Do you dream of buying a property, but fear unpleasant financial surprises? You’re right: the gap between the advertised purchase price and the actual total cost can be considerable. In 2026, with regulatory changes and the increase in transfer duties in certain départements, it’s more crucial than ever to anticipate all the expenses associated with your purchase to avoid disillusionment.

Whether you opt for an old or new home, whether you’re a first-time buyer or an investor, your expenses are not limited to the price of the property. Notary fees, bank documents, agency fees, building work, loan insurance… Each item has an impact on your budget. Without an accurate estimate, you run the risk of running out of cash when it’s time to sign the deed of sale.

At La Crèmerie Immobilier, we understand that buying a property is a major decision, both financially and emotionally. That’s why we’re with you every step of the way, clearly explaining all the costs involved, so you can budget your project with complete peace of mind.

In this article, we take a look at all the hidden and compulsory costs associated with buying real estate, with :
– Updated figures for 2026
– Tips on how to optimize your expenses
– Tools to calculate your projected budget

Whether you’re buying a house, an apartment or a plot of land, you’ll know exactly where your money is going – and how to avoid financial pitfalls.

Key points to remember in this article

To cut to the chase, here are 6 key points to remember about the costs involved in buying a property:

✅ 1. Notary fees account for 7.5 to 8.5% of the price of an old property (compared with 2.5 to 3.5% for a new property). In 2025, some départements are increasing transfer duties by 0.5%, which will add to the bill.

✅ 2. Credit-related expenses (file, guarantee, insurance) can represent 1 to 3% of the amount borrowed.

✅ 3. Agency fees (3 to 8% of the price) are sometimes deductible from transfer duties, thus lightening the final bill.

✅ 4. Costs that are often overlooked (moving, building work, property tax, subscriptions) can amount to several thousand euros.

✅ 5. First-time buyers sometimes benefit from advantageous rates on transfer duties (e.g. 5.80% instead of 6.31%).

✅ 6. To avoid unpleasant surprises, use an official simulator and draw up a complete budget before signing.

(Now let’s get down to the details of each expense item!)

1. Notary fees: the biggest (and often underestimated) cost item

When it comes to assessing the real cost of buying a property, transfer duties (formerly known as “frais de notaire”) are at the top of the list of compulsory expenses. At La Crèmerie Immobilier, we find that many buyers underestimate this item, which can represent up to 8.5% of the price in older properties.

For existing properties: 7.5 to 8.5% of price (increase confirmed in 2026)

In 2025, onerous transfer duties (DMTO) – the main tax included in notary fees – can reach up to 5% in some départements (compared to 4.5% previously). Result:

• For a €200,000 property, expect to pay €15,000 to €17,000 in notary fees (instead of the previous €14,000).
• For a property costing €500,000, the bill can exceed €40,000.

Why is there such a difference between old and new?

For older homes, notaire’s fees include:
✔ 80% tax (DMTO, taxe de publicité foncière, contribution de sécurité immobilière)
✔ 18% notaire’s remuneration (emoluments proportionnels)
✔ 2% disbursements (fees advanced for cadastre, copies, etc.)

💡 Our expert advice :

• Some départements apply a reduced rate for first-time buyers (e.g. 5.80% instead of 6.31%).
• If you buy through an agency, its fees (generally payable by the vendor, except in special cases such as estate agents) can, in some cases, be deducted from the DMTO base, reducing the bill slightly.
• Negotiate a share of the costs: Some sellers are willing to take on a share of the costs (we can help you propose this strategically).

In new-build: only 2.5 to 3.5% of the price

Notary fees for new-build properties are much lower because :

• No DMTO (or very low, as the developer has already paid part of it).
• Only the notary’s fees and disbursements apply.

Example:

• For a new apartment at €300,000, expect to pay €7,500 to €10,500 in notary fees (compared with €22,500 to €25,500 for an older property).

How to calculate notary costs accurately?

To avoid unpleasant surprises, use an official simulator:

• immobilier.notaires.fr (French notaries’ tools)
• Paris Notaries’ Chamber simulator

Our support at La Crèmerie Immobilier :

• We provide you with a precise estimate as soon as you visit the property.
• We explain each expense line so you understand where your money is going.
• We’ll help you make the most of your investment (possible deductions, local grants, etc.).

2. Mortgage-related expenses: don’t neglect them!

If you finance your purchase via a mortgage, a number of bank charges add to the bill. At La Crèmerie Immobilier, we can help you identify and optimize them, so that your financing remains controlled and competitive.

1. Bank handling fee (€200 to €1,000)

Most banks charge a processing fee to review your loan application. The amount varies from one bank to another:

• Online banking: €200 to €500
• Traditional banks: €500 to €1,000

💡 O uradvice:

• Compare offers: Some banks waive these fees to attract customers (especially during promotional periods).
• Negotiate: If you have a good profile (permanent employment contract, solid capital contribution, clean banking history), you can apply for an exemption.

2. Guarantee fee (1-2% of amount borrowed)

To secure the loan, the bank requires a guarantee:

• Mortgage (1 to 1.5% of amount + release fees)
• Privilège de Prêteur de Deniers (PPD) (less expensive than a mortgage)
• Deposit (Crédit Logement, etc.) (0.5 to 1%)

Example: For a €250,000 loan, guarantee fees could cost between €2,500 and €5,000.

Our recommendation:

• If possible, opt for a deposit (cheaper and simpler).
• Avoid mortgages unless the bank requires them.
• Don’t forget release: If you sell before the end of the loan term, the mortgage will incur additional costs (0.5 to 1% of the outstanding principal).

3. Loan insurance (0.2% to 0.6% of capital borrowed per year)

Insurance is compulsory for a mortgage. The cost depends on your age, health and loan term.

• For €250,000 over 20 years, allow €500 to €1,500/year.

Possible savings: Since the Lemoine law (2022), you can cancel your insurance every year to choose a cheaper one.

3. Real estate agency fees: 3 to 8% of the price

If you buy or sell a property through a real estate agent, their fees are added to the overall cost of the transaction. In 2026, fees generally vary between 3% and 8% of the sale price, depending on the type of mandate and services offered:

• Simple mandate: 3 to 5% of the price
• Exclusive mandate: 5% to 8%.

💡 Good to know:

• They are deductible from transfer duties (DMTO), which slightly reduces notary fees.

Example: For a property at €300,000 with 5% agency fees:

• Cost of fees = €15,000
• DMTO savings = ~€750 (because 5% of €300,000 is removed from the tax base).

At La Crèmerie Immobilier: 6.5% maximum, for premium accompaniment

Unlike some agencies with variable rates, La Crèmerie Immobilier applies a maximum rate of 6.5%, regardless of the type of mandate. This choice reflects our commitment to :

– A top-of-the-range service: precise estimates, professional marketing (HD photos, virtual tours, targeted distribution), and personalized support right up to closing.
– Total transparency: our fees are clearly displayed from the first contact and detailed in the mandate.

💡 Good to know:

At La Crèmerie Immobilier, fees are payable by the seller in 99% of cases (with some exceptions, such as property brokerage, where fees may be payable by the buyer – we indicate this in the listing).

4. Ancillary costs: the ones we forget (but that hurt!)

In addition to notary, credit and agency fees, there are other expenses to consider. Here’s a checklist of ancillary costs not to forget:

Expense item	Estimated cost	When is it due?
The move	500 à 3 000 €	After purchase
Work (renovation, upgrading)	Variable (€1,000/m2 and €2,500/m2)	Depending on the condition of the property
Condominium fees (if apartment)	1,000 to €5,000/year	As soon as you take possession
Property tax (proportional)	Variable	To be paid pro rata to the former owner upon signing the deed, and annually thereafter.
Subscriptions (water, electricity, gas, internet)	200 à 500 €	As soon as you move in
Brokerage fees (if loan via broker)	500 à 2 000 €	Before signing the loan

Tip: Allow at least 5-10% of the property price for these ancillary costs, especially if work is required.

5. How do you anticipate all these expenses?

Here’s a 3-step method for budgeting without surprises:

Step 1: Estimate the total cost with a summary table

Expense item	of price	Example for €300,000
Property price	100 %	300 000 €
Notary fees (old)	8 %	24 000 €
Agency fees (5%)	5 %	15 000 €
Credit charges (1%)	1 %	3 000 €
Construction & moving	5 %	15 000 €
Total estimated cost	119 %	357 000 €

Step 2: Use online simulators

• Notary fees → immobilier.notaires.fr
• Cost of credit → MeilleurTaux, Cafpi
• Property tax → impots.gouv.fr

Step 3: Build up security savings

Set aside 10% of the total budget for :

• Unforeseen events (work delays, rate hikes)
• First months’ charges (condominium, property tax)

Buy with peace of mind by anticipating all costs

Buying a property is an exciting but complex project, and the costs involved can quickly add up. Between notary fees (set to rise slightly in 2025), credit costs, agency fees and ancillary expenses, an inaccurate estimate can jeopardize your budget.

At La Crèmerie Immobilier, we know that every detail counts. Our mission? To support you at every stage of your project, with complete transparency, so that you understand every item of expenditure and your rights as a buyer are fully protected.

For a stress-free purchase, we help you :

• Evaluate your budget precisely (notary fees, credit, work, etc.).
• Negotiate the best conditions (price, agency fees, loan rate)
• Anticipate hidden costs to avoid unpleasant surprises
• Secure your transaction with rigorous legal and administrative monitoring

Ready to bring your real estate project to fruition with complete peace of mind?
Contact us now for a personalized survey and find the property that’s right for you, with no nasty surprises!

Leave us your property search request on our contact form or call us on 09 87 42 77 90.

Your trusted partner for a successful real estate purchase.

FAQ : Your questions about property purchase costs