Guide for international buyers
French property buying costs, explained simply.
The price in the listing is not the whole bill. Here is what a buyer pays in France, who receives it, and which amounts are set by law.
Contents
When you buy a home in France, three kinds of costs come on top of the price: the notaire's costs, which are mostly taxes, the agency fee when an agency is involved, and the costs of your mortgage if you borrow. After the purchase, the owner pays a yearly property tax.
The notaire's costs (frais de notaire)
Everyone calls them notaire's fees, but most of the amount is made of transfer taxes collected for the State and the local authorities. The notaire's own remuneration is set by law and is the smaller part.
- Existing property (ancien): roughly 7 to 8% of the price.
- New build (neuf, including off-plan): roughly 2 to 3% of the price.
Example: for an existing house bought at 300,000 €, the notaire's costs come to about 21,000 to 24,000 €. Your notaire gives you the exact figure before the signing.
The agency fee
Each agency sets its own fee scale and must display it. The listing states who pays the fee, the seller or the buyer; when the buyer pays it, the listing shows the price with and without the fee. The fee is only due if the sale actually goes through. Our scale is on the fees page (in French).
The surveys (diagnostics)
The mandatory surveys are paid by the seller and attached to the contract. If you want a full building survey on top of them, it is at your expense, and it is a good idea for an old or large property.
If you borrow
A mortgage adds the bank's arrangement fee, the cost of the guarantee (a guarantee company or a mortgage registered by the notaire) and borrower insurance, which French banks require in practice. A mortgage broker can compare these costs for you.
After the purchase
- Property tax (taxe foncière): paid every year by the owner. Ask for the seller's last notice.
- Taxe d'habitation: it no longer exists for main homes, but it still applies to second homes.
- Co-ownership charges in an apartment building: ask for the minutes of the last general meetings and the yearly budget.
Frequently asked questions
Are the notaire's costs negotiable?
The taxes are not: they are set by law. The notaire's own fee is also regulated, so the total varies very little from one notaire to another.
Who pays the agency fee in France?
It depends on the listing: the seller or the buyer. The listing says it clearly, and the fee is only due if the sale goes through.
Do I lose the deposit if I withdraw?
For a home, a private buyer can withdraw within the 10-day cooling-off period and gets the deposit back. After that, the conditions written in the compromis apply, for example if your mortgage is refused.
Is there VAT on an existing home?
No. VAT applies to new builds and is included in their price; an existing home bought from a private seller has no VAT, only the transfer taxes.