For anyone buying a property in France, the notaire’s fee is one of the biggest upfront costs – but it’s also one of the most misunderstood. Many buyers assume it’s simply a legal fee, like those charged by solicitors in the UK, when in reality, it’s a state-regulated cost that includes taxes, land registry fees, and administrative charges. This can lead to confusion when buyers see the final bill and realise the total amount due is far higher than they expected.

To clear up the confusion, we spoke with Simon Attey from Alpine 3V Notaires. As both a qualified French notaire and a British property solicitor, he has a unique perspective on how the two systems compare. He breaks down exactly how notaire fees are calculated, explains why they’re often higher than buyers anticipate, and reveals the hidden costs that can catch people out when purchasing a home in France.

A small, fixed cost that looks very large

Unlike solicitor fees in the UK, which vary depending on the firm, notaire fees in France are strictly regulated. They are set by the state and directly linked to the purchase price of the property.

These fees are frequently grouped together with other charges, such as stamp duty and land registry fees, which makes them appear higher than they actually are.

“It’s not something we have discretion over,” Attey explains. “The amount of the fees is fixed according to a tariff and is pegged to the amount of the purchase price.” Because they’re grouped with other, larger fees, Attey says it’s easy to assume his costs are quite high when, in reality “notaire fees are a small fraction of the overall cost.”

Although the notaire’s fee itself accounts for a relatively small percentage of the transaction, the total amount due can be much higher once all the associated charges are included.

Recent changes mean that some departments now have the option to increase stamp duty

“To give a rough idea, the notaire fees for a pre-existing property are 0.8 per cent of the purchase price,” Attey says. “The total cost with purchase and the land registry fees included, whilst it varies according to the overall purchase price, the rough rule of thumb is about 8 per cent.”

Recent changes mean that some departments now have the option to increase stamp duty by 0.5 per cent, which could soon bring this figure up to 8.5 per cent in certain areas. Learn what you need to know about the rising fees in France.

For off-plan or new-build properties, the costs are lower due to a reduced rate of stamp duty. “Roughly, notaire fees, land registry, and stamp duty fees on a purchase are going to be in a range of 2 and 2.5 per cent,” Attey explains.

This difference can make off-plan purchases more attractive for buyers looking to reduce transaction costs.

You need to know exactly what you will pay for when buying a home

The hidden fees you need to know

Alongside these core fees, there are additional costs that buyers should be aware of.

“If someone is borrowing, there will be a cost associated with documenting the loan and the taking the bank’s security over the property,” Attey says. “That’s a tariffed cost, so it’s going to depend on the loan and the nature of the security.” This is a standard charge for mortgage buyers and is set according to a fixed scale.

Estate agency commission is another potential cost, although it is usually covered by the seller. In some cases, however, it falls to the buyer to pay, adding to the overall expense of the purchase.

The total cost of buying a property can be more complex than it first appears

Buyers of existing properties should also be prepared for additional adjustments at the point of sale. “Generally speaking, there are some small costs around the edges,” Attey says. “For example, in an existing property purchase, there will be a reimbursement from the purchaser to the seller of the pro rata of the property tax from the date of completion to the end of the year and reimbursement of the service charge and things if they’re being paid in advance by the seller.”

While notaire fees in France follow a structured, regulated system, the total cost of buying a property can be more complex than it first appears. Understanding the full breakdown of fees and additional charges is essential for buyers to avoid unexpected expenses and plan their budget effectively.

If you are considering buying a home in France and need expert guidance on the legal and financial aspects, speak to our expert legal partners at Buckles Solicitors. They can give you tailored advice on your property purchase.