Notary fees in new-build real estate in France are significantly lower than in the old (existing) property market, but they still need to be anticipated with precision. Their composition, calculation method, and potential reductions are often misunderstood by buyers. In this article, Optimhome explains how these fees work, how to estimate them, and, above all, how to optimise your new-build property project in France.
Why Are Notary Fees Lower in New-Build Real Estate in France?
One of the major advantages of buying new property in France—compared to existing property—is the reduced notary fees. While these fees typically represent 7 to 8% of the purchase price in the old market, they drop to around 2 to 3% for new builds. This significant difference can amount to several thousand euros in savings, directly impacting your purchasing power, rental return, or global budget—especially for first-time buyers.
This reduction is primarily due to a favourable tax regime for new housing, actively supported by French public authorities. Specifically, the land registration tax (also known as “droits de mutation”) is much lower for new properties, and certain costs are capped or regulated. This favourable treatment applies to new-build properties sold off-plan (VEFA) or those bought within five years of completion, provided they have never been occupied.
That’s why it’s essential to fully understand the components and conditions of application of these fees before signing a preliminary sales agreement.
Understanding the Notary Fee Percentage in New-Build Property
In France, notary fees for new builds generally range from 2% to 3% of the property's purchase price (including taxes). This percentage includes several components:
Land registration tax: Set at 0.715% of the net price (before tax), this is much lower than the 5.80% applied in the resale market. It includes a departmental tax (0.70%), a municipal tax, a real estate security contribution (0.10%), and administrative costs.
Notary's fees (emoluments): These are calculated based on a nationally regulated scale and average around 0.80% to 1.20% of the sale price. A discount of up to 20% may be applied to the notary’s fees under specific legal conditions.
Disbursements (debours): These are costs advanced by the notary on your behalf (e.g. administrative documents, land registry, mortgage checks), usually between €400 and €600.
Administrative and file-handling fees: Covering document drafting, registration, and legal verifications, these typically range from €800 to €1,200.
In total, these fees are far more affordable than in the resale market and represent a significantly lower financial burden—especially for first-time buyers in France.
The Specific Case of Notary Fees for Off-Plan Purchases (VEFA)
When buying through VEFA (vente en l’état futur d’achèvement) in France, the same general rules apply to notary fees, with a few specific points.
In this case, the authentic deed is signed before the property is delivered, and the notary calculates the fees based on the anticipated gross price of the VEFA contract. Payments for the property are made in instalments depending on the progress of construction, but notary fees are paid in full at the time of signing.
Another important point: if the property is part of a development benefiting from reduced VAT (5.5%), such as in socially supported housing or ANRU-designated zones, notary fees may be even lower.
Therefore, in VEFA purchases, it’s critical to factor in these specifics early in your financing plan—starting with a tailored estimate provided by Optimhome.
How Are Notary Fees in New-Build Property Calculated? Method and Practical Examples
To properly plan a new-build purchase in France, it’s essential to understand how notary fees (also called acquisition costs) are calculated. Contrary to popular belief, these costs are not limited to the notary’s remuneration—they are a set of legal fees collected on behalf of the French State, local authorities, and other public entities.
In new-build purchases (including VEFA or never-inhabited homes), fees are lower than in the old market, but the final amount depends on several factors: property price, real estate security contribution, any mortgage-related costs, disbursements, and notary fees—all based on a legally regulated scale.
Here are two practical examples to help visualise the calculation of notary fees in new real estate.
Example: Notary Fees for a €200,000 New-Build Property
Let’s say you’re purchasing a new-build property in France via VEFA for €200,000 (incl. VAT). Here’s a typical cost breakdown:
| Fee Component | Estimated Amount |
|---|---|
| Land registration tax (0.715%) | €1,430 |
| Notary's fees (~0.80%) | €1,600 |
| Disbursements and miscellaneous fees | €900 |
| Real estate security contribution | €200 |
| Total notary fees | €4,130 |
This total represents approximately 2.07% of the purchase price, which is far below the average fees in the resale market—often exceeding €14,000 for a similar property.
Note: In some cases, a discount on the notary's fees may be available, especially for transactions over €150,000, under the conditions of the Macron Law. However, this applies only to the notary’s remuneration—not to taxes collected for public institutions.
Example: Estimated Fees for a €300,000 New-Build Purchase
Now imagine buying a newly built home in France priced at €300,000 (incl. VAT). The estimated notary fees would be:
| Fee Component | Estimated Amount |
|---|---|
| Land registration tax (0.715%) | €2,145 |
| Notary's fees (~0.80%) | €2,200 |
| Disbursements, admin fees, security tax | €1,050 |
| Total notary fees | €5,395 |
These fees represent about 1.80% of the purchase price, making this option highly attractive. This significant price difference compared to the old market often compensates for higher construction costs in new builds (due to updated energy standards, materials, or prime locations).
For a more accurate estimate, you can use a trusted simulator (like ANIL or Immonot), or simply reach out to a local Optimhome advisor. Our professionals can guide you through a personalised estimate based on your property type, financing plan, and sales conditions.
Looking to buy a house, an apartment, or another type of property in France? Browse our nationwide property listings today at Optimhome.com.
Can you still reduce notary fees for new builds?
Even though notary fees are already lower for new builds in France compared to older properties, it is sometimes possible to optimize them further. Several legal strategies allow buyers to act on certain components of these fees, including the notary's emoluments, calculation base fees, and the taxable base used to calculate transfer duties.
The goal here is not to circumvent the law, but to use the legal margins provided by the French General Tax Code and other applicable regulations. These optimizations can lead to savings of several hundred euros—or even more for high-value purchases.
To benefit from these opportunities, it's essential to be advised by a real estate professional, such as an Optimhome agent, who can verify the specific conditions of each transaction.
Deducting furnishings or agency fees
When purchasing real estate in France, notary fees are calculated on the value of the property only, excluding any movable items included in the sale. This means certain equipment can be deducted from the property's value, lowering the taxable base and reducing fees.
Deductible items may include:
A fitted or equipped kitchen
Built-in furniture (e.g., closets, custom storage)
Certain household appliances
As long as they are clearly itemized in the preliminary sales agreement, these can lower the tax base. Likewise, if the real estate agency fees are paid separately (and not included in the purchase price), they are not subject to notary fees.
Proper drafting of documents at the notary’s office is essential. Here again, an Optimhome advisor can help avoid errors or rejection by the French land registration office.
Discount on the notary's emoluments: what does the law say?
Since the Macron Law came into effect on January 1, 2016, notaries in France are allowed to offer a discount on their emoluments under strict conditions. This discount applies only to transactions above €150,000 and can reach up to 20%.
Key conditions include:
The notary must publish their general terms and pricing on-site or online
The discount applies only to proportional emoluments, not fixed costs or disbursements
It must be applied equally to all clients in the same situation
Note: This discount is never automatic. It's advisable to contact the notary office beforehand or to go through an Optimhome agent who can direct you to professionals transparent on this point.
Bear in mind: the contribution to real estate security (formerly "mortgage formalities") and mortgage-related costs are not eligible for discounts, as they are fully paid to the State or appropriate services.
Notary fees for new builds vs. old properties: what's the difference?
For buyers in France—especially first-time buyers or investors—the question often arises: should you buy a new build or an existing property? While each has its pros and cons, the difference in notary fees is one of the most important financial factors to consider.
In older properties, notary fees usually amount to 7%–8% of the purchase price, compared to 2%–3% in new properties. This major difference has a direct impact on your personal down payment, borrowing capacity, and ability to negotiate with banks.
Here are two side-by-side comparisons for a purchase at the same price point, and an analysis of their financial impact in both short- and long-term scenarios.
€100,000 comparative example: new vs. old
Let’s take an example with the same purchase price of €100,000—one for a new build and one for an older property:
| Type of Property | Estimated Rate | Total Notary Fees |
|---|---|---|
| New build | ~2.3% | €2,300 |
| Old property | ~7.5% | €7,500 |
This highlights a saving of over €5,000 in favor of buying new. That sum can significantly strengthen your down payment or reduce your debt ratio.
This difference can also help you secure a better mortgage rate or avoid extra charges like high-risk borrower insurance.
Long-term impact on profitability and costs
Beyond the signing of the deed, the notary fee difference can have a lasting effect on real estate profitability—especially in rental investments.
Examples:
A new build rental investment under the Pinel scheme combines tax reductions and lower acquisition costs, maximizing net profitability.
In older properties, higher fees require several years of amortization to offset the initial cost.
New builds comply with the latest energy efficiency standards, lowering maintenance and renovation expenses.
On resale, the initial lower notary fees for new builds increase your potential net capital gain.
To explore your options in France, browse Optimhome’s nationwide property listings or speak to a local Optimhome real estate agent who can simulate all purchase-related costs for your project.
How to properly plan for notary fees in new real estate
Anticipating notary fees is essential for any real estate purchase in France, including new properties. Even though they are lower than in the old, they still amount to several thousand euros and should be included in your personal contribution or financial plan.
You need a realistic estimate, a clear breakdown of fees, and a strategy to incorporate them early in your purchase process. This helps avoid surprises and simplifies discussions with your bank—especially when calculating your debt ratio, APR (TAEG), or mortgage insurance.
Two useful options:
Use a reliable online simulator (such as ANIL or Immonot)
Consult with an Optimhome real estate advisor for a personalized assessment
Simulating your notary fees with an Optimhome agent
Online calculators can give quick estimates, but nothing beats a tailored analysis from a real estate expert.
An Optimhome advisor can help you:
Accurately calculate fees such as disbursements and notary emoluments
Identify any applicable discounts (e.g., on emoluments)
Integrate all notarial fees into your total project budget (deposit + mortgage + additional costs)
Account for specific requirements tied to a VEFA (off-plan) purchase
This personalized support is especially valuable for first-time buyers or those purchasing their main residence.
Including notary fees in your down payment and financing plan
In most cases, notary fees cannot be financed by a mortgage and must be paid up front at signing.
That means they need to be part of your down payment—alongside mortgage guarantees (e.g., surety or mortgage), bank application fees, or even moving and furnishing expenses.
Here are some tips:
Run a full cost simulation including the property price, notary fees, and other charges
Ask your bank about possibly covering part of the fees if your profile allows
Ensure you have stable employment, a solid credit profile, and a well-balanced budget
Looking for guidance on your project? Contact an Optimhome advisor for a complete, customized estimate.
Conclusion: Key Takeaways on Notary Fees for New Builds
Notary fees for new properties in France represent approximately 2% to 3% of the purchase price, compared to 7% to 8% for older properties.
These fees include reduced taxes, regulated notary emoluments, and fixed administrative costs.
You can reduce these fees by deducting certain furnishings or requesting a discount on notary emoluments (under certain conditions).
The total amount depends directly on the property's price, the type of sale (off-plan or not), and your financing plan.
For a reliable estimate, contact an Optimhome advisor who will support you from your initial simulation to the final signature at the notary’s office.
FAQ: Frequently Asked Questions About Notary Fees in New Real Estate
Who pays the notary fees for a new property in France?
It is always the buyer who pays the notary fees, whether the property is new or old—unless an exceptional clause states otherwise in the contract.
How much are the notary fees for a new build?
They generally range from 2% to 3% of the total purchase price (including VAT), which equals about €4,000 to €6,000 for a €200,000 property.
What is the percentage of notary fees in new real estate?
The average percentage is between 2% and 3% of the purchase price, compared to 7% to 8% for older properties.
How are notary fees calculated for a new property?
The fees are calculated based on the property's price and include taxes (0.715%), notary emoluments, disbursements, and the real estate security contribution.
What is the difference between notary fees in new and old properties?
The main difference lies in the tax rate: around 0.7% for new builds compared to 5.8% for old properties, making new property fees significantly lower.
How long does it take to pay notary fees for a new build?
The fees must be paid in full at the time of signing the official deed with the notary, usually by bank transfer a few days in advance.
Can you negotiate notary fees for a new build?
Negotiation is possible only on the notary's emoluments, with a maximum discount of 20% for transactions over €150,000—if the notary includes this in their general terms.
