Buying Guides
Buying Costs in France (2026): Notaire Fees, Transfer Taxes and Worked Examples
"Notaire fees" in France are mostly taxes. What buyers actually pay on top of the price in 2026, why Paris now costs more than the Riviera, how new builds differ, who pays agency fees, and worked examples at €500,000, €1 million and €2 million.
When you buy a home in France, the costs on top of the price are usually called "notaire fees" (frais de notaire). The name is misleading: most of the money is tax collected by the notaire on behalf of the state and local authorities, and only a small part is the notaire's own fee. For an existing home, buyers should typically plan for around 7% to 8% of the price in total, before any agency fees. For a new home, the figure is much lower.
This guide explains what makes up those costs in 2026, why the rate now depends on the département, how new builds differ, who pays the agency, and what the numbers look like on real budgets.
What the buyer pays, at a glance
| Cost | Existing home | New home from a developer |
|---|---|---|
| Transfer taxes | About 5.81% to 6.32% of the price, depending on the département | About 0.715% of the price excluding VAT |
| Notaire's regulated fee | A sliding scale, about 1% of the price plus VAT at most budgets | Same scale |
| Property security contribution | 0.10% of the price | 0.10% of the price |
| Disbursements | The notaire's costs for documents and formalities | Same |
| Typical total | Around 7% to 8% | Typically around 2% to 3% |
The buyer normally pays these costs. Agency fees and mortgage costs, if any, come on top.
1. Transfer taxes: the largest part
Transfer taxes (droits de mutation) on an existing home combine a departmental tax, a municipal tax and a state collection fee. Until 2025, the standard total was about 5.81% of the price in almost every département.
France's 2025 finance law allowed départements to raise their rate by up to 0.5 percentage points, temporarily, until 2028. Most did, which brings the total to about 6.32% for many purchases, including in Paris. A few départements kept the lower rate, including the Alpes-Maritimes, which covers Nice, Cannes, Antibes and much of the French Riviera, where the total remains about 5.81%. First-time buyers purchasing their main residence are exempt from the increase, subject to conditions; most international buyers of second homes are not.
Two details can lower the taxable base. Movable furniture sold with the home, listed and valued separately in the deed at a realistic amount, is not subject to transfer taxes. And when the agency fee is payable by the buyer under the mandate and stated separately, it is not included in the price on which transfer taxes are calculated. Ask the notaire to confirm both before signing.
2. The notaire's regulated fee
The notaire's own fee (émoluments) for a sale is set by regulation on a sliding scale, applied band by band to the price:
| Part of the price | Rate |
|---|---|
| Up to €6,500 | 3.870% |
| €6,500 to €17,000 | 1.596% |
| €17,000 to €60,000 | 1.064% |
| Above €60,000 | 0.799% |
VAT at 20% is added. On a €1,000,000 purchase, the fee comes to about €8,400 before VAT, or about €10,100 including it. Buyer and seller can each appoint their own notaire, usually without increasing the total fee, because the notaires share it.
3. The property security contribution and disbursements
The contribution de sécurité immobilière, 0.10% of the price, pays for registering the sale in the land registry. Disbursements (débours) reimburse the notaire for documents and formalities paid to third parties, such as land registry extracts, planning certificates and copies of deeds. Ask the notaire for an estimate early; it is free.
Worked examples for an existing home
| Price and location | Transfer taxes | Notaire's fee incl. VAT | Security contribution | Total before disbursements |
|---|---|---|---|---|
| €500,000, Paris | €31,591 | €5,271 | €500 | €37,362 (7.5%) |
| €1,000,000, Paris | €63,182 | €10,065 | €1,000 | €74,247 (7.4%) |
| €1,000,000, Alpes-Maritimes | €58,066 | €10,065 | €1,000 | €69,131 (6.9%) |
| €2,000,000, Alpes-Maritimes | €116,133 | €19,653 | €2,000 | €137,786 (6.9%) |
Calculated with transfer taxes of 6.31825% in Paris and 5.80665% in the Alpes-Maritimes, and the regulated notaire scale above. Disbursements are added on top. These are illustrations; the notaire's estimate for your purchase is the figure to rely on.
New builds cost less to buy
For a new home bought from a developer, including off-plan (VEFA), the price includes 20% VAT, and transfer taxes fall to about 0.715% of the price excluding VAT. Total buying costs are therefore typically around 2% to 3% of the price. The trade-off is that new homes often sell at a premium, so compare total cost, not just fees.
Agency fees: who pays?
In France, the agency fee is set in the agency's mandate and can be payable by the seller or by the buyer. Listings must show whether the fee is included in the price and, if the buyer pays it, the amount or percentage. Fees vary by agency and by price, so ask for the amount and who pays it in writing before you make an offer. Our guide to French Riviera buyer's agents explains how search mandates and buyer-side fees work.
If you take a mortgage
Financing adds its own costs: the bank's arrangement fee, the guarantee that secures the loan (a mortgage registered by the notaire, which carries its own fees and taxes, or a guarantee from a specialized company), and borrower insurance. Ask the bank and the notaire for a combined estimate before you sign the preliminary contract.
When the money is paid
At the preliminary contract (compromis or promesse de vente): a deposit, commonly 5% to 10% of the price, held in escrow by the notaire.
At the final deed (acte authentique): the balance of the price, the taxes and the notaire's fees, paid to the notaire's account before signing.
Funds must come from an identified bank account, and the notaire will ask about their origin. Allow time for international transfers.
Frequently asked questions
How much are notaire fees when buying a house in France?
For an existing home, total buying costs usually come to around 7% to 8% of the price, most of it transfer taxes of about 5.81% to 6.32%. The notaire's own fee is about 1% of the price plus VAT at most budgets.
Are buying costs lower on the French Riviera than in Paris?
Slightly. The Alpes-Maritimes kept transfer taxes at about 5.81%, while Paris applies about 6.32%. On €1,000,000, that is a difference of about €5,000.
Who pays the notaire fees in France?
The buyer normally pays them, in addition to the price.
Are buying costs lower for new homes?
Yes. Transfer taxes on a new home are about 0.715% of the price excluding VAT, so total buying costs are typically around 2% to 3%.
Final perspective
French buying costs are predictable once you know what makes them up. Budget around 7% to 8% for an existing home, ask the notaire for an estimate early, and agree in writing who pays the agency. The cost of owning property in France is the next number to plan for.
For the full process, read our guide to buying property in France as an American, explore current properties in France, or contact Asher. Asher gives American and international buyers one English-speaking point of contact, working alongside independent professionals at each step.
Sources
Notaires de France, transfer taxes, deed costs and "notaire fees" (opens in a new tab).
WebLex, notaires' regulated tariffs for property sales, 2026 (opens in a new tab), citing the order of February 28, 2024.
Pretto, départements that kept transfer taxes unchanged after the 2025 finance law (opens in a new tab), updated November 12, 2025.
This guide is general information as of November 2026. It is not legal, tax or financial advice.
About the author
Asher McInerney
Asher McInerney has more than 20 years of real estate experience and has been licensed in California since 2005. He represents clients in San Francisco with Ground Matrix, Inc., and serves as International Director of Sales at Fracct Homes in France.
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