You sign a compromise at 280,000 euros, thinking you have completed your budget, and the notary sends a request for funds that exceeds the displayed price by several tens of thousands of euros. This discrepancy between the sale price and the actual acquisition cost traps buyers every year who have not mapped out all the fees in advance.
Depending on your profile (first-time buyer or not) and your department, the final bill varies significantly, especially since the increase in transfer taxes voted in 2025.
Increase in Transfer Taxes 2025 and First-Time Buyer Exception: The Item That Changes Everything
Since 2025, most departments have raised the transfer taxes (DMTO). Specifically, for a purchase in the old market, these taxes represent the largest part of the notary fees. The applicable rate depends on the department where the property is located, which means that the same property costs more or less to acquire depending on its geographical location.
First-time buyers purchasing their primary residence may be exempt from this increase. This exception creates a real disparity in treatment: two buyers facing the same property, in the same department, will not pay the same amount of taxes. If you sell a property to buy another, you do not benefit from this provision.
To accurately anticipate the impact of these DMTO on your budget, it is recommended to consult real estate advice on Capitaine Immo even before signing a compromise.
Notary Fees in the Old and New Markets: Understanding the Real Breakdown
We always talk about “notary fees,” but the notary’s remuneration represents only a minor fraction of the total amount. The bulk of the amount goes to taxes collected for the State and local authorities.
What Acquisition Fees Really Cover
- Transfer taxes (DMTO and property advertising tax), which constitute the majority of the sum. Their rate varies according to the age of the property and the department.
- The notary’s fees, regulated by a national scale in brackets, confirmed until 2028. The margin for negotiation on this item is almost nonexistent.
- Disbursements, meaning the expenses advanced by the notary to obtain administrative documents (mortgage status, land registry, urban planning documents).
In the old market, the total generally reaches 7 to 8% of the property’s price. In the new market or in VEFA, this rate drops to between 2 and 3%, as transfer taxes are replaced by VAT (already included in the sale price).
A useful reflex: if the sale includes furniture (fitted kitchen, furniture), you can deduct its value from the price used as the basis for calculating the taxes. A few thousand euros saved, provided you list this furniture in the compromise.
Mortgage Guarantee: The Item That No One Budgets Correctly
The bank granting a mortgage requires a guarantee. This item is often mentioned in passing during simulations, even though it can represent a significant amount.
Guarantee, Mortgage, or Lender’s Privilege
Three mechanisms exist, and their costs vary significantly. The choice of guarantee directly impacts the overall budget of the acquisition.
- The guarantee (such as Crédit Logement): no additional notarial deed required. A portion of the amount paid may be refunded at the end of the loan. This is the least expensive mechanism in most cases.
- The conventional mortgage: it requires a dedicated notarial deed, with its own fees and taxes. In case of resale before the end of the loan, you will also have to pay for the release.
- The lender’s privilege (now called the special legal mortgage of the lender): cheaper than a conventional mortgage, but limited to existing properties, not new ones in VEFA.
Feedback varies on this point depending on banks and regions, but the additional cost of a mortgage compared to a guarantee can reach several thousand euros on a standard purchase.
Bank Processing Fees and Borrower Insurance: Two Lines to Negotiate
The bank charges processing fees for the loan application. This amount often ranges from a few hundred to a thousand euros. This is one of the few items where negotiation is still possible, especially if you present a good file or if you leverage competition between institutions.
Borrower insurance, on the other hand, weighs on the entire duration of the loan. Its total cost frequently exceeds that of notary fees on a long loan. Since the Lemoine law, you can change insurance at any time, allowing you to renegotiate this item even after signing.
Real Cost of a Property Purchase: Summary Table by Property Type
| Cost Item | Old | New / VEFA |
|---|---|---|
| Transfer Taxes (DMTO) | 7-8% of the price | Included in VAT (fees reduced to 2-3%) |
| Notary Fees | National scale in brackets | Identical scale |
| Agency Fees | Variable (charged to buyer or seller) | Generally included |
| Loan Guarantee | Guarantee or mortgage | Guarantee or mortgage (no PPD in VEFA) |
| Bank Processing Fees | Negotiable | Negotiable |
| Borrower Insurance | Cost over the entire loan duration | Same |
The total budget for a purchase exceeds the displayed price by 10 to 15% in the old market. In the new market, the gap is smaller, but the guarantee and insurance still need to be budgeted.
Property tax, any co-ownership works voted before the sale, or the cost of moving are added after the signing. These are often forgotten in the initial financing plan, even though they require cash flow from the first weeks. It is better to include a safety margin in your contribution rather than discovering these items afterward.
