Notary fees in France 2026: calculator for resale, new-build and land
Enter the price, the type of property and the French department: you get the total notary fees, their share of the price and a line-by-line breakdown, based on the rates in force in November 2026.
- November 2026 rates
- Resale, new-build, land
- Rate for each department
- Line-by-line breakdown
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How to calculate notary fees in France
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Choose the type of property
Resale ("ancien": over 5 years old, or sold by a private owner), new-build (sold with VAT by a developer or professional: off-plan or completed less than 5 years ago) or building land. An example is preloaded.
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Enter the price and the department
Enter the price (excluding any agency fees you pay yourself), the French department where the property is (the transfer tax rate depends on it) and, if needed, the value of furniture to deduct. Tick the box if it will be your main home and you have not owned your main home in the last 2 years. For a new-build, choose the VAT rate included in the price.
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Read the breakdown
The total appears in large type with its percentage of the price, a split chart and the details: transfer taxes, municipal tax, property security contribution, notary charges, VAT and disbursements. Copy it in one click.
A clear estimate, line by line
The rate of your department
Transfer taxes (droits de mutation) are 5% in the vast majority of French departments in 2026, 4.5% in a few and 3.8% in the Indre. The tool applies the rate of the department you choose; in the overseas departments it adds the uplift on notary charges and the local VAT rate.
First-time buyers included
If the property becomes your main home and you have not owned your main home for 2 years, the temporary 0.5-point increase does not apply (and Savoie even drops to 4%): tick the box to see the saving.
Resale, new-build and land
Resale and land: full transfer taxes. New-build sold with VAT by a developer: a reduced land registration tax (taxe de publicité foncière) of 0.715% on the price before VAT, so the fees are much lower.
Furniture, disbursements and copy
Deduct furniture from the taxable price, adjust the flat amount for disbursements and formalities, then copy the breakdown for your file, your bank or your mortgage broker.
What are notary fees in France made of?
When you buy property in France, the "frais de notaire" are paid by the buyer on top of the price, and most of the money does not go to the notary: about 80% is tax collected for the State and local authorities. It includes the transfer taxes (the department's share, a 1.20% municipal tax and a collection charge of 2.37% of the department's tax), the property security contribution (0.10% of the price), the notary's own charges (émoluments, set by a regulated scale, plus 20% VAT in mainland France) and the disbursements, the costs the notary pays upfront for documents from the land registry, planning office and mortgage registry. For an older property the total comes to about 7 to 8% of the price.
Notary fees in 2026: the transfer tax increase
Since 1 April 2025, French departments may raise their transfer tax rate from 4.5% to 5% for deeds signed up to 31 March 2028. The tax authority's (DGFiP) table of 1 June 2026 shows that the vast majority have done so; those still at 4.5% include the Hautes-Alpes, Alpes-Maritimes, Ardèche, Charente, Drôme, Lozère, Oise, Hautes-Pyrénées, Saône-et-Loire, Guadeloupe and Mayotte, and the Indre is at 3.8%. First-time buyers (primo-accédants) are spared the increase when they buy their main home and have not owned their main home in the two years before the purchase, whether or not they take out a mortgage. They then pay 4.5% at most; Savoie even applies 4% to first-time buyers who commit to living there as their main home for 5 years. Rates change by decision of each departmental council, so check yours before signing. Foreign buyers pay the same fees as French residents.
Why are notary fees lower on a new-build?
For a new home bought off-plan (VEFA) or completed less than five years ago and sold with VAT, the transfer taxes are replaced by a land registration tax of 0.715% on the price before VAT. The notary's charges, however, are calculated on the price stated in the deed, VAT included. Fees therefore come to about 2 to 3% of the price including VAT, against 7 to 8% for an older property. The tool converts the price you enter into a pre-VAT price using the VAT rate you choose: 20% by default, 10% or 5.5% for assisted home ownership schemes (ANRU zones or priority neighbourhoods, PSLA, BRS). The new-build calculation applies to mainland France. A recent home resold by a private owner, without VAT, pays the same taxes as an older property. Building land sold by a private owner follows the resale rules; sold by a developer subject to VAT, it may fall under a scheme closer to new-build, which your notary should confirm.
Can you reduce notary fees in France?
Yes, on some points. Furniture and appliances listed in the deed (fitted kitchen, furniture) can be deducted from the price used to calculate the taxes, as long as they are valued reasonably: enter their value in the field provided. Estate agency fees paid by the buyer and shown separately in the deed are generally not subject to transfer taxes; if the seller pays them, they are included in the price and therefore taxed. Enter the net seller price if the agency fees are yours to pay. The notary may also grant a discount on their charges, but only on the part of the price above €100,000 and up to 20%; it is not applied here. The transfer taxes, the largest item, cannot be negotiated.
Frequently Asked Questions
How do you calculate notary fees for an older property in France?
Add up the transfer taxes (5% of the price in most departments, plus a 1.20% municipal tax and a collection charge of 2.37% of the department's tax), the notary's charges by bracket (3.870% up to €6,500, 1.596% from €6,500 to €17,000, 1.064% from €17,000 to €60,000, 0.799% above, plus 20% VAT), the 0.10% property security contribution and the disbursements. The tool does this calculation for you.
What is the transfer tax rate in my department?
It is 5% in the vast majority of departments since the increase allowed in 2025, 4.5% in about ten of them and 3.8% in the Indre. Select the department where the property is located to apply the right rate.
Do first-time buyers pay lower notary fees in France?
Yes, for the increase decided in 2025: if the property becomes your main home and you have not owned your main home in the previous two years, you pay the rate from before the increase (4.5% at most, and 4% in Savoie if you commit to living there for 5 years), whether or not you borrow. The two-year condition does not apply, in particular, to holders of a disability card or disability pension, or to victims of a disaster that made their main home uninhabitable. Tick the dedicated box in the tool.
Why are notary fees lower for a new-build?
Because the transfer taxes on older properties are replaced by a land registration tax of 0.715% on the price before VAT. The notary's charges are still calculated on the price including VAT. Given the VAT already included in the price, the fees amount to about 2 to 3% of the price.
Is the result exact?
It is an estimate. The notary calculates the actual disbursements (a flat €1,000 by default here), any discounts, specific local taxes and the details of your case. The notary asks for a deposit before signing; the final statement, issued once the formalities are done, may lead to a refund of any overpayment.
Are notary fees included in the mortgage?
Not automatically. French banks often expect your deposit to cover at least these fees. To estimate your total budget and monthly payment, also use our mortgage calculator.