For a house listed at 200,000 euros in the old market, notary fees represent a budget item that far exceeds the simple remuneration of the professional. The largest portion of this amount goes to the state and local authorities in the form of taxes. The remainder covers administrative procedures and the regulated remuneration of the notary.
On a purchase of this amount, the total acquisition costs generally hover around 16,000 euros in the old market. This figure varies depending on the department, the type of property, and the structure of the transaction.
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Agency fees and net seller price: an overlooked lever on transfer taxes
Transfer taxes, which constitute the heaviest part of notary fees, are calculated on the net seller price and not on the price displayed in the window. This distinction has a direct consequence when agency fees are borne by the buyer.
Let’s take a house listed at 200,000 euros, including agency fees. If the agency’s commission is clearly stated in the agreement as being the responsibility of the buyer, the transfer taxes only apply to the net seller price, which is 200,000 euros minus the commission. The registration fees mechanically decrease by several hundred euros depending on the amount of the commission.
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Several notarial studies have noted an increase in sales structured this way, particularly since the rise in interest rates. To understand everything about notary fees and optimization levers, one must look beyond the simple scale.
This point deserves to be checked before signing the agreement: the mention “fees borne by the buyer” must be explicitly included in the deed for the calculation to apply to the net price.
Notary fees in the old market at 200,000 euros: where does the money really go
The term “notary fees” is misleading. Of the total amount paid, more than three-quarters correspond to taxes collected on behalf of the state and local authorities.
Three items make up the bill:
- Transfer taxes (also called registration fees and property publicity tax), which represent the largest share. Their rate varies by department, most having voted for the maximum authorized rate.
- The notary’s fees, calculated according to a regulated proportional scale. On a purchase of 200,000 euros, this share remains modest compared to taxes.
- Disbursements, that is, the costs advanced by the notary for administrative procedures (urban planning certificate, sale publication, surveyor). They represent about one-tenth of the total.
In addition, there is the property security contribution, a fixed tax collected for the benefit of the public treasury for the registration of the sale in the property file.
Old vs. new: a considerable rate gap
In the new market, transfer taxes are reduced. The overall acquisition costs drop to a few percent of the sale price, compared to a significantly higher rate in the old market. For the same budget of 200,000 euros, the gap between old and new can reach several thousand euros. This difference is explained by the application of real estate VAT instead of the classic transfer taxes.
Energy performance certificate and energy audit: additional costs that alter the real budget
Since the Climate and Resilience Law of August 22, 2021, the energy performance of the property has an indirect impact on the costs related to the purchase. Transfer taxes do not change depending on the EPC, but the additional acts charged by the notary may increase.
For properties classified F or G, an energy audit is now mandatory before being put up for sale. The technical annexes to be included in the sale deed are multiplying. These additional documents increase the notary’s disbursements, even if their unit cost remains limited.
The most tangible effect of the EPC on acquisition costs comes through price negotiation. A property classified F or G is negotiated down from the displayed price, which mechanically reduces the calculation base for transfer taxes. On an initial budget of 200,000 euros, a discount related to the EPC can lower the net seller price and thus decrease the total acquisition cost.
Work included in the purchase price: a gray area for calculating taxes
A circular from the General Directorate of Public Finances, updated in 2023 (BOI-ENR-DMTOI-10-40-10), reminds a little-known rule. When work has been carried out less than five years before the purchase and paid for by the buyer, its amount can, under strict conditions, be included in the calculation base for transfer taxes.
In practice, this provision mainly concerns sales where the seller and buyer agree on a split between the price of the property and the cost of recent work. Online simulators do not take this possibility into account, which can distort the initial estimate of fees.
The boundary between “improvement work” and “maintenance work” remains blurry in some cases. The notary must analyze each situation in light of the tax text. The available data does not allow for precise quantification of the potential savings, which depend on the amount and nature of the work.
A point to raise before signing the agreement
If the targeted house at 200,000 euros has undergone significant recent work, it is relevant to ask the notary about the possible breakdown between the price of the property and the value of the work. This question should be raised in advance, as it influences the drafting of the agreement and the resulting tax declaration.
For a real estate purchase at 200,000 euros, notary fees are not a monolithic block. Their amount depends on the department, the structure of the sale (agency fees, recent work), and the type of property (old or new). Before signing, asking the notary for a detailed estimate item by item remains the only reliable method to know the real cost of the transaction.