When buying property in Bordeaux, notary fees (frais de notaire) represent one of the largest costs after the purchase price itself. Often misunderstood or underestimated, they can amount to 8% of the sale price on resale properties. Here is everything you need to know to calculate, understand and, where possible, legally optimise your notary fees before signing your purchase agreement.
How much are notary fees for a property purchase in Bordeaux in 2026?
For a resale property purchase in Bordeaux, notary fees generally amount to 7 to 8% of the sale price. This rate applies throughout the Gironde department and reflects the reality of the vast majority of residential transactions in Bordeaux. It varies slightly depending on the price bracket, as the notary's own fees are calculated on a degressive scale.
In practical terms, for a two-bedroom flat purchased at €280,000 in Bacalan — one of Bordeaux's most dynamic northern neighbourhoods — notary fees will amount to approximately €21,000. This sum is added to the purchase price: your total budget therefore reaches €301,000 before any financing costs or works.
For new-build properties (VEFA off-plan sales), the picture changes dramatically: fees drop to 2 to 3% of the purchase price, representing approximately €6,250 to €9,500 for a new-build at €250,000–€380,000. This significant difference is explained by the near-total exemption from transfer taxes on new developments.
One of the most common mistakes I see among first-time buyers is calculating their borrowing capacity based on the property price alone and forgetting about notary fees. In Bordeaux, on a flat at €280,000, that's an additional €21,000 you need to have set aside — ideally from your own savings, as very few banks will finance this amount.
How are notary fees broken down?
Contrary to what the name suggests, "notary fees" do not all go to the notary. They actually comprise three main components, the majority of which are paid to the state and local authorities. Here is the precise breakdown for a resale purchase in the Gironde.
| Fee type | Rate | Example €280,000 | Nature |
|---|---|---|---|
| Transfer taxes (DMTO) | 5.80 % | €16,240 | Set by the Gironde department |
| Notary fees (émoluments) | ~1.00 % | ~€2,800 | Regulated fees; discount possible |
| Disbursements & admin costs | ~0.50 % | ~€1,400 | Land registry, mortgage search, etc. |
| Property security levy | 0.10 % | €280 | Fixed national tax |
| TOTAL (rounded) | ~7.50 % | ~€21,000 | For a resale property purchase at €280,000 |
Sources: Gironde DMTO rates 2026, notarial fees schedule (decree 2016) — indicative calculations only.
Transfer taxes: the largest component
Transfer taxes (droits de mutation à titre onéreux — DMTO) make up by far the largest portion. In the Gironde, the rate is 5.80% of the sale price, as in the vast majority of French departments (only a handful still apply the national floor rate of 5.09%). These taxes are distributed between the department (3.80%), the municipal equalisation fund (0.60%) and the additional municipal tax (1.20%). They are fixed and cannot be reduced.
The notary's own fees: a regulated amount
The notary's remuneration (émoluments) is set by government decree and calculated on a degressive scale by price bracket. For a purchase at €280,000, these fees amount to approximately €2,800 including VAT, or roughly 1% of the price. Since 2016, notaries have been permitted to grant a discount of up to 20% on their own fees for transactions above €150,000.
Disbursements: actual administrative costs
Disbursements (débours) are the administrative costs the notary advances on behalf of the buyer: registration with the land registry, mortgage search, cadastral records, surveyor if required, stamp duties and various administrative formalities. They typically range from €500 to €1,500 depending on the complexity of the transaction, and vary very little between notaries as these costs are set by the relevant authorities.
Notary fees on resale vs new-build properties in Bordeaux: what's the difference?
The difference in notary fees between resale and new-build properties is one of the least well-understood aspects of buying in Bordeaux. Yet it is considerable and can weigh heavily when deciding between an existing property and an off-plan development (VEFA).
On new-build (VEFA) properties, transfer taxes are virtually non-existent because the property has never previously changed hands: only 20% VAT is included in the price shown by the developer. Notary fees are therefore limited to the (degressive) notarial fees and disbursements, amounting to 2 to 3% of the VAT-inclusive price. On a new-build flat listed at €380,000, notary fees will not exceed €9,500.
| Property type | Estimated fees | Rate | Area |
|---|---|---|---|
| 1-bed resale flat (€150,000) | ~€11,250 | 7.5 % | City centre / Bacalan |
| 2-bed resale flat (€280,000) | ~€21,000 | 7.5 % | Example: Bacalan / Saint-Michel |
| Resale house (€450,000) | ~€34,200 | 7.6 % | Caudéran / Bordeaux suburbs |
| 1-bed new-build VEFA (€250,000) | ~€6,250 | 2.5 % | New development, Bordeaux Euratlantique |
| 2-bed new-build VEFA (€380,000) | ~€9,500 | 2.5 % | New development, Bastide / Brazza area |
Indicative calculations based on 2026 rates — actual amounts may vary depending on the specifics of the transaction.
The savings on new-builds are real but need to be put in perspective: new-build properties in Bordeaux are often 15 to 25% more expensive per sq m than well-renovated resale equivalents. The decision should therefore take into account the total cost, not just the notary fees. For details on Bordeaux's new-build areas such as Euratlantique or Brazza (Bastide), see our guide on property prices in Bordeaux in 2026.
Can notary fees be negotiated or reduced in Bordeaux?
It's a fair question and the answer is nuanced. On the bulk of the fees — particularly transfer taxes — there is no room for manoeuvre: they are fixed by law and the department. However, two legal levers are worth knowing about as a buyer in Bordeaux.
Tip 1: deduct the value of furniture and fittings from the taxable base
This is the most effective and most overlooked technique. Notary fees are calculated on the price of the property itself, not on the value of any included furniture or fittings. If the seller includes a fitted kitchen, appliances, or fixed installations (air conditioning, motorised shutters, bespoke wardrobes), their value can be deducted from the taxable base, provided they are itemised in a detailed inventory appended to the notarial deed.
A concrete example: for our two-bedroom flat at €280,000 in Bacalan, if the fitted kitchen and integrated appliances are valued at €15,000 in the notarised inventory, transfer taxes and notary fees are calculated on only €265,000. The saving on notary fees is approximately €1,100. This is not negligible, though the inventory must be realistic and properly documented — a reputable notary will refuse inflated valuations.
A furniture inventory is perfectly legal, widely used, and very often forgotten. I routinely suggest it to my buying clients whenever a property is sold furnished or with significant fitted installations. A well-prepared inventory can save several hundred to several thousand euros in notary fees — with no fiscal risk whatsoever, provided the amounts are in line with market values.
Tip 2: request a discount on the notary's own fees
Since the decree of 26 February 2016, notaries may grant a discount of up to 20% on their own regulated fees for any transaction above €150,000. This discount is at their discretion and is not automatic. In practice it represents a saving of €300 to €600 on a standard Bordeaux transaction. It is worth asking explicitly: some notaries will apply it spontaneously to clients who approach them directly.
What cannot be negotiated
Transfer taxes (5.80% in the Gironde), the property security levy (0.10%) and administrative disbursements are strictly regulated and cannot be reduced. Any professional suggesting they can be reduced by other means should be treated with caution.
How to calculate notary fees for a property purchase in Bordeaux
You can calculate your own notary fees using a straightforward formula. The result will be a reliable estimate within ±€500 for the vast majority of resale residential transactions in Bordeaux.
The quick calculation formula
For resale properties: multiplying the sale price by 7.5% gives a highly reliable estimate. For greater precision, apply the following steps in turn:
- Transfer taxes: sale price × 5.80%
- Notary's own fees: calculated by bracket (see official scale) — approximately 1% for transactions between €100,000 and €500,000
- Disbursements: a flat fee of €800 to €1,500 depending on complexity
- Property security levy: sale price × 0.10%
Detailed example: 2-bed flat at €280,000 in Bacalan, Bordeaux
Let's take the purchase of a 62 sq m two-bedroom flat in Bacalan, one of north Bordeaux's most vibrant neighbourhoods, at a price of €280,000:
- Transfer taxes: €280,000 × 5.80% = €16,240
- Notary's own fees: approximately €2,760 incl. VAT (degressive scale)
- Disbursements and formalities: approximately €1,200
- Property security levy: €280,000 × 0.10% = €280
- Total estimated: €20,480, i.e. approximately €21,000
If the seller includes a fitted kitchen (inventoried value: €15,000), the taxable base falls to €265,000 and fees drop to approximately €19,900 — a saving of €1,100.
Online tools
The official calculator on the notaires.fr website provides a quick and reliable estimate. The major property portals' calculators (SeLoger, MeilleursAgents) give broadly consistent results but are less precise on disbursements. No online tool replaces a prior consultation with your notary or property consultant to factor in the specifics of your transaction (furniture included, pre-emption rights, lot divisions, etc.).
What other costs should you budget for in addition to notary fees?
Notary fees are not the only additional costs to factor into your Bordeaux purchase budget. Here is a comprehensive overview of all the items to anticipate so there are no unpleasant surprises when finalising your financing.
Bank and mortgage costs
Your lender will charge several items:
- Mortgage arrangement fee: generally between €500 and €1,500, sometimes negotiable with a good broker.
- Mortgage guarantee costs: a guarantee is compulsory for all French mortgage loans. A surety bond (Crédit Logement, SACCEF) costs approximately 1% of the amount borrowed for a standard profile, part of which is refunded at the end of the loan. A conventional mortgage charge costs more (approximately 1.5%) but may be required for certain buyer profiles.
- Mortgage protection insurance: between 0.10% and 0.40% of the outstanding capital per year depending on the insured profile — this is not a one-off cost but a monthly expense that significantly affects the total cost of credit.
Estate agent or property consultant fees
If your purchase is handled through an estate agent or independent property consultant, fees will be payable. The amount and who bears them (vendor or buyer) must be clearly stated in the mandate and displayed in the listing. With IAD consultants such as James Nisbet, fees are typically 30 to 50% lower than those of traditional Bordeaux agencies, representing a significant saving on higher-value properties.
Note: when agency fees are described as "buyer-paid" (FAI — frais d'agence inclus), they are included in the advertised sale price and form part of the basis for calculating notary fees. When they are "vendor-paid", they are excluded from this base — which can mechanically reduce your notary fees by a few hundred euros.
Works and service charge costs
For Bordeaux apartment buildings, always check the status of the maintenance reserve fund and decisions taken at recent general meetings of owners. Works for façade renovation, roof repairs or regulatory compliance that have been voted on but not yet carried out can generate significant service charge calls in the months following your purchase.
Summary of additional costs for a purchase at €280,000 in Bordeaux
- Notary fees (resale property): ~€21,000
- Mortgage arrangement fee: €500 to €1,500
- Mortgage guarantee (surety bond): ~€2,500 (of which ~€1,000 recoverable)
- Broker fee (if using a broker): €0 to €1,500 depending on the agreement
- Removal costs: €800 to €2,500 depending on distance and volume
- Total estimated additional costs: approximately €25,000 to €29,000
To build a complete purchase budget and accurately assess your borrowing capacity, see our first-time buyer's guide to Bordeaux and do not hesitate to contact James Nisbet for a personalised estimate. Sellers wishing to value their property before listing it should also consult our guide on how to sell your property in Bordeaux.
James Nisbet
IAD Prestige Property Consultant · Bordeaux, Gironde
Based in Bordeaux for over ten years, I work with buyers and sellers across all segments of the Bordeaux market — from buy-to-let investments to prestige properties. I guide every buyer through the construction of their complete budget, notary fees included, to avoid unwelcome surprises and secure each transaction. My commitment: full transparency, local expertise and personalised support from the initial search through to handing over the keys.