The price is not the full cost

When you buy a home in France, the price in the advert is only the start. You also pay what are commonly called notaire fees (frais de notaire). The name is misleading, because most of this money is not the notaire's pay. It is taxes passed on to the state and local authorities.

How big are the fees

As a rule of thumb:

  • Older properties: around 7% to 8% of the price.
  • New builds (VEFA): around 2% to 3% of the price.

On a €300,000 older property, plan for roughly €21,000 to €24,000 on top of the price. On a new build at the same price, it is nearer €6,000 to €9,000.

What the fees are made of

  • Transfer taxes (droits de mutation), which are the largest part.
  • The notaire's regulated fee, which is a sliding scale on the price.
  • Costs and disbursements, such as land registry searches and documents.

Because the notaire fee scale is set by the state, you cannot negotiate the taxes. You can ask about the notaire's own fee on higher priced properties.

Other costs to plan for

  • Agency fees, if they are not already included in the advertised price. Check whether the price is shown "FAI" (fees included).
  • Mortgage arrangement fees and a bank guarantee, such as a caution or mortgage security.
  • Borrower insurance, which is often required and can be a large part of the total loan cost.
  • Surveys and diagnostic reports, which the seller usually pays for.
  • Removal costs and any work you plan to do.

How the mortgage works

French banks usually lend so that your total debt payments stay at about 35% of your income, including insurance. The rate is typically fixed for the whole term. Lenders expect you to pay the notaire fees from savings, so the deposit you need is often at least the fees plus 10% of the price.

A budget example

You find a €250,000 older home:

  • Notaire fees at about 7.5%: €18,750
  • Deposit of 10%: €25,000
  • Savings needed up front: about €43,750, before moving and furnishing costs

Where the money actually goes

On an older property, most of the fees are taxes. Transfer duty is around 5.8% of the price in most départements, and it goes to the department and the commune, not to the notaire. The notaire's own regulated fee is roughly 1% on a €300,000 purchase, and the rest covers the registry and documents. That is why the percentage barely changes between notaires, and why shopping around on the notaire fee saves very little.

From offer to keys

The process has two main steps:

  • The compromis de vente (preliminary contract). You usually pay a deposit of 5% to 10% of the price. You then have a 10-day cooling-off period to withdraw without penalty.
  • The acte authentique (final deed), signed at the notaire's office. This is normally two to three months after the compromis, which gives time for the mortgage and the checks.

The compromis normally includes a clause that makes the sale conditional on you getting your mortgage. If the loan is refused, the clause lets you walk away and get the deposit back, so make sure it is there before you sign.

Questions to ask before you commit

  • Is the advertised price shown with agency fees included?
  • Are the notaire fees estimated for this exact property type, old or new?
  • Does the lender require a specific borrower insurance, or can you bring your own?
  • Is there any planned work on the building that the co-owners have already voted on?

Ways to reduce the bill

  • A new build lowers the notaire fees.
  • A larger deposit lowers the loan and the interest.
  • Compare borrower insurance offers separately, since you can choose an outside policy.

Try different loan sizes in our mortgage calculator, and ask your notaire for a written estimate of the fees before you sign the compromis de vente.