The total cost at completion can come as a surprise to first-time buyers in France. The purchase price is only part of it — on an older property, the additional costs (almost always referred to as "frais de notaire") add approximately 7–8% to the purchase price. Understanding what these costs consist of, and how they are calculated, helps when you set your search budget.

Quick answer: Frais de notaire are the additional costs at completion. On an older property they add approximately 7–8% to the purchase price, mostly transfer taxes, and on a new-build they are lower, typically 2–3%. The buyer pays them, and the transfer taxes and the notaire's fee are set by law.

What Are "Frais de Notaire"?

Despite the name, the notaire's own fee is only a small proportion of the total. The bulk of what buyers pay at completion is transfer tax — a charge levied by the state and the department on the sale of real estate. The total "frais de notaire" breaks down into three components:

1. Transfer Taxes (Droits de Mutation)

This is the largest element — typically around 5.8–6% of the purchase price on an older property. It is composed of:

  • A departmental tax (taxe de publicité foncière) of 4.5% (most departments) or reduced rates in a few specific departments.
  • A national surcharge (frais d'assiette) of 2.37% calculated on the departmental tax — so effectively around 0.1% of the purchase price.
  • A communal tax of 1.2%.

2. Notaire's Own Fee (Émoluments)

The notaire's regulated fee is set by law on a degressive scale — the percentage decreases as the purchase price increases. On a transaction of €250,000, the notaire's own fee is approximately €2,200–€2,800. On a transaction of €500,000, it is around €3,800–€4,500. These are regulated rates — all notaires charge the same.

3. Disbursements (Débours)

These cover the searches, land registry fees, and administrative costs the notaire incurs on your behalf — typically €800–€1,200 per transaction.

Practical Examples

To put this in concrete terms:

  • €150,000 property (older): frais de notaire approximately €11,000–€12,000. Total to budget: €161,000–€162,000.
  • €250,000 property (older): frais de notaire approximately €18,000–€20,000. Total to budget: €268,000–€270,000.
  • €400,000 property (older): frais de notaire approximately €28,000–€32,000. Total to budget: €428,000–€432,000.

New Properties: Much Lower Fees

Properties less than 5 years old (newly built or recently completed) are subject to much lower transfer taxes — around 0.7% rather than ~5.8%. On a new-build, the TVA (French VAT at 20%) is already included in the purchase price, which partly explains the different tax treatment. Total frais de notaire on a new property are typically 2–3% of the purchase price.

HAI vs HN: Agency Fees

You will see two price labels on French property listings:

  • HAI (Honoraires d'Agence Inclus) — the advertised price includes the estate agent's commission. The frais de notaire are then calculated on the net price (the HAI price minus the agency fee).
  • HN (Hors Notaire, also written Prix Net Vendeur) — the advertised price excludes the agency fee, which is then added on top. The frais de notaire are calculated on the full price including the agency fee.

Always confirm which applies before making an offer. A good agent will show you the full breakdown before you commit to anything.

Who Pays the Frais de Notaire?

In France, the buyer pays the frais de notaire — always. There is no negotiation on this point. The costs are paid to the notaire at or just before the final signing (the acte authentique). The notaire then distributes the taxes to the relevant authorities and retains their own fee.

Can You Reduce Them?

The transfer taxes are fixed by law and cannot be negotiated. The notaire's fee is also regulated. The only area with any flexibility is the disbursements, which vary slightly by notaire. Ask your notaire how any moveable items included in the sale (furniture, fitted kitchens, equipment) are treated.

Browse by budget — under €150,000 or under €250,000 — and by type, such as country houses, in the Charente or the Dordogne.

If you have questions about any aspect of the French buying process, our team is happy to talk you through it. Please contact us — the first conversation is always free.