97 French departments raise notaire fees — what buyers must pay now

What has changed for anyone buying property in France

If you're buying property in France this year, expect higher closing costs across most of the country. Local authorities in 97 departments have chosen to apply an increased rate to the droits de mutation—the tax-heavy slice of what the market calls "notaire fees"—raising the rate to 5.8% from the previous 5.09% in those areas. Only Indre, Isère, Morbihan and Mayotte have kept the older 5.09% rate.

This matters because, for purchases of existing (non-new-build) homes, the package of charges collected by the notaire typically totals about 7–8% of the sale price. The change in the droits de mutation element increases the buyer's upfront cost by roughly 0.71 percentage points in affected departments. In practical terms, that is a meaningful cash sum at closing.

Quick takeaway

• 97 departments now use a 5.8% droits de mutation rate.
• The total notaire-related cost on resale property remains roughly 7–8% of price, but the tax share has risen.
• First-time buyers purchasing a main residence are exempt from the increased rate.
• New-build purchases still attract much lower fees.

How notaire fees are built and what actually goes to whom

The French shorthand "notaire fees" is misleading. The notaire collects the money, but most of the sum is tax, not professional remuneration. Here is the usual composition for an existing home purchase:

• Droits de mutation (department + commune + state): the big chunk—previously around 5.09%, now 5.8% in 97 departments.
  • Department share: 3.8% to 4.5%
  • Commune share: 1.2%
  • Central state: 0.095% to 0.1125%
• Notaire’s émoluments (their professional fees): roughly 10% of the total fees
• Reimbursement of sums advanced by the notaire for administrative tasks and registration formalities

The result is a total buyer cost commonly in the 7–8% range for resale properties. That includes taxes and the notaire’s charges.

Concrete math: what the increase costs you

Numbers help. The increase of 0.71 percentage points (from 5.09% to 5.8%) applies to the droits de mutation component and therefore adds to the cash due at completion.

Examples of the additional cash burden caused by the increase:

• On a €200,000 property: extra cost = €1,420
• On a €300,000 property: extra cost = €2,130
• On a €500,000 property: extra cost = €3,550

Remember: the full notaire-related outlay on an existing home will still typically be about 7–8% of the sale price, but that figure now includes the slightly higher tax slice for most departments.

What this means for buyers, expats and investors

I view this as an unwelcome increase in upfront transaction costs. Higher purchase taxes change the math for buyers in several ways:

• Higher cash needed at completion: The extra 0.71% may be small in percentage terms, but it is immediate cash you must provide at signing. That can affect mortgage sizing, down-payment planning, and reserves for carrying costs.
• Impact on affordability: Lenders look at loan-to-value and borrower liquidity; buyers may reduce their offer or seek a larger mortgage to offset the fee rise, affecting market dynamics.
• Negotiation leverage shifts: Sellers who are unwilling to lower price leave buyers facing higher overall cost, which can cool demand in price-sensitive segments.
• Regional variation matters: Because only four departments have kept 5.09%, local markets will behave differently. Buyers moving between departments may suddenly face substantially larger closing costs.

For expats and international investors the most relevant points are liquidity and total return calculations. When you run yield, capital-growth and payback calculations, remember that acquisition costs have ticked up; that lowers net yield on a purchase and extends payback periods.

Strategies to limit the impact

There are practical ways to respond. In our experience advising buyers and investors, the following steps make a difference:

• Check the departmental rate before you make an offer. Ask your notaire or local mairie to confirm whether the department applies 5.8% or remains at 5.09%.
• Negotiate price with the increased fees in mind. Since the tax burden falls on the buyer, factor the additional cost into your offer.
• Use the first-time buyer exemption if you qualify: the increased fee does not apply to first-time buyers acquiring a main residence. Confirm eligibility with your notaire, because definitions of "first main home" and timing rules matter.
• Consider new-builds for lower fees. Purchases of new properties attract much lower taxes and therefore lower notaire-related charges.
• Structure financing to include purchase costs: lenders sometimes permit financing of acquisition charges within mortgage constraints; ask your broker.
• Budget for the full 7–8% on resale deals.