How much does a luxury property finder cost in France?

Property finder fees in France are usually a buyer's first question, and often the least understood. Percentage, flat fee, upfront retainer, negotiation bonus: models vary from one firm to another, and a single number says nothing about the service behind it. This guide sets out market practice in France, what the fee actually covers and how it is treated for tax purposes, particularly for international buyers used to other systems.

Property finder fees in France: current market practice

There is no regulated scale. Each professional sets their own fee, which must appear in the search mandate signed with the buyer. The figures below come from fee schedules published by Paris search firms. They are commercial orders of magnitude, not official statistics.

A percentage of the purchase price

This is the most common model. Published ranges generally run from 1% to 5% of the purchase price, and most often from 2% to 5% including VAT in Paris. Established firms typically sit between 2% and 3% including VAT. The percentage tends to fall as the price of the home rises.

A flat fee

Some property finders charge a fixed amount agreed when the mandate is signed. In the mainstream residential market, flat fees are advertised from around €8,000 including VAT. In the prime segment, a flat amount is mostly used as a minimum alongside a percentage, so that the fee still reflects the work involved if the final price is lower than expected.

Hybrid models and negotiation bonuses

Other firms combine a fixed part and a variable part, or add a bonus calculated on the saving achieved against the asking price. This may sound virtuous, but it can encourage targeting homes advertised above their value. Always ask how the saving is measured.

Upfront retainers: why France is different

In the UK and other English-speaking markets, buying agents often charge a registration fee or retainer on signing, followed by a success fee on completion. France works differently. Article 6 of the Hoguet Act of 2 January 1970 forbids a licensed property professional from receiving any payment before the transaction is actually concluded. A request for a deposit when you sign the mandate should therefore raise a red flag.

What the fee should actually cover

Two mandates showing the same rate can cover very different services. A full luxury property search in France should normally include:

1. Defining the brief: neighbourhoods, size, total budget, timetable, ownership structure.
2. Searching the whole market, listed and off-market: agencies, notaries, wealth managers, direct approaches.
3. Preliminary viewings with detailed reports, photos or video for buyers based abroad.
4. Price analysis against comparable sales (Paris notaries' data, the public DVF database).
5. Document review: co-ownership meeting minutes, building rules, surveys, works already voted.
6. Negotiation of the price and the terms of the preliminary contract.
7. Coordination with the notary, bank, lawyer or tax adviser through to completion.

Some services are often billed separately or handled by third parties: an architect's estimate for works, an in-depth technical survey, legal or tax advice, rental management. Ask for the list in writing.

Buyer's agent fees vs agency fees: two different logics

Comparing them only makes sense once you know who pays what.

For agency fees, scales displayed by the large French networks commonly range from about 4% to 8% including VAT according to Capifrance, and a study by the iad network found an average of around 5.4% including VAT on a €450,000 Paris apartment. On high-value homes, these rates usually slide down and are open to negotiation.

Using a property finder does not remove the seller's agency fee, which stays built into the price. The useful question is whether being represented helps you buy better, choose better and avoid a costly mistake. For a fuller comparison of the two roles, read our guide to a buyer's agent vs a luxury estate agency in Paris.

Our fees at Acropolis Real Estate

Our fees start from 2% of the purchase price (VAT included), with a minimum flat fee quoted on request depending on the type of assignment (residence, offices, hotel) and the country. They are set out in the search mandate and become payable on signature of the deed of sale, in line with the Hoguet Act.

We act solely for buyers: we hold no sales mandates, so we are never on both sides of the same transaction. Our approach to a luxury property search in Paris is set out on our dedicated page, and our professional details are available in our regulatory disclosures.

Tax treatment: the essentials

The points below are general guidance. Have your situation confirmed by your notary or tax adviser.

VAT and transfer duties

Fees quoted including VAT carry French VAT at the standard rate of 20%. When the buyer pays them under their own search mandate, they come on top of the price but are not part of the base for transfer duties: the "notary fees" are calculated on the price of the property. The same principle applies to agency fees expressly payable by the buyer and shown separately in the deed; if they are payable by the seller and included in the price, they are taxed with it.

As a benchmark, purchase costs on resale property in Paris amount to roughly 7% to 8% of the price. Since 1 April 2025, Paris has applied the departmental rate raised to 5%, except for first-time buyers purchasing their main home.

On resale: capital gains

For individuals, the taxable gain is calculated by adding acquisition costs to the purchase price: either a flat 7.5% of the price or the actual, documented costs. The French tax guidance (BOFiP, BOI-RFPI-PVI-20-10-20-20) requires evidence for actual costs. Keep the mandate and the property finder's invoice, and ask the notary whether they can be taken into account.

Buying through a company or as a non-resident

When buying through a company (a French property company taxed at corporate rate, or a foreign entity), acquisition costs may be capitalised into the cost of the asset or expensed, depending on accounting choices. A non-resident buyer must also consider the rules of their country of residence and any tax treaty. Our guide to buying property in Luxembourg as a non-resident looks at similar questions in another market.

How to read a search mandate

Before signing, check:

• whether the rate is stated excluding or including VAT, and on what base (net seller price, or price including agency fees);
• the amount of any minimum fee and when it applies;
• the duration of the mandate, any exclusivity and the termination terms;
• what is owed if you buy a home introduced by the agent after the mandate ends;
• the written list of included services and of those billed separately;
• the professional licence number, financial guarantee and insurance.

To see what your budget buys by area, read our guide to Paris prime real estate by neighbourhood. For a quote tailored to your plans, get in touch with our team or call +33 7 68 39 96 13.