Notary fees hit hard, but not everywhere. When it comes to a real estate sale, they never apply to furniture: tables, appliances, curtains, and other furniture are exempt from this deduction, which only targets real estate. Despite this, many buyers miss out on this opportunity to reduce the bill, simply due to ignorance or habit.
However, the law allows for the extraction of everything that pertains to furniture from the sale price. Fitted kitchens, movable cabinets, built-in storage: the rule exists, clearly defined, but remains underutilized. As a result, substantial savings slip away from many buyers who, lacking information or support, end up paying more than necessary.
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Notary fees: decoding a often underestimated expense
When buying a property, the line item “notary fees” appears as an unexpected addition. It makes one grimace, as it adds to the displayed transaction amount without any possibility of negotiation. But what are we really talking about? Under the somewhat catch-all term of notary fees, three realities are hidden: the fiscal part (transfer duties, paid to the state and local authorities), the fees and expenses (payment for procedures, land registry, formalities), and the notary’s remuneration itself. There is often confusion surrounding this addition, as the titles overlap.
In the old property market, this charge quickly rises: 7 to 8% of the sale price. In the new market, the rate drops to 2 or 3%. Naturally, this deduction weighs on purchasing power, limits negotiation margins, and sometimes forces a reevaluation of strategy: every euro saved on this item can, instead, finance a project, equipment, or maintenance of the property.
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To reduce notary fees, one rule applies: firmly differentiate what pertains to the real estate from what belongs to the furniture. The tax administration validates this principle, provided it is documented and justified. The informed buyer therefore scrutinizes the list of furniture, from the fitted kitchen to the appliances, to isolate the elements that will escape taxation. This approach, perfectly legal, then becomes a real lever for optimizing and controlling the overall cost of the real estate purchase.
However, be careful not to give in to the temptation to inflate amounts or invent furniture: everything must be justifiable and actually present in the property. Transparency and rigor protect both buyer and seller, while allowing for a tangible reduction in notary fees, in compliance with the rules set by the administration.
Deducting furniture from the sale price: how does it work in practice?
The possibility of deducting furniture is based on a simple principle: only fiscal rights apply to the “real estate” part of the transaction. The furniture, on the other hand, is not subject to this taxation. Subtracting their value from the total price thus allows for a reduction in the taxable base on which the calculation of notary fees is made.
To benefit from this, one must proceed methodically. It all starts with a detailed inventory: fitted kitchen, oven, dishwasher, removable cabinets, light fixtures, curtains, terrace furniture… Each item must be listed, and its value assessed realistically. This count, whether backed by an invoice, a quote, or even a serious estimate, must be clearly stated in the sales agreement and then in the authentic deed. One never retains the new purchase value, but rather the value in use, corresponding to the current state of the property.
In practice, the tax administration often accepts a deduction for furniture ranging from 2 to 5% of the total sale price. For a property sold at €300,000, this is a base that can be reduced by €6,000 to €15,000, which is not insignificant considering the final amount of notary fees.
It remains imperative to keep control of all supporting documents: estimates, exchanges, lists, proof of purchase if possible. This approach, when conducted seriously and without exaggeration, fully fits within the legal framework and allows for a transparent optimization of the acquisition cost.
Examples, tips, and mistakes to avoid to lighten the bill during your real estate purchase
Concrete example: the impact on the calculation of notary fees
Let’s imagine an apartment sold for €250,000. The seller leaves behind a fitted kitchen, a refrigerator, removable cabinets, and the living room table. The total value of the furniture is assessed at €7,000, an amount that appears in the sales agreement and the final deed. In the end, the notary fees will only apply to €243,000, and the savings achieved will be nearly €650. This boost gives the buyer’s budget a little breathing room.
Some tips to optimize the deduction
For the deduction to be accepted and effective, here are the points to watch:
- Carefully keep invoices or receipts for each piece of furniture: the administration can request to verify the reality of the amounts declared at any time.
- Assess each item as accurately as possible: there is no need to overestimate; the value should reflect the condition of use and not the new price.
- Include the complete list in all official documents: each piece of furniture or equipment to be deducted must be clearly mentioned in the agreement and the deed.
Common mistakes to avoid
Some pitfalls await rushed or misinformed buyers. Here are the most common:
- Overestimating the furniture in the hope of maximizing savings: the tax authorities are vigilant and can penalize any exaggeration with a reassessment, or even hefty fines.
- Forgetting to include the list of furniture in the official documents: without this mention, the deduction will not be taken into account.
- Neglecting supporting documents: in case of an audit, the absence of proof blocks the deduction.
When employed methodically and honestly, this strategy can truly lighten the bill while remaining perfectly within administrative guidelines. In short, a few well-filled forms and a touch of vigilance are sometimes enough to save what others let slip away for not having dared to ask.