BienCheck pillar guide
Notary fees, what you're really paying for
Written by Mathieu Delranc
Founder of BienCheck · View author profile
Notary fees are the line that always stings. On a €300,000 older property, you're looking at around €22,000. Worst part: most buyers don't know what it actually pays for, and miss a handful of levers to bring it down.
Here's the real breakdown (the notary keeps a small slice), how to calculate it, what changes on new builds, and the simple tricks to shave a few thousand off.
What those 8% really cover
"Notary fees" is a misleading label. The notary keeps less than 15% of the total. The rest is tax collected on the way. Here's the real split on an older property.
- Transfer duties (DMTO). About 5.8% of price. Goes to the département, the town and the State. The biggest slice by far.
- Notary's emoluments. Around 0.8% to 1%, capped by a national degressive scale. The notary's only regulated income.
- Land-registry contribution. 0.10% of price, paid to the State for registration.
- Disbursements. €400 to €1,200 flat. Land registry, planning, mortgage check, copies.
- VAT on emoluments. 20% applied to the notary's slice and disbursements, not to taxes.
Quick calculation rules
Mental shortcut: 8% on older property, 2 to 3% on new build. For precision, use the official simulators (notaires.fr, ANIL).
On a €280,000 older flat, fees come out around €21,800. On a €280,000 off-plan flat, around €8,100. The gap comes from transfer duties: 5.8% on old vs 0.7% on new, plus VAT already baked into the new-build price.
Older, new, land: the gaps
The legal status of the property changes everything. Don't compare a new build with an older one without baking this gap in. Up to €15,000 difference on a €300,000 budget.
- Older (5+ years). 7 to 8% of price. The classic rule.
- New build and off-plan. 2 to 3%. The "reduced fees" regime. Big edge if price per sqm is similar.
- Building land from a private seller. 7 to 8% like old. Watch out if the seller is a professional developer: VAT + reduced fees apply.
- Land from a developer. 2 to 3%, like new.
- Older house freshly renovated. Still old for tax purposes, even with a brand-new kitchen. No reduced fees.
The 2026 notary scale
The notary's emoluments are fixed by decree and updated every two years. The scale is degressive: the higher the price, the lower the percentage. One of the rare regulated trades with a public, nationwide price list.
- €0 to €6,500: 3.870% excl. VAT.
- €6,500 to €17,000: 1.596% excl. VAT.
- €17,000 to €60,000: 1.064% excl. VAT.
- Above €60,000: 0.799% excl. VAT.
- Up to 20% rebate on the slice above €100,000 (must be asked for, never offered).
5 legal ways to bring it down
None of these are grey. All are spelled out in law or decree. Ask the notary at the compromis stage, not the day before signing.
- Strip out furniture. Fitted kitchen, built-in wardrobes, integrated appliances. Up to 5% of price can leave the taxable base.
- Ask for the emoluments rebate. Up to 20% on the slice above €100,000. Never offered spontaneously.
- Pick the right notary. Yours, not the seller's. Cost is identical, but they fight your corner harder.
- Favour new builds. If price per sqm is close, new wins on fees.
- Buy through a family SCI. Not a fee-cutter, but a transmission tool. Worth studying for wealth purchases.
Stripping furniture from the taxable base
Easiest and most forgotten lever. The law lets you exclude the value of furniture sold with the property: fitted kitchen, built-in wardrobes, dishwasher, hob, hood, oven, sauna, mobile AC.
On a €300,000 purchase with €12,000 of fitted kitchen, you sign €288,000 of property + €12,000 of furniture. Duties only apply to €288,000. Saving: roughly €800.
Reasonable ceiling: 3 to 5% of price, justified by invoices or quotes. Beyond that, the tax office can reclassify. List the items in an annex to the compromis, signed by both sides.
Can you negotiate with your notary?
Yes, but only on the emoluments slice, above €100,000 of price. The Macron Act of 2016 allows a discount of up to 20% on that slice, in writing in the engagement letter.
On a €400,000 property, with about €3,200 of emoluments, a 20% rebate on the relevant slice is worth around €480. Worth asking, but won't move mountains.
Taxes are fixed. Nobody can cut them, not even the best-intentioned notary.
Paid upfront or financed by the loan
Notary fees aren't bundled into the loan by default. Banks prefer them covered by your deposit. On a €300,000 project, plan around €22,000 of deposit just for fees, on top of any 10% deposit on the property.
Some banks (often first-time buyers, premium profiles) finance the fees. That's a "110% loan". Rarer in 2026 under HCSF rules, but brokers still get it through.
Common mistakes
What makes buyers leave a few thousand on the table when fees are calculated.
- 1
Mixing up notary fees and agent commission
Different things. Agent commission is in the listed price. Notary fees pile on top.
- 2
Forgetting to strip out furniture
Simplest lever, missed by 80% of buyers. €500 to €1,500 walks away.
- 3
Thinking it's all for the notary
Less than 15% reaches the notary. The rest is tax in disguise.
- 4
Picking the seller's notary
Not a money trap, a legal one. Take yours, the cost is identical.
- 5
Assuming reduced fees apply to any new build
Only for the first buyer within 5 years of completion.
- 6
Not asking for the emoluments rebate
20% on the slice above €100,000 is in the law. Ask for it in writing.
- 7
Underestimating the deposit need
€300,000 of property means €322,000 to mobilise, before works. Plan ahead.
- 8
Trying to bake fees into a price negotiation
The notary calculates on the net acquisition price. No point burying them.
- 9
Confusing 110% loans with fee inclusion
Very rare in 2026. Default rule: fees are on you.
- 10
Buying without simulating
The notaires.fr simulator is free. 2 minutes to avoid a nasty surprise.
How much by price band
2026 ballpark figures, before any negotiated rebate or furniture deduction.
| Purchase price | Older fees | New-build fees |
|---|---|---|
| €150,000 | ≈ €11,500 | ≈ €4,200 |
| €200,000 | ≈ €15,500 | ≈ €5,700 |
| €250,000 | ≈ €19,500 | ≈ €7,200 |
| €300,000 | ≈ €23,500 | ≈ €8,700 |
| €400,000 | ≈ €31,200 | ≈ €11,600 |
| €500,000 | ≈ €39,000 | ≈ €14,500 |
| €750,000 | ≈ €58,500 | ≈ €21,700 |
| €1,000,000 | ≈ €77,800 | ≈ €28,900 |
How BienCheck helps
We bake real fees into the total cost of your project and into the negotiation margin.
Fees calculated on your property
The Premium report builds in the real fees and the real total cost.
Negotiation margin that covers fees
Our method aims for a margin that absorbs at least part of the fees.
New vs older comparison
When your target is old, we work out what a comparable new build would cost after fees.
See DVF prices25-year total cost
Price + fees + monthly + works. Compare two properties over time.
See Premium
Notary-fees FAQ
Who pays the notary fees?+
The buyer, 99% of the time. It's a custom, not a legal rule. In theory it's negotiable; in practice sellers refuse.
Are they covered by the loan?+
Rarely 100%. Most banks expect the deposit to cover them. Some brokers land 110% loans for strong profiles.
Are they tax-deductible?+
Not for a main residence. Yes for a buy-to-let under the real regime, added to the acquisition cost for future capital-gains tax.
What about a spousal donation?+
Much lower than a sale: around 1 to 2%. But that's a different set of duties, not a sale.
Is the notary negotiable below €100,000?+
No. The legal rebate only applies above €100,000. On an €80,000 studio, you pay full price.
Why are fees lower on new builds?+
Because VAT is already in the price. The State doesn't tax twice. Transfer duties drop from 5.8% to 0.7%.
What else does a mortgage cost?+
Mortgage registration or guarantee fees. Plan 1 to 2% of the loan. Separate from notary fees, often confused.
Does the notary charge for the compromis?+
If it's signed at the notary's office, yes, around €250 to €500. If signed privately at the agent's, free.
When are they paid?+
At the deed signing, typically 2 to 3 months after the compromis. Notary sends a payment request 8 to 15 days before.
What happens if I pull out after the compromis?+
Within 10 days, you get everything back, fees included. After that, you lose the deposit (5 to 10%) but not the fees (not paid yet).
Can the notary refuse to cut emoluments?+
Yes, it's a faculty, not an obligation. In practice, on big deals, many agree rather than lose the case.
Fees on a parking space or cellar alone?+
Much higher in relative terms. On a €15,000 parking, expect €2,500 of fees. The flat disbursements weigh heavily.
Does buying via an SCI cost more?+
Slightly, due to longer drafting work. A few hundred euros more typically.
Joint purchase: one notary or several?+
One notary for all buyers. Fees don't multiply.
Can you pick any notary in France?+
Yes. No geographic restriction. You can use a notary 500 km away, everything runs by post and video today.
Notary fees on inheritance: negotiable?+
No, different scale, not negotiable. Plan 1 to 5% of the estate depending on kinship.
Glossary
- DMTO
- Transfer duty paid when a property changes hands.
- Emoluments
- Notary's regulated fees, fixed by decree.
- Disbursements
- Cash advanced by the notary for admin formalities.
- Land-registry contribution
- 0.10% tax for registering the sale.
- Reduced fees
- Tax regime on new builds with transfer duties at 0.7%.
- Off-plan (VEFA)
- Purchase from plans, before construction is complete.
- 110% loan
- Loan covering price + fees. Rare in 2026 under HCSF rules.
- Deed of sale
- Final binding sale document signed at the notary's.
- Compromis
- Pre-contract binding both sides.
- Promise of sale
- Pre-contract binding only the seller.
- Macron Act
- 2015 law allowing up to 20% rebate on emoluments above €100,000.
- HCSF
- French Financial Stability Board. Sets credit-granting rules.
- Deposit
- Your own cash brought in alongside the loan.
- Deductible furniture
- Movable goods excluded from the taxable base, backed by invoices.
- FAI
- Listed price including agent commission.
- Notary
- Public officer authenticating property sales.
- Bank guarantee
- Alternative to a mortgage to secure a loan.
- Mortgage charge
- Lender's real security on the property.
- Lender's privilege
- Cheaper alternative to a mortgage on older property.
- ANIL simulator
- Official tool to calculate acquisition costs.
Go further
These guides round out the notary-fees picture.
- The Premium reportTotal cost: price, fees and works baked in.
- Negotiating a propertyHow to cover the fees through negotiation.
- Sale agreementWhere fees and furniture appear in the compromis.
- MortgageInclude fees in financing or not.
- Buying an apartmentFees in a condo and council tax.
- Buying a houseOlder vs new-build fees.
- Buying building landReduced fees or not depending on the seller.
- DVF sourcesReal signed prices near you.
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