The real cost of buying in France
The price on the listing is not the full cost. Buying in France means budgeting for notaire fees, possibly agency fees, a mortgage guarantee and, if you use one, a broker. Here is what sits on top, so your plan holds together from day one.
General information. This is not an offer of credit or personalised advice, and no rate is guaranteed. Yann Nachtrieb, registered mortgage broker (COBSP) and insurance broker (COA), and financial investment adviser (CIF), ORIAS no. 26009903.
Notaire fees, the biggest line
The largest extra cost is what the French call "frais de notaire". Despite the name, most of it is tax paid to the state, not the notaire’s own fee. On an existing home, budget around 7 to 8% of the price. On a new-build, it is much lower, often around 2 to 3%. These are paid on top of the price, usually at signing.
French banks rarely lend to cover these fees for a non-resident, so plan to pay them from your own funds, alongside the deposit.
The other costs
Three more items can apply. Agency fees, when you buy through an estate agent, are often already included in the advertised price, but check who pays them. A mortgage guarantee (a caution or a mortgage charge) secures the loan and has a cost. And a broker, if you use one, whose fee is never due before the loan funds are released.
None of these is a surprise if planned for. The mistake is to budget only the price and the deposit, then discover the rest late.
What to budget on top
| Cost | Typical benchmark |
|---|---|
| Notaire fees (existing home) | around 7 to 8% |
| Notaire fees (new-build) | around 2 to 3% |
| Deposit (non-EU non-resident) | often 20 to 30% |
| Mortgage guarantee | A percentage of the loan |
| Broker | Only after funds are released |
General, indicative benchmarks that vary by property, region and bank. Nothing guaranteed.
Putting the plan together
A sound budget adds the price, the notaire fees, the guarantee and your other costs, then checks it against your deposit and what you can borrow. Getting this right early is what keeps an offer from falling through. A broker builds this full picture with you before you commit to a property.
Frequently asked questions
Can the mortgage cover the notaire fees?
For a non-resident, banks rarely finance these fees, so plan to pay them from your own funds along with the deposit. It varies by bank and profile.
Why are new-build fees so much lower?
Because the transfer taxes that make up most of the "frais de notaire" are much lower on new properties. Expect roughly 2 to 3% on a new-build versus 7 to 8% on an existing home.
Are agency fees extra?
Often they are already included in the advertised price in France, but not always. Always check whether the price is shown with fees included and who is due to pay them.
Let’s budget the whole thing.
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