Notary Fees in France Explained in Detail: Calculation, Breakdown, and Tips to Save Money
When buying a property in France, it is essential to understand what notary fees really are. Often misunderstood by buyers, especially international ones, these fees represent a significant part of the budget and can influence the feasibility of your project. This detailed guide explains their composition, how they are calculated, and their purpose, while providing tips to help you anticipate them effectively.
What Are Notary Fees?
Notary fees are the total amount paid to the notary at the time of signing the final deed of sale. Contrary to what their name suggests, the majority of this amount does not go to the notary as income. In fact, around 80% of the fees are taxes and duties paid to the French State and local authorities.
On average, notary fees represent:
7 to 8% of the purchase price for an existing property
2 to 3% for a new-build property
This difference is due to the reduced tax rates applicable to new properties.
The Breakdown of Notary Fees
To understand notary fees, it’s important to know that they are made up of three distinct parts.
1. Transfer Duties (Droits de Mutation à Titre Onéreux – DMTO)
These are property transfer taxes collected by the State and local councils. They represent the largest portion of the notary fees. In the case of existing properties, they usually amount to 5.80% of the property price, except in some regions where they may be slightly lower.
2. Disbursements
Disbursements are expenses paid in advance by the notary on behalf of the buyer to cover necessary documents and formalities (land registry extracts, urban planning documents, registration fees, etc.). They generally amount to a few hundred euros.
3. Notary’s Fees (Emoluments)
These are the regulated professional fees charged by the notary. They are set by law and calculated as a percentage of the property price according to a progressive scale. The higher the value of the property, the lower the proportional rate.
Why Notary Fees Are Essential
Notary fees are not just a tax obligation. They ensure:
Legal transfer of ownership: through official registration with the French authorities
Legal security: the notary checks the authenticity and compliance of all documents
Transparency in the transaction: ensuring there are no mortgages or easements affecting the sale
How to Reduce Notary Fees
Although their calculation is regulated, there are a few strategies to reduce them:
Buying a new property, which is subject to reduced fees
Separating the value of furniture (fitted kitchen, appliances, built-in furniture) from the property price, as furniture is not taxed
Comparing financing solutions to see if notary fees can be included in the mortgage
Why You Should Budget for Notary Fees
For any buyer, especially an international one, failing to budget for notary fees can jeopardize the completion of the purchase. It is therefore recommended to calculate them early in your property search, with the help of a notary or a reliable online calculator.
Conclusion
Notary fees in France are unavoidable and form a key element of any property transaction. Understanding them in detail allows you to better plan your budget, avoid unpleasant surprises, and secure your purchase. For tailored advice and a clear explanation at every stage, it is best to work with a notary experienced in international property transactions.
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