French Notary Fees Increase 2026: What Property Buyers Need to Know

When purchasing real estate in France, buyers must account for significant transaction costs, commonly referred to as notary fees (frais de notaire). In 2026, a major regulatory update takes effect, allowing French departments to increase local property taxes. This change will directly affect the purchasing power and budget requirements of future buyers.

What is the 2026 DMTO Tax Hike?

Notary fees in France do not actually go entirely to the notary; in fact, about 80% of the total amount consists of taxes collected on behalf of local authorities and the State. These are known as the Droits de Mutation à Titre Onéreux (DMTO) or transfer duties.

Previously, the departmental portion of these duties was capped at 4.50%. However, due to local government budget deficits, the French Finance Act has authorized departments to temporarily increase this cap to 5.00% starting in 2026, extending through to March 31, 2028.

How it Affects Your Property Budget

For pre-owned (existing) properties, notary fees historically averaged 7.0% to 8.0% of the purchase price. With the new 5.00% cap adopted by almost all departments, total notary fees will rise to between 7.5% and 8.5% of the purchase price.

Example Cost Calculation:

If you purchase an existing property for €250,000:

• Before the hike (4.5% DMTO): Transfer duties amounted to €11,250, with total fees around €18,200.
• After the hike (5.0% DMTO): Transfer duties rise to €12,500, pushing total fees to approximately €19,450.
• The difference: An additional €1,250 that must be funded directly from your personal capital (apport personnel).

Planning Ahead

Since French banks rarely allow mortgage loans to cover notary fees—usually requiring the buyer to pay these fees out of pocket—this 0.5% tax increase makes it crucial to review your savings target before signing a purchase agreement.

To calculate your exact acquisition expenses based on property location and price, you can use our free online Notary Fees Simulator to get an instant breakdown.