Are you wondering how much ancillary costs amount to when purchasing a new-build property? Would you like to understand how these costs differ from those of existing properties and how they impact your budget?
Notary fees for new-build properties are often lower than for existing homes, and this article explains exactly what they include. We also explain how acquisition costs are calculated and the tax differences, with numerical examples.
In this article, discover best practices, recent developments, and special cases to help you plan ahead. For any questions, contact your local Capifrance real estate advisor who specializes in new-build property for personalized support and a successful purchase.
What Are Notary Fees in New-Build Property and How Are They Calculated?
Notary fees in new-build property include all amounts payable by the buyer when acquiring a newly built home. Their structure is similar to that of existing properties; however, the tax component is significantly lower.
These fees are made up of four elements: transfer duties, the notary’s fees, disbursements, and the real estate security contribution. The last two are similar for both new and existing properties.
In new-build purchases, sales under off-plan purchase agreements (VEFA) or sales by developers modify the taxable base, thereby limiting transfer duties. As a result, land registration tax is lower.
Notary fees follow a regulated sliding scale. VAT is added to the portion invoiced by the notarial office. Notaries always provide a detailed statement before signing.
Finally, some temporary exemptions exist. For example, property tax may be reduced during the first year. Ask the notary for a provisional cost breakdown to better prepare your budget.
Definition and Understanding of Notary Fees in New-Build Property
By “notary fees,” we mean the acquisition costs of a real estate property. In new-build purchases, these fees are lower because the tax portion is reduced.
A new-build property is one that has never been occupied or was completed less than five years ago. VEFA refers to the sale of a property under construction.
Notary fees and disbursements remain similar regardless of the property type. The main difference lies in transfer duties, which are reduced for new builds.
How Are Notary Fees Calculated for New-Build Property? Current Rates Explained
For new-build property, notary fees generally range between 2% and 3% of the purchase price. This percentage includes the tax portion, notary fees, disbursements, and the real estate security contribution.
The tax portion is usually around 0.7% to 1%. Notary fees follow a regulated sliding scale, and VAT is applied at the current rate.
For existing properties, the tax portion often represents 5% to 6.3%, depending on the department, bringing total fees to around 7% to 8%. This explains the attractiveness of new-build purchases.
To refine your estimate, use an online calculator or request a detailed statement from the notary, which takes local variables into account.
Understanding the Difference Between Notary Fees for New-Build and Existing Properties
The key difference lies in taxation. In existing properties, transfer duties account for most of the fees and often reach 7% to 8%.
In new-build purchases, these duties are reduced, bringing total notary fees down to around 2% to 3% of the price.
For the same purchase price, the difference is significant. This advantage reduces the personal contribution required and improves borrowing capacity.
However, notary fees, disbursements, and contributions remain similar, so a detailed comparison is always recommended.
Why Are Notary Fees Lower When Buying a New House or Apartment?
The main reason is to encourage new construction. The legislator applies a reduced tax base to VEFA sales and new-build properties.
Departments may adjust certain rates, but recent changes generally favor new builds and first-time buyers.
Since VAT is included in the developer’s price, it simplifies the tax base and avoids increasing transfer duties on an already taxed value.
Practical Example: Calculating Notary Fees for a €300,000 New-Build House
Case study: Purchase of a new-build house under VEFA for €300,000. Average rate applied: 2.5%.
Reduced transfer duties: approx. €2,100 (≈ 0.7%)
Notary fees and VAT: approx. €3,200 (sliding scale + VAT)
Disbursements and formalities: approx. €1,400 (cadastre, records, etc.)
Real estate security contribution: approx. €300 (0.10% with a minimum)
Indicative total estimate: approx. €7,000 to €7,500. Amounts may vary depending on the department and contractual conditions.
For an accurate estimate, request a simulation or a provisional statement from the notary.
Payment and Management of Notary Fees in New-Build Purchases
Notary fees are paid at the time of signing the notarized deed. The notary collects the funds and forwards the taxes to the relevant authorities.
Before signing, an advance payment may be requested to cover disbursements. The final account is settled afterward.
If financing through a mortgage, the bank releases the funds on the day of signing. In some cases, fees may be included in the loan, subject to bank approval.
The notary handles all formalities: land registration, cadastral checks, and title verification, and provides a clear, detailed statement.
When and How to Pay Notary Fees for a VEFA Purchase
All fees are paid on the day of signing at the notary’s office. The bank then transfers the funds to the notary on behalf of the seller.
To spread the cost, ask your bank whether fees can be included in the loan. Check feasibility with your banking advisor.
Request the fee breakdown several weeks before signing to prepare transfers and avoid surprises.
The Notary’s Role in Managing Fees and Formalities
The notary legally secures the transaction by verifying titles, checking easements, and reviewing mortgage records.
They collect the funds and redistribute the tax portions. Their fees are regulated and clearly detailed in the statement.
In some cases, the notary may grant a regulated discount on their fees, applied under strict conditions and uniformly.
Key Points and Best Practices to Optimize Notary Fees in New-Build Purchases
Several factors can influence costs: location, agency fees, included furniture, and file complexity.
Best practices include asking the seller to cover agency fees, negotiating a reduction in notary fees, or deducting the value of included furniture when justified.
Always distinguish between listing price and net seller price, as this affects the tax base.
Request a detailed statement from the notary and compare it with a simulation to better plan financing.
Factors Influencing Notary Fees in New Construction
Location plays a key role, as departments apply different tax rates.
Agency fees paid by the buyer increase the taxable base. Transferred furniture may be deductible under certain conditions.
Administrative complexity can increase disbursements. Budget accordingly for additional formalities.
How to Reduce Notary Fees in New-Build Property
Three practical options:
Ask the seller to pay agency fees
Negotiate a discount on notary fees where permitted
Deduct the justified value of included furniture
Always cross-check an online simulation with the official notary statement.
Notary Fee Trends in 2026: What You Need to Know
Since 2025, departments may increase certain rates to offset revenue losses, mainly affecting existing properties.
New-build purchases and first-time buyers have largely been spared, preserving the advantage of new property in 2026.
The measure allowing departments to raise transfer duties is currently temporary, and its continuation will depend on future budget decisions.
Stay informed by consulting your notary or local real estate advisor.
Increase in Transfer Duties for Existing Properties and Preservation of New-Build Benefits
Departments can adjust rates, mainly impacting existing properties and second-time buyers.
Recent regulations confirm that new-build property retains preferential treatment, making VEFA purchases particularly attractive.
Medium-Term Outlook for Notary Fees
If increases persist, existing properties will weigh more heavily on buyers’ budgets, while new-build homes will retain their appeal.
Anticipate these changes early, use simulation tools, and seek guidance from local professionals.
Special Cases: Notary Fees for Different Types of New-Build Projects
Rules vary depending on the project: rental investment, life annuity, commercial property, or luxury residence.
In such cases, notaries and local advisors are essential to secure complex transactions.
Notary Fees for New-Build Rental Investments
New-build rental investments benefit from reduced acquisition costs, improving initial profitability.
Assess medium-term taxation and include fees in your profitability calculations. Expert support is recommended.
Specific Fees for Other Cases: Life Annuity, Commercial Property, Luxury Residences
Life annuity transactions require specific calculations for lump sums and annuities. Commercial properties may involve different VAT rules.
Luxury transactions often require additional expertise and higher disbursements. Plan accordingly.
Contact Your Local Advisor to Succeed in Your New-Build Real Estate Project
A local Capifrance advisor specializing in new-build property helps you accurately calculate acquisition costs, compare new and existing options, optimize financing, and select suitable developments.
Contact a Capifrance advisor to access the best new-build programs in your region and benefit from end-to-end support, from simulation to signing.
Conclusion
Notary fees for new-build properties typically range between 2% and 3% of the purchase price.
They are significantly lower than the 7–8% seen in existing properties, mainly due to reduced transfer duties.
Notary fees, disbursements, and the real estate security contribution still apply.
Use simulation tools and request a provisional statement from the notary to plan ahead.
Simple levers can optimize costs: agency fee allocation, notary fee discounts, and furniture deductions.
To secure your project and receive a personalized estimate, contact your local Capifrance real estate advisor.
FAQ
How much are notary fees for new-build property (percentage)?
Generally between 2% and 3% of the purchase price.
What is the notary fee rate for new-build real estate?
The tax portion is often around 0.7%. Including fees and disbursements, the total reaches 2% to 3%.
What is the difference between notary fees for new and existing properties?
The difference mainly comes from transfer duties, which are higher for existing properties.
When are notary fees paid for a new-build purchase?
They are paid in a single payment on the day the notarized deed is signed.
Why are notary fees reduced for new-build property?
They are reduced to encourage new construction and home ownership through favorable tax treatment for VEFA and new properties.
Author :
Frédéric Rémy – Director of Commercial Performance
A real estate professional for several years within the Capifrance network, I would like to share with you some essential advice to help you succeed in your real estate project with the support of our advisors.
