The Buying Guide · Cost
Cost of buying a Paris apartment, fully itemized
Before you decide whether to buy in Paris, you need to know what the total purchase actually costs. The asking price you see on a listing is roughly 90 to 93 percent of what will leave your bank account at closing, depending on the property's age, your financing structure, and the services you use. The remaining 7 to 10 percent is a stack of taxes, fees, and professional costs that French custom presents as routine and that Americans, accustomed to a different system, often discover too late. This page itemizes every line, with the actual percentages we see in 2026, so that you can model your total cost before making an offer.
What is included in the displayed price
The asking price (prix de vente net vendeur, often shortened to NV) is what the seller receives, before any fees on the buyer's side. This is the figure you negotiate against. In the United States, it is roughly equivalent to the contract price before closing costs.
In our 1,200+ recent transactions, we negotiate an average of 6% below the asking price on behalf of our clients. Your effective purchase price will typically be lower than the headline number.
Notaire fees and transfer taxes (the largest single line)
In France, the buyer pays the frais de notaire, which is largely a misnomer. Roughly 85% of what is called "notaire fees" is in fact transfer tax paid to the French state, not professional fees retained by the notaire. The total amount depends on the age of the property:
For older properties (sold by a private seller, which is the standard case in Paris): 7 to 8% of the purchase price. On a €1,500,000 apartment, expect roughly €112,500 in total frais de notaire.
For new construction (sold by a developer, vente en l'état futur d'achèvement or VEFA): 2 to 3% of the purchase price, because the transfer tax is partially replaced by VAT already included in the developer's price.
The notaire's actual professional fee inside the frais de notaire is regulated by the French state and represents only about 1% of the purchase price. This is not negotiable; it is set by decree.
Our service fee
Our fee for The Paris Acquisition is 2.5% of the purchase price, with a €10,000 minimum, paid at closing. The fee covers the complete service: property search, off-market access, negotiation, coordination with the notaire, technical inspection review, French bank account setup, wire coordination, mortgage facilitation if applicable, and post-closing support.
The fee is success-based: we are paid only when you sign the acte authentique at the notaire's office. No upfront fees, no retainer, no charges if we do not find you a property within the agreed timeframe.
On the same €1,500,000 apartment, our fee is €37,500.
Mortgage costs, if you finance the purchase
French banks lend to American non-resident buyers at 60 to 70% loan-to-value, typically over 15 to 25 years. If you finance, expect three categories of additional costs:
- Mortgage broker fee, if you use one: 1% of the loan amount, capped around €5,000 to €8,000 for premium brokers who specialize in non-resident files. This is well worth paying. Non-resident files are heavy, and a specialized broker shortens the timeline by months.
- Bank application fee, charged by the lender: typically €1,500 to €3,000, regardless of loan size.
- Mortgage registration tax, also part of the frais de notaire when financing: approximately 1.5% of the loan amount.
- Mortgage insurance, required by French banks: approximately 0.20 to 0.35% per year of the original loan amount, paid monthly. For a non-smoking 50-year-old American borrowing €1,000,000, expect roughly €200 to €290 per month.
Currency conversion costs (often overlooked)
Wiring 1.5 million dollars from a US bank to a French notaire's compte séquestre via standard SWIFT costs roughly 1 to 3% in hidden margins, depending on your US bank. On a 1.5 million dollar transfer, that is between $15,000 and $45,000 of pure spread retained by the banks.
Currency specialists (Wise Business, Convera, Moneycorp, OFX) reduce that spread to typically 0.3 to 0.6%, saving most of that money. We coordinate the transfer with one of these services on your behalf as part of The Paris Acquisition. Expected savings on the same transfer: $10,000 to $35,000.
Ongoing ownership costs
Once you own the apartment, plan for the following recurring costs:
- Taxe foncière (property tax, paid annually to the French state): approximately €15 to €25 per square meter in central Paris arrondissements, so €1,500 to €2,500 per year on a 100 sqm apartment.
- Taxe d'habitation sur les résidences secondaires (occupancy tax for second homes, applies if the apartment is not your primary residence): an additional €1,000 to €4,000 per year in Paris, depending on the arrondissement and the apartment's rental value. Paris applies a 60% surcharge on second-home occupancy tax in 2026.
- Building charges (charges de copropriété): typically €30 to €70 per square meter per year, depending on the building's services (concierge, elevator, common area maintenance). On a 100 sqm apartment, expect €3,000 to €7,000 per year.
- Building insurance: approximately €300 to €600 per year.
- Income tax on rental income, if you rent the property: 20% flat rate on rental income up to €28,000 per year, then 30% above that threshold, for non-residents. The same income is reported on your US tax return with a foreign tax credit for French taxes already paid.
A complete example: €1,500,000 apartment, cash purchase
- Listed at: €1,500,000
- Negotiated price (average 6% reduction): €1,410,000
- Frais de notaire (7.5%): €105,750
- My Paris Address fee (2.5%): €35,250
- Currency conversion savings vs. SWIFT (approx.): -$20,000
Total acquisition cost from US bank account: approximately $1,675,000 to $1,750,000 depending on the exchange rate at transfer date.
For a financed purchase, add roughly 1.5 to 2% of the loan amount in additional fees over the cash scenario.