costs depend on the length and complexity of the documents and the language pair, but typical fees range from 200 € to 800 € per document. In some cases, a certified translator (traducteur assermenté) is required, particularly if documents will be submitted to official bodies.
Other certification costs can include:
- Notarisation of documents originating from abroad
- Apostilles or legalisations for official foreign documents
- Certified copies needed for mortgage or visa applications
These expenses are usually small in comparison to the total transaction value, but they can add up—particularly when purchasing through a company or involving international financing.
Surveyor or technical inspection fees (diagnostics)
When buying a property in France, it’s important to understand the various surveys and inspections involved in the process. Some are mandatory and paid for by the seller, while others are optional but highly recommended—especially for older properties or those in rural areas.
Mandatory property inspections
French law requires that the seller provides a series of diagnostic reports, known collectively as the Dossier de Diagnostic Technique (DDT). These reports are legally required and must be presented to the buyer before signing the compromis de vente (preliminary sales agreement).
They typically include:
- Asbestos (amiante) – For buildings constructed before July 1997
- Lead (plomb) – For properties built before 1949
- Termites (termites) – In designated infestation risk zones
- Energy performance (DPE) – Rating the property’s energy efficiency
- Gas and electricity safety – For installations over 15 years old
- Natural and technological risks (ERNMT/ESRIS) – Informing buyers of flood, seismic or industrial hazards
- Wastewater system inspection (assainissement non collectif) – For properties not connected to the mains sewage system
These inspections are paid for by the seller, and their cost is typically included in the seller’s preparation costs. Prices vary by region and number of reports required, but generally fall between 300 € and 600 €.
Optional surveys
Unlike in some other countries, a full building survey or structural assessment is not a routine part of property transactions in France. However, buyers—particularly those purchasing older homes, rural properties, or homes requiring renovation—are strongly encouraged to commission an independent surveyor (expert en bâtiment or architecte) to inspect the property in more depth.
These surveys can reveal:
- Foundation issues or structural weaknesses
- Roof damage or deterioration
- Damp, mould, or insulation problems
- Compliance with building regulations or zoning laws
The cost of a full structural survey typically ranges from 500 € to 1,500 €, depending on the size and complexity of the property. While not mandatory, this can be a wise investment to avoid unexpected renovation costs later on.
Additionally, buyers planning extensive renovation or extensions may wish to consult an architect or building engineer before completing the sale, to assess feasibility and estimate future works.
Mortgage and financing fees
If you’re financing your French property purchase with a mortgage, it’s essential to understand the additional fees involved. Beyond the loan repayments themselves, several costs can impact your overall budget—from bank charges to compulsory insurance and even currency transfer fees for foreign buyers.
Bank arrangement fees (frais de dossier)
When applying for a mortgage in France, the lender will typically charge arrangement or application fees, known as frais de dossier. These fees cover the administrative costs of processing your mortgage application and setting up the loan.
- Typical cost: Between 500 € and 1,000 €, or around 1% of the loan amount in some cases.
- Negotiable? Sometimes. Especially if you’re borrowing a large amount or using a broker, there may be room to reduce or waive this fee.
These fees are usually payable when your mortgage offer is signed, and they are separate from any broker or advisor fees you might incur if you’ve used a third party to arrange your loan.
Mortgage insurance (assurance emprunteur)
French law requires all mortgage borrowers to take out mortgage life insurance, or assurance emprunteur, which protects the lender (and your family) in the event of death, disability, or serious illness.
- Mandatory: Yes, for most mortgage types.
- Cost: Typically between 0.20% and 0.50% of the loan amount annually, depending on your age, health, and coverage level.
- Freedom to choose: Since 2010, borrowers have the legal right to choose an insurance provider outside of the bank offering the loan, potentially leading to significant savings.
Although it adds to your monthly outgoings, this insurance is an important safety net and a non-negotiable part of the French mortgage process.
Currency exchange and transfer fees
For international buyers purchasing in euros, currency exchange and transfer fees can become one of the most overlooked—and expensive—hidden costs.
If you’re transferring funds from abroad (e.g., from the US or UK), even a small fluctuation in the exchange rate can cost you thousands of euros on a property purchase.
Key considerations include:
- Exchange rate margins: Banks often apply high margins on currency exchange—up to 3–5%.
- Transfer fees: Some banks charge fixed fees per transfer, which can add up during the buying process.
- Delays and compliance: Large international transfers may be delayed by compliance checks, which can hold up your transaction.
💡 Tip: Using a specialised foreign currency broker like Ibanista can save you money and time. We offer competitive exchange rates, personalised guidance, and seamless coordination with French notaires and estate agents.
Ongoing ownership costs often overlooked
While much of the focus during a property purchase is on upfront costs, it’s equally important to understand the ongoing financial responsibilities that come with owning a home in France. These recurring expenses can vary based on the property type, location, and usage, and they’re often overlooked by international buyers during the budgeting process.
Property tax (taxe foncière)
The taxe foncière is an annual property tax paid by the owner of the property, regardless of whether it’s a main residence, secondary home, or rental.
- Who pays it? The owner of the property
- What does it fund? It contributes to local municipal services, such as road maintenance and waste collection.
- How much? The rate depends on the property’s location, size, and rental value (valeur locative cadastrale). Expect anything from 500 € to over 3,000 € per year, depending on the area and property type.
Even if you don’t live in the property full-time, you’re still liable for this tax. It’s a good idea to request an estimate from the seller or real estate agent before committing to a purchase.
> You might be interested in this article: What is the Taxe d’Habitation in France?
Housing tax (taxe d’habitation – if applicable)
Historically paid by the occupant of a property, whether owner or tenant, the taxe d’habitation has undergone significant reform in recent years.
- Who pays it? As of 2023, it has been fully abolished for primary residences.
- Still applicable? Yes, for second homes and vacant properties.
- Amount? Like the taxe foncière, this varies widely by location and property size, typically ranging from 300 € to 2,000 € per year.
If you’re purchasing a holiday home or investment property, this is a tax you’ll need to factor into your yearly budget.
Syndic fees for apartments in co-ownership (charges de copropriété)
If you purchase an apartment or a property within a shared building (copropriété), you’ll be responsible for ongoing co-ownership fees known as charges de copropriété.
- What do they cover? These fees go toward maintaining shared areas and amenities—e.g., elevators, hallways, roofs, gardens, rubbish collection, and building insurance.
- How often are they paid? Typically quarterly or annually.
- How much? Depending on the building’s age, facilities (like a concierge or swimming pool), and condition, fees can range from 20 € to over 100 € per square metre annually.
Buyers should always request the procès-verbal d’assemblée générale (minutes from the last co-owner meeting) and the building’s financial reports to understand current and future costs—especially for potential major repairs or renovations.
Hidden renovation or compliance costs
Buying a property in France—especially an older home—can sometimes come with unforeseen renovation or compliance expenses that aren’t always obvious during initial viewings or even through standard diagnostics. Whether it’s upgrading outdated systems or meeting local building standards, these hidden costs can add up quickly.
Septic system upgrades
If you’re buying a rural property that’s not connected to the public sewer system, it will likely rely on a septic tank (assainissement non collectif).
- What’s required? French law requires that the septic system be inspected by the local sanitation authority (SPANC) before the sale. If the system is found non-compliant, the buyer usually has one year from purchase to bring it up to standard.
- Potential costs? Upgrading or replacing a system can range from 5,000 € to 15,000 € or more, depending on the size of the home and land configuration.
- Why it matters? Non-compliance can lead to fines or problems if you later resell the property. Always ask to see the latest SPANC report before signing a compromis de vente.
> You might be interested in this article: What to know about septic systems in French properties
Energy efficiency improvements (DPE requirements)
France has tightened its regulations around energy efficiency in recent years, and the Diagnostic de Performance Énergétique (DPE)—the mandatory energy efficiency report—plays a big role in property transactions.
- Why it matters? Properties rated F or G are now subject to rental restrictions and may face legal pressure for upgrades in the future. From 2025 onwards, owners of the most poorly rated properties may not be able to rent them out at all.
- Buyer obligations? You are not legally required to upgrade the property after purchase, but if you plan to rent it or resell, renovation may be necessary to meet compliance.
- Common upgrades include: insulation, new heating systems, window replacements, or switching from oil to electric or renewable energy.
- Costs? Depending on the work needed, expect to spend 10,000 € to 40,000 €+ for substantial improvements.
Historic building regulations
If the property you’re purchasing is located in a protected zone or classified as a historic monument, renovation work becomes significantly more regulated.
- What to know? Any external modifications—even repainting shutters or replacing roof tiles—may require approval from the Architectes des Bâtiments de France (ABF) or local heritage bodies.
- Permit delays: Applications for changes can take longer and may require specific materials or traditional techniques, which can be significantly more expensive.
- Interior changes? In some historic properties, interior modifications may also be subject to review, especially if the building is officially listed (classé or inscrit).
- Extra costs: Using approved artisans and heritage-compliant materials can increase renovation costs by 30–50% compared to standard work.
In short, what looks like a dream project could turn into a major financial undertaking if hidden compliance or restoration issues aren’t spotted early. Always include a thorough review of the DPE, sanitation reports, and planning restrictions in your due diligence—and consider commissioning optional surveys when purchasing a character or rural property.
Final notes
When buying property in France, it’s essential to look beyond the listing price. While the country’s charm and lifestyle are undeniable, real estate transactions here involve a range of hidden costs and fees that can easily surprise even seasoned buyers. From notaire fees and agency commissions to septic system upgrades and ongoing property taxes, the true cost of ownership often goes well beyond the price tag.
How to prepare financially
The key to avoiding unexpected financial strain is proper planning. Before committing to a purchase:
- Create a realistic budget that includes estimated transaction costs, renovation needs, and long-term ownership expenses.
- Request detailed diagnostics and inspection reports before signing.
- Ask questions early, especially around co-ownership charges, local tax rates, and energy efficiency requirements.
- Account for currency exchange fluctuations if you’re purchasing with foreign funds.
Work with trusted professionals
Navigating French real estate as a non-resident can be complex. That’s why it’s crucial to surround yourself with experienced professionals who understand the local market and legal framework:
- A notaire to handle legal formalities
- A bilingual real estate agent familiar with working with international buyers
- A currency specialist to help you move your funds efficiently
- And if needed, a tax advisor to assess your long-term financial exposure
