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Create my bookFrench notary fees calculator 2026
All-in property acquisition costs (transfer tax, notary emoluments, security contribution, disbursements) computed on the current rate schedule. Old, new (VEFA), and building land.
Your project
Since the 2025 finance law, about 80 departments voted the +0.5% increase. Check your department.
Optional — shown separately as they aren't subject to transfer tax. Reduces total notary fees if structured "buyer's commission".
Fee breakdown
| Transfer tax (DMTO) (5,81 %) | 14 517 € |
| Notary emoluments incl. VAT | 2 874 € |
| Real-estate security contribution (0,10 %) | 250 € |
| Disbursements & formalities | 1 100 € |
| Total notary fees | 18 741 € |
Total estimate
7,50 % of property price
Total operation cost
268 741 €
Purchase price + notary fees + agency fees.
Calculation methodology
Notary fees are four items: transfer duties (DMTO) paid to State/department/commune, notary emoluments (regulated fee), real-estate security contribution (CSI) of 0.10%, and disbursements (paid by the notary on the buyer's behalf: cadastre, mortgage register, certified copies).
On old properties, DMTO averages 5.80% to 6.40% of price depending on department. On new (VEFA) property, the 20% VAT is already in the seller's price and only a reduced 0.715% land-registry tax applies — that's why total fees are just 2-3%.
Emoluments follow a tiered schedule (Decree of 28 Oct 2016, updated 2024): 3.87% up to €6,500, then 1.596% to €17,000, 1.064% to €60,000, and 0.799% above. A negotiated discount of up to 20% applies on the portion above €100,000. VAT 20% is added on top.
FAQ — French notary fees
Why call it "notary fees" if the notary keeps only a small part?
Of an 8% total on old property, ~5.80% goes to State/department/commune (DMTO), ~1.5% to the notary (emoluments), 0.1% to land-registry security, and ~0.4% covers disbursements. The notary is the State's appointed tax collector, hence the confusion.
New vs old: what changes?
On new property (VEFA from a VAT-registered developer), DMTO drops to 0.715% because 20% VAT is already on the price. Total: 2-3%. On old property: 7-8%.
Can notary fees be negotiated?
DMTO and CSI are set by law: non-negotiable. Notary emoluments are regulated but a discount of up to 20% is allowed since 2024 on the portion above €100,000. Ask before signing the deed.
Why does my department apply 6.40% instead of 5.80%?
The 2025 finance law lets departments raise DMTO by 0.5 points for 3 years (2025-2027). About 80 of 96 departments voted the increase. Indre, Isère, Mayotte and Morbihan keep their historical 3.80% rate.
Are notary fees deductible under LMNP réel regime?
Yes — either as an immediate charge in the year of acquisition, or amortised with the building over 20-30 years. Immediate deduction is often better when you start the activity with few other charges.
Are agency fees included in notary fees?
No — they're separate. But who pays them (buyer vs seller) changes DMTO: "buyer-paid" structure means DMTO is computed on the net seller price, which lowers the total.
When are notary fees paid?
On the day the deed is signed at the notary office, by wire transfer (cheques are rare). The notary will ask for an advance a few days before, based on their estimate. Final balance or refund within 6 months.
What if I resell quickly?
Notary fees are lost on resale — not refunded. That's why a purchase should generally be held 5-7 years to absorb both fees and any capital-gains tax.
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