Expect purchase costs of 7–8.5% of the price on an existing home in France and around 2–3% on a new build. Most of it is tax collected by the notaire for the state and the department, not the notaire's own fee. With a mortgage, add the cost of the loan guarantee, usually 1–1.5% of the amount borrowed.
What French notary fees are made of
The frais de notaire you pay on completion bundle four things. Only one of them is the notaire's pay.
- Transfer taxes (droits de mutation): about 80% of the total on an existing home. The rate is 6.32% of the price in most departments and 5.81% in the others. On a new build the tax is 0.715%, because VAT is already in the price.
- The notary's fee (émoluments): set by a national scale, falling from 3.870% on the first €6,500 to 0.799% above €60,000, plus 20% VAT.
- The land registry contribution: 0.1% of the price, minimum €15.
- Disbursements (débours): documents, searches and registration costs the notaire pays on your behalf, often around €1,000–1,500.
A worked example
On an existing €500,000 home in a department at 6.32%, the transfer taxes are €31,600, the notary's fee about €5,300 with VAT, the land registry contribution €500 and disbursements around €1,200: roughly €38,600 in total, or 7.7% of the price. With a loan of 70% of the price, add about €5,250 for the guarantee.
Why this matters for your mortgage
French banks lend against the price, not the price plus costs. Purchase costs, the guarantee and the arrangement fee come from your own funds, on top of the deposit. A buyer who plans a 30% deposit on €500,000 needs about €195,000 of savings, not €150,000. Brokers see more non-resident files stall on this point than on income.
Run the full picture in the mortgage calculator, and find your notaire through French Notaires, who match English speakers with a bilingual notaire free of charge.
Questions
How much are notary fees in France?
About 7–8.5% of the price on an existing home and 2–3% on a new build, most of it transfer taxes. The notaire gives an exact figure before you sign.
Who pays the notary fees in France?
The buyer pays them on completion. Agency fees are separate: the advert must say whether they are included in the price and who pays them.
Can notary fees be included in a French mortgage?
Rarely for non-residents. French banks expect purchase costs to be paid from your own funds, so plan for them on top of the deposit.
Are notary fees lower on a new build in France?
Yes. The transfer tax on a new build is 0.715% because VAT is already in the price, so total costs are usually around 2–3%.