Understanding Notary Fees in France: A Complete Guide for Property Buyers

When purchasing property in France, one of the first questions buyers ask is:"How much are notary fees—and what do they actually include?"

Despite the name, frais de notaire (notary fees) are often misunderstood. Many buyers assume these fees go directly to the notaire, but in reality, the notaire keeps only a small portion. The rest is made up of taxes and administrative costs required by the French State.

Whether you're a local buyer or an international investor, understanding these fees is essential for assessing your total acquisition cost and planning your purchase wisely.

What Are Notary Fees?

Notary fees are mandatory costs charged during property transactions in France.Their purpose is to:

• Formalise the sale

• Secure the legal transfer of ownership

• Register the property with the French authorities
  

The notaire acts as a neutral public officer responsible for ensuring the legal validity of the sale, protecting both the buyer and the seller.

The Real Breakdown of Notary Fees

Despite being commonly referred to as “notary fees,” the notaire’s remuneration accounts for only a fraction of the total.

Here’s how the typical breakdown looks:

1. Transfer Taxes (≈ 70–80%)

These are the largest part of the fees. They include:

• The taxe de publicité foncière

• Registration duties

• Land registry tax (contribution de sécurité immobilière)
  

These taxes go directly to the French State and local authorities.

2. Administrative Costs / Disbursements (≈ 10%)

These are expenses the notaire pays on your behalf for:

• Land registry documents

• Mortgage registration (if applicable)

• Urban planning documents

• Certificates and searches

• Miscellaneous administrative items

  
  

3. Notaire’s Fee (≈ 8–12%)

The notaire’s remuneration, also known as the émoluments, is regulated by law and cannot be negotiated.It is calculated on a sliding scale based on the property price.

How Much Will You Actually Pay?

The amount you pay depends on whether the property is new or existing:

For Existing (Older) Properties

Total notary fees: ~7–8% of the purchase price

For New-Build Properties (VEFA)

Total notary fees: ~2–3% of the purchase price

This substantial difference makes new-build properties more attractive for buyers who want to reduce upfront acquisition costs.

Why Notary Fees Matter for Buyers

Notary fees play an important role in your financial planning because they affect:

• Your total acquisition budget

• Your cash requirements at the time of completion

• Your return on investment, especially for rental or resale projects

For international buyers in particular, France’s transparent legal system—and the role of the notaire—provides strong protection during the purchase process.

Notary Fees & Mortgages

If you're purchasing with a mortgage:

• Additional fees apply for loan-related documentation

• The notaire registers the lender’s security (hypothèque or IPPD)

• These costs vary depending on the mortgage amount and type of guarantee

Make sure to factor these into your overall budget.

Are Notary Fees Tax-Deductible?

Not directly.However, certain taxes and costs included in notary fees can be deducted or amortised in specific investment structures, such as furnished rentals (LMNP or LMP) or corporate ownership.

It is always advisable to consult a tax advisor for your specific case.

How Fracct Homes Supports You

At Fracct Homes, we ensure you enter every transaction fully informed.We guide you through:

• A clear breakdown of acquisition costs

• Coordination with notaires

• Assistance with financing and lender requirements

• Analysis of rental yield and long-term value

• A structured and transparent buying process from offer to completion

Our role is to make your property purchase in France seamless and fully understood.

Notary fees are a fundamental part of buying real estate in France. While they may seem complex at first, understanding how they work—and how they are distributed—helps buyers make better, more confident decisions.

With the right support and transparent guidance, the purchasing journey becomes smoother, safer, and far more predictable.