Buying costs
French notary fees: the real cost on top of the price
In France, the price on the listing is not what you pay. On top of it come the “frais de notaire” — really acquisition costs — which run about 7–8% of the price on existing homes and 2–3% on new-build. They are mostly transfer taxes, not the notary’s pay, and banks rarely lend for them. Ignore them and every yield you calculate is wrong.
What the fees actually are
Despite the name, most of the “frais de notaire” are taxes paid to the state and the département: the droits de mutation (transfer duties) alone are roughly 5.8% of the price on existing homes. The notary’s own regulated fee (émoluments) is around 1%, plus small disbursements (débours) and a 0.10% land-registration security contribution.
That is why the figure is so much higher on an existing home (ancien) than on a new-build (neuf / VEFA), where transfer duties are far lower — typically a 2–3% total instead of 7–8%.
Budget it as cash, on top of the price
Fees are due in full at the signing of the acte authentique, and mortgage lenders usually will not finance them — you need them in cash on completion. On a €250,000 existing apartment, that is roughly €18,000–€20,000 you must have on hand beyond the deposit.
From 2025, départements may raise transfer duties by up to 0.5 point (many have, to about 5%) through 2028, though first-time buyers of a primary residence can be exempted from that increase. Always confirm the current rate for the specific département before you sign.
Why it changes the buy/avoid decision
Notary fees raise your real cost basis by 7–8%, so they directly lower net yield: a listing that looks like 6% gross is being bought at ~6.4% more than the sticker once fees are in. Include them before you compare two listings or two cities.
DwellIQ folds acquisition costs into the net-yield and cash-flow view so the score reflects what you actually spend, not just the asking price.
FAQ
- How much are notary fees in France?
- About 7–8% of the price on existing homes (ancien) and 2–3% on new-build (neuf / VEFA). Most of it is transfer tax, not the notary’s fee.
- Can I include notary fees in my mortgage?
- Usually not — lenders expect you to pay them in cash at completion. A few will lend “frais inclus” to strong borrowers, but plan to have the cash.
- Why are fees lower on a new-build?
- New-build (VEFA) pays reduced transfer duties, so total acquisition costs are typically 2–3% instead of 7–8%. That gap can offset a higher headline price.
Paste a listing URL — DwellIQ includes notary fees in the net yield and cash-flow score.
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