How much will I really pay in notary fees if I buy a house or an apartment? Should I plan for these fees in my budget, and how can I tell whether they are included in the advertised price?
In this article, we provide a clear and comprehensive notary fees estimate. We explain each cost item that makes up these fees and show how to calculate them accurately.
In this guide, you will also find methods to estimate acquisition costs and special cases (new build, existing property, life annuity/viager, commercial property). Finally, you will discover the latest 2026 trends and recent developments on this topic.
For any personalised question, contact your local Optimhome real estate advisor. They will help you prepare and secure your property purchase or sale project.
What are “notary fees” and why do you have to pay them?
What people commonly call “notary fees” covers all sums paid when buying property, including taxes paid to the State and local authorities, the notary’s regulated remuneration, and amounts advanced for administrative formalities. The notary legally secures the transaction. They check title, ensure there are no mortgages, verify compliance with planning rules, and authenticate the deed of sale.
The main components are the taxes paid to the Treasury, the notary’s emoluments (fees), and disbursements paid for formalities. The buyer pays the full amount when signing the authentic deed of sale. Payment is usually made by bank transfer. These sums are added to the purchase price.
It is useful to distinguish three recipients:
the State and local authorities for taxes;
service providers for disbursements;
and the notary for their regulated remuneration.
This breakdown explains why notary fees vary depending on the type of property and its location.
Breakdown of notary fees: duties, emoluments, disbursements, and other costs
Fees are split into three main categories. First, registration duties or the land registration tax. Second, the notary’s emoluments, calculated using a declining scale. Third, disbursements: advances paid by the notary to obtain documents (cadastre, mortgage statement, diagnostics).
The land registration tax is often the largest part for existing properties. Other charges cover VAT on the notary’s remuneration and the real estate security contribution (0.10%). Disbursements may also include surveyor fees or other third-party interventions.
The terms “fees” and “notary remuneration” are often used interchangeably in everyday language. The notary details each item in the final statement. They may also refund any balance if the advance provision for disbursements was higher than the actual cost.
Obligation and key point: are notary fees included in the advertised price?
By default, French law places acquisition costs on the buyer unless otherwise agreed. In practice, the displayed price is most often the net seller price. Notary fees are therefore rarely included in the advertised amount.
Check the listing for mentions such as “price incl. agency fees” or “fees included”. To plan your budget, add an estimate of taxes, emoluments and disbursements to the advertised price. If you are taking out a loan, discuss with your bank whether some fees can be financed.
If in doubt, ask the notary or your local advisor for a provisional estimate. Also request supporting documents for disbursements. This helps avoid unpleasant surprises on signing day.
How to calculate notary fees: formulas, scales, and simulations
Notary fee calculations combine regulated rules and variable elements. A rate is applied for registration duties. A declining scale is used for emoluments. Fixed costs are added for disbursements and the real estate security contribution.
To estimate, start from the acquisition price (net seller price plus any applicable charges). Then apply the relevant rates and scale. Notaries provide a provisional statement once the file is opened.
Simulating notary fees is useful for comparing scenarios. Use public tools such as the ANIL simulator. They take into account the property type, price, and location. They are indicative, but generally close to reality.
The official notary emoluments scale (January 2021 – February 2026)
The notary’s remuneration is set by a declining banded scale. This scale has been in force since 1 January 2021 and remains applicable until the next official change. Rates apply to specific price bands.
Example: for a property priced at €200,000, emoluments are calculated by applying percentages to each band. VAT (20%) is then applied to these emoluments. For sales above €100,000, the notary may grant a discount of up to 20%.
The notary must detail the “notary fees” part and the “disbursements” part in the statement. To obtain multiple estimates, compare notarial offices and request a provisional breakdown.
Calculating registration duties and related taxes
Registration duties are calculated by applying a rate to the purchase price. The rate varies by département. For existing properties, it generally ranges between 5.09% and 5.80665%, with possible local variations.
On top of this, add the real estate security contribution (0.10%) and fixed formalities costs. Illustration: for an existing property at €250,000 at the full rate of 5.80665%, duties come to about €14,516.
Then add the notary’s emoluments, VAT on those emoluments, and disbursements (often between €1,200 and €1,600 for a standard file).
Overall, the total averages around 7% to 8% of the price for existing properties. For new builds, VAT replaces most registration duties, so notary fees are lower—around 2% to 4% of the price.
Differences and specific features of notary fees depending on property type and transaction
Fees vary depending on the property type and the nature of the transaction. An existing apartment, a new build, a building plot, a commercial property, or a life annuity sale do not follow the same tax rules. These differences come from applicable taxes and the taxable base.
For new builds, VAT applies to the price and registration duties are reduced. For existing properties, registration duties increase the total. Professional properties may fall under specific regimes.
Furniture can sometimes be deducted from the price to reduce the taxable base for duties. Co-ownership, inheritance, or viager situations often require specific calculations. In such cases, a notary’s input is essential.
Notary fees for new builds versus existing properties
For a new build, VAT replaces most registration duties. Notary fees often fall around 2%, 3%, or 4% of the price.
For an existing home, duties make up the bulk of the fees. The total generally reaches 7% to 8% of the price.
If unsure, ask the notary handling the transaction for confirmation.
To compare new-build and existing projects, use a simulator and request a personalised estimate. Département-level variations can create significant differences.
Special cases: viager, luxury, professional property, and land
In a viager sale, the split between bare ownership and usufruct changes the taxable base. Duties are calculated on specific values.
Luxury properties can generate higher disbursements and additional services.
For land, check easements and planning rules. Ancillary costs—surveyor or soil study—can increase disbursements.
For commercial properties and businesses, different tax rules may apply.
In these situations, request a tailor-made estimate from a notary and your local Optimhome advisor. They will help secure the legal and tax structure.
Recent developments and 2026 trends in notary fees
Since 2025, some départements can adjust the transfer duty rate. Between April 2025 and March 2028, local authorities may increase this rate. This possibility comes from a provision in the Finance Act.
The average observed impact has been estimated at a few hundred euros per €100,000. However, exemptions or allowances may apply to first-time buyers. It is therefore crucial to check the local rule before signing.
Overall, the structure of fees remains stable, but local variations increase the importance of an up-to-date département-specific estimate. For the official text, consult the measure published on Legifrance: legifrance.gouv.fr – Law authorising the adjustment of duties.
Possible increase in transfer duties: impact and exceptions
The increase decided by some local authorities can represent an average extra cost of about €500 per €100,000. This is an order of magnitude. The increase does not necessarily apply to first-time buyers.
Before signing anything, verify the local rate in force. Your notary or local real estate advisor can confirm the applicable rate and any exemptions.
Outlook and tips to anticipate fees
Always run a simulation and build a safety buffer into your financing plan. Use official tools (ANIL, notarial chamber websites) for reliable estimates.
Ask the notary for a provisional breakdown and check whether an emoluments discount is possible. Also consider deducting furniture value or negotiating the handling of agency fees.
For a local and up-to-date estimate, contact your local Optimhome advisor. They can coordinate financing and notarial steps.
How to estimate your notary fees accurately
For an accurate estimate, follow three steps. First, note the net seller acquisition price. Then identify the property type (new build, existing, land, commercial). Finally, use an official simulator or request an estimate from the notary.
Enter the key information: price, location, property type, presence of furniture, and financing method. The simulator calculates duties, emoluments, and disbursements based on rates and the official scale.
Always include disbursements in your estimate. These items often range between €1,200 and €1,600 for a standard purchase. They can increase for complex files.
Using official simulators
Public simulators (ANIL, notarial chambers) require simple inputs: price, property type, and location. They provide a non-binding but realistic estimate. Using them is recommended before signing the preliminary agreement.
These tools include duties, emoluments, and disbursements, and account for local rates. They do not replace personalised advice from a notary or real estate advisor.
Concrete example: calculating notary fees for an existing property
Case study: buying an existing house for €250,000 in a département at the full rate of 5.80665%. Duties: €250,000 × 5.80665% ≈ €14,516.
Notary emoluments: applying the declining scale yields roughly €1,900 to €2,400 excluding VAT. Add VAT (20%) on these emoluments. Add disbursements estimated at ≈ €1,300 and the real estate security contribution (0.10%), i.e. €250.
Overall, total fees fall around €18,500 to €20,000, representing about 7.4% to 8% of the purchase price. This example highlights why you must anticipate these sums.
Practical tips, best practices, and pitfalls to avoid
Include your notary fees estimate in your budget from the search phase. Compare several simulators and request a provisional breakdown from the notary. Deduct furniture value to reduce the taxable base when relevant.
Negotiate for the seller to cover agency fees to reduce the acquisition price. Also anticipate ancillary items like surveyor fees or diagnostics. These can increase the bill.
Stay informed about local rules and first-time buyer schemes. For complex files, use a specialised notary and a real estate advisor to optimise the structure of the transaction.
Negotiating emoluments and reducing fees
The notary may grant a discount of up to 20% on the portion of emoluments calculated above €100,000. This discount is optional and must be applied uniformly across the notary’s clients.
To seek a reduction, you can choose a single notary, compare several notarial offices, or ask your local advisor for support. Negotiation is mainly relevant for higher-value transactions.
Avoiding common mistakes and planning your budget
Do not confuse the advertised price with the total acquisition cost. Include fees in your financing plan and request figures in advance. Be wary of overly low online estimates without local verification.
Surround yourself with a notary and a real estate advisor to secure your project. Request multiple estimates and a personalised simulation to avoid unpleasant surprises.
Why contact an Optimhome real estate advisor to estimate notary fees?
A local Optimhome advisor combines market knowledge with an understanding of notarial rules. They help you obtain a realistic fee estimate and choose the best tax strategy.
Your Optimhome advisor can guide you to a suitable notary and connect you with financial partners. They coordinate the steps up to signing the deed. To secure your property purchase project, seek local support.
Notary fees include taxes paid to local authorities, the notary’s remuneration, and disbursements for formalities.
For an existing property purchase, plan for roughly 7% to 8% of the price.
For a new build, plan closer to 3% to 4%.
The calculation adds registration duties, emoluments per the official scale, the real estate security contribution, and various costs.
Use official simulators (ANIL, notaries) and request a personalised estimate from the notary.
Check local changes and first-time buyer schemes.
For tailored support, contact your local Optimhome advisor.
FAQ
How do you calculate notary fees?
Fees are calculated by adding: registration duties, the notary’s emoluments, the real estate security contribution, and disbursements. Use an official simulator for a precise estimate.
How much are notary fees?
As a general rule, for an existing home, plan for 7% to 8% of the price. For a new build, plan for 3% to 4%. These figures vary by département and the complexity of the file.
Are notary fees negotiable?
Yes. A discount of up to 20% can be granted on the emoluments portion for sales above €100,000. This discount is at the notary’s discretion and must be applied uniformly.
Who pays notary fees?
In a property purchase, the law places acquisition costs on the buyer, unless the parties agree otherwise.
Are notary fees included in the advertised price of property listings?
No. The advertised price is usually the net seller price. Notary fees are rarely included and must be added to know the total purchase cost.
Author :
Fabrice DOBROWOLSKI - Optimhome Network Development Director
Optimhome offers you personalized support for your real estate project. Benefit from all my advice, based on several years of experience, to ensure the success of your project.
