The notary fees for a house priced at 200,000 euros do not correspond to the notary’s remuneration. More than three-quarters of the amount paid to the office are actually taxes collected on behalf of the State and departments. Understanding the breakdown of these fees allows for anticipating the actual cost of the acquisition and identifying the rare margins of maneuver that exist.
Departmental tax and real estate security contribution: the fiscal foundation
The largest portion of acquisition fees comes from transfer duties. This tax is divided into two elements: the property publicity tax (or registration fee) set by each department, and an additional municipal tax.
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Most departments apply the maximum rate allowed by law. A few departments, such as Indre, apply a lower rate, which can result in a difference of several hundred euros on a property priced at 200,000 euros compared to the national average.
In addition, there is the real estate security contribution, paid to the public treasury for the registration of the sale in the real estate file. Its amount is proportional to the price of the property. This item remains modest compared to the transfer duties, but it is systematically included in the notarial account.
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Before delving into the details of the fees, it is useful to calculate the notary fees for a real estate purchase using a simulator to obtain an initial overall estimate, and then to check line by line the account provided by the office.
Notary fees on a purchase of 200,000 euros: scale and possible discount
The notary’s fees are set by a national scale, identical in all offices in France. This scale operates in successive brackets, each assigned a decreasing rate: the higher the price of the property, the lower the percentage applied to the upper bracket.
For a property priced at 200,000 euros, the strict remuneration of the notary (excluding formalities and expenses) represents only a minor fraction of the total. This is a point often misunderstood: the notary does not freely set their fees on a sale.
The 20% discount on fees
Since the decree of February 26, 2016, amended, notaries can grant a discount of up to 20% on the portion of their fees calculated above a certain price threshold. This discount is optional, but it must be applied uniformly to all clients of the office.
On a purchase of 200,000 euros, the savings remain modest in absolute terms. However, it is worth asking for, as few sellers or buyers think to ask the question. The notary has no obligation to offer it spontaneously.
Expenses and formalities fees: the costs advanced by the office
The expenses correspond to the amounts that the notary advances on behalf of the buyer to gather the necessary documents for the sale. Their nature varies depending on the case:
- Request for a town planning certificate and mortgage status from the property publicity services, charged per act
- Publication fees for the sale in the real estate file, distinct from the real estate security contribution
- Possible intervention of a surveyor if a boundary marking is required, or co-ownership fees if applicable
The formalities fees, on the other hand, compensate for the administrative procedures carried out by the office (correspondence, copies of acts, requests for documents). Their amount is regulated and generally represents about one-tenth of the total notary fees.
Notary fees in the old and new: the difference on 200,000 euros
The distinction between old/new radically changes the total amount. In the old, the transfer duties are calculated at the full rate. In the new (property sold for the first time within five years of its completion), the buyer pays a real estate VAT included in the displayed price, and the transfer duties are reduced.
Direct consequence: the notary fees in the new are significantly lower than those in the old, at the same purchase price. On a house priced at 200,000 euros, the difference can reach several thousand euros. This criterion impacts the financing plan, as banks often require that notary fees be covered by the personal contribution.
Financing notary fees through a loan
Some institutions accept integrating notary fees into the amount of the mortgage (loan at 110%). This option increases the total cost of the loan and requires a solid file. The internal grids of several banks and brokers in 2023-2024 show that this type of financing remains accessible, but the granting conditions are stricter than for a loan covering only the price of the property.
Check the notarial account line by line
The notary sends a draft account before the signing of the authentic deed. This document details each item:
- Transfer duties (departmental tax, municipal tax, levy for assessment fees)
- Real estate security contribution
- Proportional fees of the notary, with mention of any discount applied
- Formalities fees and expenses, item by item
Comparing this account with the result of an online simulator allows for spotting any possible errors or unusual fees. The discrepancies most often arise from the department where the property is located (property publicity tax rate) or specific expenses related to the case (boundary marking, additional diagnostics).
The final amount is settled after the signing. If the notary has received a provision exceeding the actual fees, the surplus is refunded to the buyer in the months following the sale. This refund is automatic, but the timeframe varies from one office to another.