Understanding how much you will really pay in notary fees for a property purchase in France in 2026 means looking beyond the sale price. Notary fees can easily represent several thousand euros. In 2026 these frais de notaire remain strictly regulated, but they vary according to the type of property and its location. This guide explains how they are calculated, how to estimate them on your own, and when an official simulator is useful, so that you can budget with confidence and avoid surprises on completion day.
Notary Fees for a Property Purchase in France in 2026: The Complete Guide for Your Property Purchase
Reading time : ~12 min
- Contents
- What Are Notary Fees for a Property Purchase in France in 2026
- Detailed Breakdown of Notary Fees in 2026
- Old Property Versus New Property
- Simple Notary Fee Simulator for 2026
- Main Factors That Influence Notary Fees
- To Do and Not to Do When Estimating Your Notary Fees
- Why Working With a Single Exclusive Agency Can Protect Your Project
- Frequently Asked Questions About Notary Fees in France
What Are Notary Fees for a Property Purchase in France in 2026
When you buy real estate in France, notary fees are all the costs paid at completion in addition to the purchase price. In 2026 they usually represent about 7 – 8 % of the price for an existing property and about 2 – 4 % for a new property, including off-plan purchases. These amounts are paid by the buyer when the deed of sale is signed. The notary keeps only a limited part as remuneration; most of the money is transferred to the French Treasury as taxes and registration duties.
Notary fees cover four items: transfer duties and registration taxes, notary remuneration (called “émoluments”), disbursements for documents and formalities, and a real-estate security contribution. The exact percentage depends chiefly on whether the property is new or existing, the department where it is located, and sometimes the buyer’s first-time-buyer status.
Detailed Breakdown of Notary Fees in 2026
Transfer Duties and Registration Taxes
Transfer duties are the largest component, roughly 80 % of the total. For an existing property, the global rate is generally between 5.09 % and 6.31 % of the purchase price; many departments are around 5.80 %. Some departments such as Paris or Bouches-du-Rhône apply around 6.31 %, although first-time buyers there may benefit from a reduced rate of 5.80 %. For a new property that has never been lived in, the duty on the main part of the price is much lower, about 0.715 %.
Notary Remuneration
The notary’s remuneration is set nationally and calculated on a sliding scale before tax, to which 20 % VAT is added. Since the 2021 reform the official scale is:
| Price bracket (€) | Rate before VAT | Fixed amount added (€) |
|---|---|---|
| 0 – 6 500 | 3.870 % | 0 |
| 6 501 – 17 000 | 1.596 % | 147.81 |
| 17 001 – 60 000 | 1.064 % | 238.25 |
| Above 60 000 | 0.799 % | 397.25 |
Example: on a €200 000 price, the notary remuneration including VAT is about €2 394. On the portion of the price above €150 000 the notary can grant a discount of up to 10 % (sometimes 20 %), which slightly reduces the total.
Disbursements and Various Fees
Disbursements are sums the notary advances on the buyer’s behalf, covering documents from local authorities, land-registry extracts, mortgage statements, and required certificates. In 2026 they generally range between €1 000 and €1 400 for a standard residential transaction, with a small extra line for photocopies, postage, and banking costs.
Real-Estate Security Contribution
This State tax finances the land-registration service. It is 0.10 % of the purchase price with a €15 minimum, modest compared with transfer duties but included in the overall fee.
Old Property Versus New Property
How Notary Fees Differ Between Old and New Property in 2026
A property is considered new if it has never been lived in; once it has been occupied, even briefly, it is treated as existing. The classification has a major impact on notary fees.
| Type of property & price | Typical notary fees 2026 (€) | Global rate estimate |
|---|---|---|
| Existing house €300 000 | ≈ 21 000 – 24 000 | ≈ 7 – 8 % |
| Existing flat €250 000 | ≈ 15 600 | ≈ 6 % |
| New home €100 000 | ≈ 2 700 – 3 100 | ≈ 2.7 – 3.1 % |
Simple Notary Fee Simulator for 2026
You can obtain an approximate figure in three steps:
- Determine whether the property is new or existing.
- Select a standard rate: 7.5 % for existing, 3 % for new.
- Multiply the purchase price by that rate.
Example: an existing flat at €250 000 gives an estimate of €18 750 (250 000 × 7.5 %), while a new home at €100 000 gives about €3 000 (100 000 × 3 %). For exact figures adapted to your department and status, use an official simulator from notarial services or public authorities. If you would like a step-by-step look at the entire property purchase process, our in-house guide can help you prepare your budget in more detail.
Main Factors That Influence Notary Fees
Key Factors Affecting Notary Fees in France in 2026
Local rates matter: each department may adjust its share of transfer duties within narrow limits, so existing-property rates run from 5.09 % to 6.31 %. First-time-buyer status can lower the rate in some higher-rate departments. The legal nature of the property (new or existing) is decisive, and above €150 000 a negotiated discount on the notary’s remuneration can trim the bill by a few hundred euros.
To Do and Not to Do When Estimating Your Notary Fees
Recommended: confirm the property’s classification with the notary; start with realistic percentages (7 – 8 % existing, 2 – 4 % new) then refine with a simulator; request a detailed provisional statement before signing the preliminary contract; keep a safety margin for disbursements and possible tax adjustments.
Avoid: assuming the same percentage nationwide; forgetting that most of the fee is tax and non-negotiable; calculating a budget on the purchase price alone; relying on outdated figures instead of recent professional tools.
Why Working With a Single Exclusive Agency Can Protect Your Project
On the French Riviera, entrusting your sale to one agency through an exclusive mandate gives you a single contact who coordinates the entire process while mobilising a broad network of cooperating agents via platforms such as MLS Côte d’Azur. You benefit from a unified sales strategy, wider exposure, controlled visibility across major portals, and shorter transaction times, which in turn provides clearer information, smoother negotiation, and better coordination with the notary. Meet our team to see how we apply this approach in practice.
Frequently Asked Questions About Notary Fees in France
Are notary fees the same if I pay cash or with a mortgage?
Yes. Fees linked to the purchase itself are identical; additional mortgage-deed costs may apply but are collected by the notary at the same time.
Can I finance notary fees with my mortgage?
Some banks allow this, but many limit the loan to the purchase price. It depends on your profile and the bank’s policy; discuss it early.
Does the seller pay any part of the notary fees?
By default the buyer pays the full amount. Sharing costs is rare and must be stated in the contract.
Do notary fees decrease if I negotiate the price down?
Yes. Because most fees are percentage-based, a lower price reduces transfer duties, remuneration, and the security contribution; disbursements change little.
Planning your property purchase in France means understanding every cost line, especially your frais de notaire. By distinguishing between taxes, remuneration, and disbursements, and by combining simple calculations with official simulators, you can budget accurately and negotiate with confidence. If you are preparing a transaction on the French Riviera and would like support for your budget, marketing strategy, or negotiations, discover our services at Riviera-King Real Estate and speak with our team.
