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Notaire Fees & Buying Costs When Purchasing Property in France

A complete breakdown of notaire fees, stamp duty, agency costs, and annual ownership charges when buying property in France — with worked examples at €500k, €1M, and €2M.

Understanding the True Cost of Buying in France

When budgeting for a property purchase in Provence or anywhere in France, the advertised price is only part of the equation. Acquisition costs — dominated by notaire fees and registration taxes — can add **7–8% to the purchase price** for existing properties, or **2–3%** for new-build (VEFA) purchases.

These costs are not negotiable in the way agency fees sometimes are. They are set by statute, collected by the notaire, and paid at completion. International buyers who fail to budget for them often find themselves short of funds at the acte authentique — a situation Stone Investment helps clients avoid through transparent cost modelling from the first viewing.

This guide provides a complete breakdown of every cost line item, compares old versus new property acquisition, and offers worked examples at three price points relevant to the Provence market.

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What Are Notaire Fees in France?

The term "frais de notaire" is somewhat misleading. Notaire fees comprise three distinct components: the notaire's own emoluments (roughly 1% of the purchase price), the **registration tax** (droits de mutation — the largest element), and disbursements (débours) for land registry searches and formalities.

For **existing properties** (ancien), total notaire fees typically amount to **7–8%** of the purchase price. In departments such as Vaucluse and Var, the registration tax alone is approximately 5.8% of the price, plus departmental and communal surcharges.

For **new-build properties** (neuf/VEFA), a reduced rate applies — total fees of approximately **2–3%**, as the transaction is subject to VAT (20%) included in the purchase price rather than transfer duty.

The notaire collects all sums at completion and distributes them to the state, local authorities, and relevant registries. You receive a detailed décompte (breakdown) with your final deed.

Existing property (ancien)
7–8% of purchase price
New-build (VEFA/neuf)
2–3% of purchase price
Notaire emoluments
~1% of purchase price
Registration tax (ancien)
~5.8% (varies by department)

Registration Tax (Droits de Mutation)

Droits de mutation — often called stamp duty in English — is the principal tax on property transfers in France. It is calculated on the purchase price (or the valeur vénale if higher) and varies slightly by department.

In most of Provence (Vaucluse, Bouches-du-Rhône, Var, Alpes-de-Haute-Provence), the rate is approximately **5.80%**, comprising 3.80% departmental tax, 1.20% communal tax, and 0.80% state levy. Some departments apply reduced rates for specific buyer categories, but standard international purchases attract the full rate.

New-build properties are exempt from droits de mutation because VAT at 20% is already included in the purchase price. This is the primary reason new-build acquisition costs are dramatically lower — though the base price per square metre is often higher.

Reduced rates of 0.715% apply in rare cases (e.g., certain social housing or specific corporate restructurings), but these do not apply to standard residential purchases by international buyers.

Registration tax is calculated on the full purchase price including any furniture value declared separately. Your notaire will advise on the optimal allocation between immovable and movable elements.

Agency Fees (Honoraires d'Agence)

Agency fees in France are typically **3–5% of the purchase price plus VAT (20%)**, though this varies by agency and region. In Provence's luxury segment, fees of 4–5% plus VAT are common for full-service agencies.

Crucially, agency fees may be paid by the **buyer** or the **seller** depending on how the property is advertised. French listings state either "FAI" (frais d'agence inclus — fees included in the price, paid by seller) or "honoraires charge acquéreur" (fees paid by buyer, added on top of the price).

Always clarify who pays before making an offer. A property listed at €1,000,000 FAI costs the buyer €1,000,000 plus notaire fees. The same property with buyer-paid agency fees at 5% would cost €1,050,000 plus notaire fees — a meaningful difference.

Stone Investment operates with transparent fee structures, disclosed upfront before any viewing commitment.

Typical agency fee
3–5% + VAT (20%)
FAI (fees included)
Paid by seller
Charge acquéreur
Paid by buyer (added to price)
Effective buyer cost (charge acquéreur)
3.6–6% including VAT

Mortgage and Financing Costs

If you finance your Provence purchase with a French mortgage, additional costs apply beyond the property acquisition fees.

**Mortgage arrangement fee (frais de dossier):** €500–€1,500 depending on the bank. Some banks waive this for premium clients.

**Mortgage guarantee:** French banks require a guarantee — either a **hypothèque** (registered charge, costing approximately 1–2% of the loan amount including notaire fees for registration) or an **caution bancaire** (bank guarantee, typically 1–1.5% of the loan, non-refundable premium).

**Life insurance (assurance décès invalidité):** Mandatory for most French mortgages, typically 0.2–0.4% of the outstanding loan balance annually.

**Property valuation (expertise immobilière):** €300–€600, required by most lenders.

Non-resident buyers can obtain French mortgages, typically up to 50–70% loan-to-value, at rates that have remained competitive. Stone Investment connects clients with banks experienced in cross-border lending.

SCI Setup and Running Costs

If you acquire property through a Société Civile Immobilière (SCI), additional costs apply at setup and annually.

**Formation costs:** €2,000–€5,000 for notarial deed of incorporation, including registration with the greffe du tribunal de commerce. Complex structures with foreign shareholders or holding companies cost more.

**Annual accounting:** €1,500–€3,000 per year for a standard SCI with one property. Increases with rental activity or multiple assets.

**Annual tax return:** SCI must file a tax return (form 2072) even if no income is generated. Non-filing attracts penalties.

**Share transfer on sale:** If you sell the property by transferring SCI shares rather than the property itself, a different tax regime applies (taxe de publicité foncière at 5% on share transfers above certain thresholds). This is a specialist area requiring tax advice.

For many international buyers, direct personal ownership is simpler and cheaper. SCI structures justify their cost when estate planning or multi-owner coordination requires them.

SCI ownership adds annual compliance obligations. Failure to file returns or hold annual general meetings can create legal and tax complications on eventual sale.

Old Property vs New-Build: Cost Comparison

The choice between existing and new-build property has significant cost implications beyond the purchase price itself.

A new-build at €800,000 with 2.5% fees costs €820,000 all-in. An existing property at €700,000 with 7.5% fees costs €752,500 — despite the lower headline price. Always compare total acquisition cost.

Cost ElementExisting (Ancien)New-Build (VEFA/Neuf)
Notaire fees / transfer costs7–8% of price2–3% of price
Registration tax~5.8% (included above)Exempt (VAT applies instead)
VATNot applicable20% (included in price)
Price per m² (Provence prime)Varies — often lower baseTypically 10–20% premium
Renovation budgetOften required (€1,500–€3,000/m²)Minimal — new condition
Total acquisition overhead7–8%2–3%

Worked Examples: €500k, €1M, and €2M

The following examples assume an existing property purchase in Vaucluse with agency fees included in the price (FAI). Mortgage costs are excluded.

€500k total budget needed
€537,500 (ancien, FAI)
€1M total budget needed
€1,075,000 (ancien, FAI)
€2M total budget needed
€2,150,000 (ancien, FAI)
New-build equivalent overhead
2–3% instead of 7–8%
Cost Item€500,000€1,000,000€2,000,000
Purchase price (FAI)€500,000€1,000,000€2,000,000
Notaire fees (~7.5%)€37,500€75,000€150,000
Total acquisition cost€537,500€1,075,000€2,150,000
Overhead percentage7.5%7.5%7.5%
Legal/diagnostic reports€500–€800€500–€800€500–€800
Mortgage guarantee (if 60% LTV)€3,000–€6,000€6,000–€12,000€12,000–€24,000

Annual Ownership Costs

Beyond acquisition, property ownership in France carries recurring charges that international buyers — particularly non-residents — must budget for.

ChargeTypical Annual CostNotes
Taxe foncière€1,500 – €5,000+Property tax — owner pays, varies by commune
Taxe d'habitation (second home)€0 – €3,000+Reformed for primary homes; surcharges in tourist communes
Assurance multirisque€800 – €2,000Home insurance — mandatory with mortgage
Pool maintenance€1,500 – €3,000/seasonIf applicable
Garden/estate care€3,000 – €8,000Larger properties with grounds
Gestion locative15–25% of rental incomeIf let through an agency
Comptable (if SCI)€1,500 – €3,000Annual accounts and tax return

Plan Your Budget with Stone Investment

Accurate cost modelling is essential before committing to a property purchase in Provence. Stone Investment provides a detailed acquisition cost estimate for every property in our portfolio — including notaire fees, agency costs, and projected annual charges — so you can make informed decisions without surprises at completion.

Whether you are considering a restored mas in the Luberon, a bastide near Gordes, or a townhouse in Aix-en-Provence, our advisers will walk you through the complete financial picture.

Read our guide to buying property in Provence for the full purchase process, or browse our Provence listings to begin your search.

On This Page

  • Understanding the True Cost of Buying in France
  • What Are Notaire Fees in France?
  • Registration Tax (Droits de Mutation)
  • Agency Fees (Honoraires d'Agence)
  • Mortgage and Financing Costs
  • SCI Setup and Running Costs
  • Old Property vs New-Build: Cost Comparison
  • Worked Examples: €500k, €1M, and €2M
  • Annual Ownership Costs
  • Plan Your Budget with Stone Investment

Reading time12 min read

Last updated24 June 2026

Frequently Asked Questions

Clear answers to the questions buyers ask us most often.

Notaire fees and associated taxes (often called frais de notaire) typically total around 7–8% of the purchase price for existing (ancien) property, and roughly 2–3% for some new-build purchases. The exact split between taxes, disbursements and notary remuneration varies by price and location.

Include frais de notaire, possible agency fees if buyer-paid, mortgage arrangement costs, surveys, and initial insurance. For renovations or rural mas properties, also budget works contingencies.

Practice varies by mandate. Many sales are marketed with seller-paid commission, but some listings advertise buyer-paid fees. Always confirm who pays and whether the advertised price is FAI (fees included) before offering.

Often yes. Off-plan or new homes can attract lower registration taxes than resale stock, which is why total acquisition costs may fall nearer 2–3% in some cases. Confirm the tax treatment for your specific programme.

Transfer taxes and related charges form most of the “frais de notaire” package and scale with price and whether the property is new or existing. Your notaire issues a precise provisional account before completion.

Yes. Stone Investment provides illustrative cost breakdowns for Provence acquisitions so you can model notaire fees, potential financing costs and cash needed at the acte authentique before you commit.

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