Notary fees on a resale property in France in 2026: where the 7 to 8% comes from
An “old” property for the French tax office has no age: it is a sale without VAT.
Checked by Radif Partners · Editorial policy
On a resale property in France (ancien), notary fees are 7 to 8% of the price in most départements, because transfer tax is charged at the full rate: 6.319 % of the price in areas that voted 5%, 5.807 % at 4.50% and 5.09 % in Indre. On a €180,000 flat in Lille, the total reaches €14,663, including €11,373 of tax and €2,203 of emoluments for the notary, VAT included. A property counts as “old” whenever its sale is not subject to VAT: a home over five years old, or a recent home resold by a private individual. The same flat bought new from a developer would cost only €4,577 in fees. This is the figure to budget for in most French purchases.
Your fees on a resale property
Estimated notary fees
€19,827
| Share of the price | 7.93 % |
| Transfer tax | €15,796 |
| Emoluments and formalities (incl. VAT) | €3,281 |
Examples in a 5% département
| Price | Transfer tax | Emoluments and formalities incl. VAT | CSI and disbursements | Total | Share of price |
|---|---|---|---|---|---|
| €100,000 | €6,319 | €1,843 | €600 | €8,762 | 8.76 % |
| €150,000 | €9,478 | €2,322 | €650 | €12,450 | 8.30 % |
| €180,000 | €11,373 | €2,610 | €680 | €14,663 | 8.15 % |
| €250,000 | €15,796 | €3,281 | €750 | €19,827 | 7.93 % |
| €350,000 | €22,115 | €4,240 | €850 | €27,205 | 7.77 % |
| €500,000 | €31,593 | €5,678 | €1,000 | €38,271 | 7.65 % |
Why resale homes cost more in fees
The difference with new builds does not come from the notary. The scale is the same for both: 3.87 % on the first €6,500, then sliding brackets down to 0.799 % above €60,000. It comes from tax: a resale bears standard registration duties, whereas a new-build sale, already taxed through VAT, only pays a reduced land publicity tax. French law thus avoids taxing the same transaction twice.
That is why the gap between new and resale is almost constant in percentage terms: about five and a half points of the price. At €180,000 it amounts to €10,086. It does not make new builds cheaper overall, though: prices per square metre are often higher, and VAT is included in them.
The timeline of a French resale purchase
The fees are paid in one go, but they build up throughout the sale. On signing the preliminary contract (compromis de vente), the buyer usually pays a deposit of 5 to 10% of the price, later credited against the price; notary fees are not yet due. Over the following two to three months, the notary clears the municipality’s right of pre-emption, checks the land registry for mortgages, gathers planning documents and the co-ownership papers: these are the disbursements. A few days before the final deed (acte authentique), the notary sends a call for funds covering the balance of the price and the fee deposit. After signing, the deed is registered and the final statement follows.
What varies from one file to another
Three things change the fees on a resale for the same price. The département, first, which sets the tax rate: see the table of all 101 départements. Your situation, second: a first-time buyer purchasing a main home escapes the 5% increase. How the price is presented, third: furniture listed separately, agency commission payable by the buyer. Everything else, emoluments, formalities, land registry contribution, depends only on the price.
What the calculator does not include
Loan guarantee costs, which are not acquisition costs: a mortgage (hypothèque), a lender’s lien (privilège de prêteur de deniers) or a guarantee from a specialist body. They add to the budget if you borrow. Nor the pro-rata service charges or the share of annual property tax (taxe foncière) refunded to the seller on completion, which are adjustments between the parties. Nor any fees the notary may charge for services outside the regulated tariff.