Are you wondering how much to budget in addition to the property sale price for notary fees when buying real estate?
Would you like to understand the difference between taxes and the notary’s remuneration and how to calculate notary fees?
This explanatory article provides an order of magnitude of acquisition costs, details their composition, and explains how to calculate notary fees step by step.
You will find practical benchmarks for existing properties with notary fees of around 7 to 8% and new properties with reduced notary fees of around 2 to 3%, along with numerical examples and tips to optimize your budget.
In addition to official sources such as Legifrance, Notaires de France and ANIL, always check the local departmental rate before signing. For a personalized valuation of your property for sale or comprehensive support to successfully complete your purchase project, contact your local Capifrance real estate advisor.
Definition of notary fees in the context of a property purchase
The term notary fees commonly refers to all costs payable when signing a property purchase deed.
This term includes several distinct items: transfer duties or registration duties, land registration tax, the notary’s fees, disbursements, and the real estate security contribution.
Transfer duties represent the tax portion. They are paid to local authorities and do not remunerate the notary.
VAT on new housing generally applies to off plan sales. It largely replaces registration duties. This is why notary fees for existing properties are significantly higher than notary fees for new properties at 2 to 3%.
The calculation base, or taxable base, is the net seller price. It may be increased by agency fees if these remain payable by the buyer. Furniture deductions allow this base to be reduced when furniture is sold together with the property.
Is your situation specific? Need professional support to secure your property purchase? Do not hesitate to discuss it with your local Capifrance real estate advisor.
What exactly is meant by notary fees?
In practice, the expression covers three main categories of costs.
Taxes and duties: registration duties, transfer duties for consideration, land registration tax.
The notary’s remuneration: fees calculated according to a regulated scale.
Disbursements: sums advanced for formalities such as land registry searches, mortgage statements, surveyor fees, and mandatory diagnostics.
VAT applies to the notary’s fees. The notary provides a detailed statement breaking down duties, fees, and disbursements.
Difference between notary fees and transfer duties
Transfer duties for consideration include the departmental share, a fixed share, and assessment and collection costs.
Since April 2025, departments may increase their transfer duty rate by 0.5 points, up to a maximum rate of 5%, for deeds signed between April 1, 2025 and March 31, 2028. This 2025 increase applies locally depending on the decision of the departmental council.
Consumers often confuse notary fees with transfer duties because notaries collect these taxes. In reality, the majority of the amount is paid to local authorities.
Check the departmental rate with a notary or a Capifrance advisor before finalizing your purchase.
Breakdown of notary fees: what do they include?
To anticipate your budget, review each item. The main elements are registration duties or transfer duties, notary fees, disbursements, and the real estate security contribution.
Registration duties represent the largest share for existing properties. Their amount depends on the departmental rate and the taxable base.
Notary fees follow a decreasing scale by brackets and are subject to 20% VAT. The notary may grant a discount within the limits set by law.
Disbursements cover formalities such as land registry checks, mortgage statements, surveyor fees, urban planning documents, and diagnostics. They vary depending on the complexity of the file.
The real estate security contribution is collected at a proportional rate of 0.10% of the price, with a minimum of 15 euros. It appears on every deed.
Use the ANIL notary fee simulator or the Notaires de France simulator to visualize the breakdown in your situation. Also request a detailed quote from the notary.
Registration duties, transfer duties and land registration tax
Registration duties are calculated by applying the departmental rate to the taxable base. This base is generally the net seller price, sometimes increased by agency fees depending on who pays them.
For new properties, VAT, often 20%, applies and largely replaces registration duties, hence the difference between notary fees for existing properties and those for new properties at 2 to 3%.
The possible increase in transfer duties may raise the rate to 5%. An increase of 0.5 points represents approximately 500 euros per 100,000 euros, according to published estimates.
Notary fees, VAT and scale
Notary fees are applied according to brackets: 0 to 6,500 euros, 6,500 to 17,000 euros, 17,000 to 60,000 euros, and above 60,000 euros. Rates are regulated by law.
VAT on fees is 20%. The notary may offer a discount on their fees subject to legal conditions and limits.
Always request a detailed quote and, if necessary, compare several notaries.
How are notary fees calculated? Method and examples
The calculation follows four clear steps:
Calculate duties: departmental rate multiplied by the taxable base.
Calculate fees according to the regulated scale.
Add VAT on the fees.
Add disbursements and the real estate security contribution.
Summary formula: duties plus fees excluding VAT and VAT plus disbursements plus contribution equals total fees.
These steps provide a reliable estimate. For an exact figure, run a simulation or request a quote from a local notary.
Decreasing scale of fees by brackets and rates
The decreasing scale applies bracket by bracket. The applicable rates are published in the French Commercial Code.
VAT at 20% is added to the remuneration. Above a certain threshold, the notary may grant a discount. Negotiate if your file allows it.
Numerical examples
Here are approximate figures, assuming a department applying the maximum rate of about 5.80665% for existing properties. These examples are indicative only.
Existing property price 200,000 euros
Duties about 5.80665% approximately 11,613 euros.
Fees excluding VAT approximately 1,900 to 2,400 euros plus 20% VAT approximately 2,280 to 2,880 euros.
Disbursements approximately 1,200 euros. Contribution 0.10% equals 200 euros.
Estimated total approximately 15,300 to 16,000 euros around 7.7%.
Existing property price 300,000 euros
Duties approximately 17,420 euros.
Fees excluding VAT approximately 2,500 to 3,000 euros plus VAT approximately 3,000 to 3,600 euros.
Disbursements approximately 1,400 euros. Contribution 300 euros.
Estimated total approximately 22,500 to 24,000 euros around 7.5 to 8%.
Off plan new property price 300,000 euros
VAT on new housing replaces most registration duties. Fees, disbursements, and contribution total approximately 6,000 to 9,000 euros around 2 to 3%. Some lenders accept financing VAT on new housing within the loan.
For a precise calculation adapted to the departmental rate and your file, use the ANIL notary fee simulator.
Amounts, benchmarks and practical impact on your budget
Quick benchmarks: for an existing property purchase, budget on average 7 to 8% of the price. For new properties, plan for 2 to 3%. These values vary depending on the department and the file.
Notary fees affect your borrowing capacity and the amount of your down payment. You may sometimes include notary fees in your mortgage, but this depends on the bank.
Anticipate these costs from the simulation stage. Including fees in the loan can preserve your savings. Ask your bank and your real estate advisor for guidance.
For a house priced at 250,000 euros in the existing market, expect around 18,000 to 20,000 euros in fees depending on the departmental rate and disbursements.
Speak with a local Capifrance advisor to incorporate these amounts into your financing plan.
Fees for existing properties ranges and examples
For existing properties, the usual range is 7 to 8%. Variation factors include the department’s decision on the transfer duty rate, whether agency fees are included in the taxable base, the presence of furniture to deduct, and the complexity of the file.
Example: for 250,000 euros in a department applying the maximum rate, expect around 18,000 to 20,000 euros in notary fees.
Fees for new off plan properties VAT comparison and specifics
For off plan purchases, VAT on new housing applies and reduces registration duties. Notary fees for new properties at 2 to 3% are therefore much lower than for existing properties.
However, VAT may represent a cash flow effort. Ask your bank about the possibility of financing VAT on new housing.
Regulatory developments and trends 2025 to 2026
The 2025 Finance Act has allowed departments to temporarily increase transfer duties by 0.5 points. The maximum rate thus reaches 5% for certain deeds between April 1, 2025 and March 31, 2028.
In practical terms, this increase generates an estimated additional cost of about 500 euros per 100,000 euros for departments that apply it. It mainly affects existing property purchases.
In 2026, the impact remains localized. Some departments have voted for the increase, others have not. This regionalization influences purchasing power and price negotiations.
First time buyers may benefit from local exemptions or allowances. Conditions vary depending on the department. Confirm with the notary.
Always check the departmental rate before signing the authentic deed.
Possible increase in transfer duties
The decision to apply the increase depends on the departmental council. The timetable therefore varies by local authority.
If your file is ready, ask your notary about the signing date. Sometimes it may be preferable to bring forward or postpone signing depending on the financial impact.
Exceptional measures protection of first time buyers and allowances
Some departments offer reductions or exemptions for first time buyers. Criteria often include not having owned a principal residence during the previous two years.
Ask the notary or your real estate advisor whether you can benefit from these measures.
Practical cases and special situations how do fees vary depending on the type of purchase?
Notary fees vary depending on the buyer’s status and the type of property. The main cases include first time buyer, principal residence, secondary residence, rental investment, off plan purchase, life annuity sale, purchase through a civil property company, commercial premises, and luxury properties.
For secondary residences and rental investments, there is generally no exemption. Duties apply to the entire price. Fees may therefore be identical to a standard existing property purchase.
Transactions through a civil property company or sales of commercial premises involve specific formalities and sometimes different tax regimes. Life annuity sales require a precise valuation of the lump sum and the annuity. For these cases, seek specialized support.
Is your project specific? Contact a local Capifrance real estate advisor for a personalized assessment.
First time buyer principal residence secondary residence rental investment
A first time buyer may benefit from reductions under local rules. A secondary residence does not qualify for these exemptions. A rental investment is subject to the same duties as existing property and does not benefit from allowances.
Include notary fees for rental investment in your profitability calculation and borrowing capacity assessment.
Special cases off plan life annuity civil property company commercial premises
Off plan purchase: VAT on new housing applies and fees are reduced to around 2 to 3%. Consider VAT financing.
Life annuity: fees are adjusted according to the amount of the lump sum and the annuity. Plan for expert valuation and notarial support.
Civil property company and commercial premises: specific arrangements and often different fees. Consult a tax specialist or a notary experienced in these matters.
How to reduce or optimize acquisition costs? Best practices
Several practical levers can help optimize acquisition costs:
Deduct the value of furniture to reduce the taxable base for transfer duties.
Negotiate for agency fees to be paid by the seller.
Request a discount on the notary’s fees where possible.
Compare several notaries and request detailed quotes.
Consider including fees in the mortgage or financing VAT on new housing.
Consider a civil property company structure if relevant to your wealth planning situation.
Speak with a local Capifrance advisor to identify the most appropriate levers for your file.
Practical steps when and how to pay notary fees?
Payment is mainly made on the day of signing the authentic deed. The notary often requests a provision in advance to cover expenses already incurred.
After signing, the notary regularizes the balance and may refund any excess if the provision was too high.
Legally, the buyer pays the notary fees, except for a different arrangement regarding agency fees.
Practical arrangements include transferring funds to the notary, respecting the indicated deadlines, and providing the requested documents such as identity documents, the preliminary sale agreement, property diagnostics, proof of financing, the seller’s title deed, and bank details.
Prepare the checklist of documents with your advisor to speed up formalities.
Points of attention and mistakes to avoid when calculating fees
Beware of common mistakes:
Underestimating notary fees in the overall budget.
Failing to check the departmental rate and the 2025 increase in transfer duties.
Not deducting the value of furniture when possible.
Overlooking additional costs related to a complex file such as a mortgage, easement, or joint ownership.
Confusing existing and new properties and drawing incorrect tax conclusions.
To secure the process, request a precise quote, a detailed breakdown, and seek support from a real estate advisor.
Practical tools and simulator estimate my notary fees online
Several reliable tools help estimate your fees: the ANIL notary fee simulator, the Notaires de France simulator, and certain bank tools. Capifrance also offers contact to obtain a personalized estimate.
To use a simulator, enter the net seller price, the location department, the type of property new or existing, the value of furniture, and who pays the agency fees. The simulator provides an estimate and a breakdown by item.
Summary of examples: 200k approximately 15,300 to 16,000 euros; 300k existing approximately 22,500 to 24,000 euros; 300k new approximately 6,000 to 9,000 euros. Run a simulation to refine your estimate.
Download the checklist documents to provide to the notary and request free contact with a local Capifrance advisor for a precise calculation.
Role of the notary and complementarity with the local real estate advisor
The notary secures the real estate transaction for all parties involved. They verify ownership, clear mortgages, draft the deed, and carry out land registration. The notary’s mission is legal and protective.
Your local Capifrance real estate advisor complements this role by securing and facilitating the sale. They assess the net seller price, negotiate agency fees, advise on structures such as a civil property company, and coordinate between notary and bank.
Contact a local real estate advisor for a free valuation and personalized support
The Capifrance network connects you free of charge with a local real estate advisor. They offer a free valuation, a fee simulation, and coordination with the notary and the bank.
Get a free valuation and personalized support contact a Capifrance advisor near you.
Notary fees include transfer duties, fees, disbursements, and the real estate security contribution.
For an existing property, plan for around 7 to 8% of the price; for new property off plan 2 to 3%.
The 2025 increase in transfer duties may lead some departments to apply a 5% rate; check your department.
Calculate fees using the method: duties plus fees plus VAT plus disbursements plus contribution.
Use the ANIL notary fee simulator or request a detailed quote for an exact calculation.
Anticipate the impact on borrowing capacity and discuss with your bank the inclusion of fees in the loan.
Contact a local Capifrance real estate advisor for a free valuation and comprehensive support.
FAQ
What exactly do notary fees include for a property purchase?
Notary fees mainly include transfer duties paid to local authorities, the notary’s remuneration, disbursements advanced for formalities, and the real estate security contribution. For new properties, VAT replaces registration duties.
How much are notary fees for a property priced at 200,000 euros or 300,000 euros?
Indicative estimate: for an existing property, around 7 to 8% approximately 14,000 to 16,000 euros for 200,000 euros; approximately 21,000 to 24,000 euros for 300,000 euros. For new property off plan, around 2 to 3%. Use a simulator for an exact figure.
Can notary fees be financed by the bank?
Yes. The bank can often include notary fees in the mortgage or finance VAT on new housing, subject to file approval. Check with your bank and advisor.
Are first time buyers exempt from transfer duties?
Some local authorities grant reductions or exemptions to first time buyers. Conditions vary by department. Check with the notary or your local advisor.
What fees apply to a new off plan property?
For new property, VAT generally 20% applies to the price and replaces registration duties; fees, disbursements, and contribution remain, totaling around 2 to 3% of the price.
Can the notary’s fees be negotiated?
Yes. The notary may grant a discount on their fees within legal limits. Request a detailed quote and compare if necessary.
What is the impact of the 2025 to 2026 increase in transfer duties on my purchase?
The possible 0.5 point increase may represent approximately 500 euros per 100,000 euros for departments applying the measure. It mainly concerns existing properties. Check the departmental rate before signing.
For the legal reference regarding the possibility of increasing transfer duties, consult Legifrance at legifrance.gouv.fr Finance Act.
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.
