Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
If you are a foreigner planning to buy property in Bordeaux, you are probably wondering how much you will actually pay beyond the listing price.
This guide breaks down every cost, tax, and fee you should expect when purchasing residential real estate in Bordeaux in 2026.
We constantly update this blog post to reflect the latest regulations and market conditions in Bordeaux.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bordeaux.
Overall, how much extra should I budget on top of the purchase price in Bordeaux in 2026?
How much are total buyer closing costs in Bordeaux in 2026?
As of early 2026, total buyer closing costs in Bordeaux typically range from 7% to 9% of the purchase price for resale properties (so on a €300,000 apartment, expect roughly €21,000 to €27,000, or about $22,000 to $28,500 USD).
If you keep everything to the bare legal minimum and buy a new-build property, you could pay as little as 2% to 3% in closing costs because VAT is already included in the advertised price and transfer taxes are reduced.
On the high end, if you are buying a resale home and need translation services, independent legal advice, and have complex financing, you should budget up to 10% of the purchase price to avoid surprises.
The main factors that push your costs higher or lower in Bordeaux are whether you buy new-build versus resale, whether you need professional translation, and whether your financing involves additional bank fees or currency conversion costs.
What's the usual total % of fees and taxes over the purchase price in Bordeaux?
For most resale property purchases in Bordeaux, the usual total percentage of fees and taxes is around 7% to 8% of the purchase price.
The realistic range that covers most standard transactions in Bordeaux spans from about 7% at the low end for straightforward resale deals to around 9% when you include all potential extras.
Of that total, the vast majority (roughly 5.8% on a resale) goes to government transfer taxes, while the notary's actual remuneration and other professional fees make up only a small portion.
By the way, you will find much more detailed data in our property pack covering the real estate market in Bordeaux.
What costs are always mandatory when buying in Bordeaux in 2026?
As of early 2026, the mandatory costs when buying property in Bordeaux include the notary fees (which bundle transfer taxes, land registry fees, and the notary's regulated remuneration) and property insurance if you purchase in a co-ownership building.
Optional but highly recommended costs for foreign buyers in Bordeaux include independent legal advice, professional translation or interpreter services for signing, a technical survey for older Bordeaux stone buildings, and currency conversion planning if your funds are not in euros.
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What taxes do I pay when buying a property in Bordeaux in 2026?
What is the property transfer tax rate in Bordeaux in 2026?
As of early 2026, the property transfer tax rate in Bordeaux for resale homes is approximately 5.8% of the purchase price, which is collected by the notary at completion and forms the bulk of your "frais de notaire."
France does not apply any extra transfer taxes or surcharges for foreigners buying residential property in Bordeaux, so non-residents pay the same rate as French citizens.
VAT on residential property purchases in Bordeaux typically applies only to new-build properties (called VEFA), where it is already included in the advertised price rather than added on top.
In France, buyers do not pay a separate "stamp duty" like in some countries; instead, the registration and transfer taxes are paid at completion through the notary's closing statement.
Are there tax exemptions or reduced rates for first-time buyers in Bordeaux?
France does not offer a simple nationwide first-time buyer tax exemption, so buyers in Bordeaux generally pay the same transfer tax rates regardless of whether it is their first purchase.
If you buy property through a company (such as an SCI) in Bordeaux, the purchase transfer taxes still broadly apply, but your ongoing rental income taxation and eventual capital gains treatment may differ significantly.
There is a meaningful tax difference between new-build and resale in Bordeaux: resale properties carry higher transfer taxes (around 7% to 8% total closing costs), while new-builds have reduced acquisition costs (around 2% to 3%) because VAT is embedded in the price.
Since France lacks a formal first-time buyer exemption, there are no specific documentation requirements to qualify for one, but buyers should keep records of their purchase to potentially benefit from holding-period capital gains relief later.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which professional fees will I pay as a buyer in Bordeaux in 2026?
How much does a notary or conveyancing lawyer cost in Bordeaux in 2026?
As of early 2026, the total amount you pay to the notary in Bordeaux is typically 7% to 8% of the purchase price for resale properties, but most of that is actually taxes rather than the notary's fee (around €7,000 to €8,000 per €100,000, or roughly $7,400 to $8,500 USD).
Notary fees in France are charged as a regulated percentage of the property price with limited room for negotiation, not as a flat rate.
Translation or interpreter services for foreign buyers in Bordeaux typically cost between €250 and €900 (roughly $265 to $950 USD or €250 to €900 EUR), depending on whether you need written translation only or a sworn interpreter present at signing.
A tax advisor is not mandatory but is recommended for non-residents planning to rent out their Bordeaux property, and a one-off consultation typically costs €300 to €1,200 (roughly $320 to $1,270 USD).
We have a whole part dedicated to these topics in our our real estate pack about Bordeaux.
What's the typical real estate agent fee in Bordeaux in 2026?
As of early 2026, the typical real estate agent fee in Bordeaux ranges from 3% to 7% of the purchase price including VAT (so on a €300,000 property, that is €9,000 to €21,000, or roughly $9,500 to $22,200 USD).
In Bordeaux, the seller most commonly pays the agent fee, though buyer-paid arrangements exist and must be clearly disclosed in the listing as "charge acquéreur" or "charge vendeur."
The realistic range for agent fees in Bordeaux spans from about 3% for higher-priced properties to 7% for lower-priced ones, with most transactions falling somewhere in between around 4% to 5%.
How much do legal checks cost (title, liens, permits) in Bordeaux?
In Bordeaux, many legal checks including title verification and liens are embedded in the notary process at no extra cost, but if you add independent legal counsel for complex situations, budget €0 to €2,000 (roughly $0 to $2,100 USD).
A property valuation fee, typically required if you finance through a French bank, costs around €200 to €600 in Bordeaux (roughly $210 to $635 USD).
The most critical legal check you should never skip in Bordeaux is reviewing the co-ownership (copropriété) meeting minutes and outstanding charges, as these reveal any major works votes or disputes that could cost you thousands later.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Bordeaux.
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What hidden or surprise costs should I watch for in Bordeaux right now?
What are the most common unexpected fees buyers discover in Bordeaux?
The most common unexpected fees buyers discover in Bordeaux include co-ownership (copropriété) charges that can be substantial, special works assessments voted by the building, currency conversion costs if your funds are not in euros, and bank-related costs like arrangement fees and borrower insurance.
In Bordeaux, unpaid property taxes generally attach to the owner as of the relevant dates rather than passing to the buyer, but you should ask your notary to confirm the taxe foncière status and check for any co-ownership arrears before signing.
Scams with fake listings do occur in France, but the simplest way to protect yourself in Bordeaux is to verify recent sale prices for the address using the official DVF database of completed transactions.
Fees that sellers or agents in Bordeaux often do not disclose upfront include upcoming co-ownership special works calls, the exact breakdown of copropriété charges, and bank guarantee or borrower insurance costs if you are financing.
In our property pack covering the property buying process in Bordeaux, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Bordeaux?
If you buy a property with a tenant in Bordeaux, there are no direct extra fees at purchase, but you inherit the existing lease terms and must honor the tenant's rights, which can limit when you can occupy or renovate.
When purchasing a tenanted property in Bordeaux, you legally inherit all obligations under the existing lease, including the rent amount (which must comply with Bordeaux's rent caps for new or renewed leases) and the notice periods required for any changes.
Terminating an existing lease immediately after purchase is generally not possible in Bordeaux because French law strongly protects tenants, and you can typically only decline to renew at the end of a lease term with proper legal justification.
A sitting tenant in Bordeaux often reduces the property's market value by 10% to 20% because investors factor in the reduced flexibility, but this can also create a negotiating opportunity if you plan to keep it as a rental.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Bordeaux.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Bordeaux?
Which closing costs are negotiable in Bordeaux right now?
The closing costs that are negotiable in Bordeaux include the purchase price itself (the most impactful lever), the real estate agency fee structure, and sometimes the allocation of co-ownership charges between seller and buyer in the contract.
Transfer taxes and most notary disbursements in Bordeaux are fixed by law and cannot be negotiated, though the notary's own remuneration can occasionally be discounted within regulated limits.
On negotiable fees like agency commissions, buyers in Bordeaux can sometimes achieve a small reduction, but the most effective negotiation strategy is simply to negotiate a lower purchase price, which automatically reduces your transfer taxes too.
Can I ask the seller to cover some closing costs in Bordeaux?
In Bordeaux, sellers occasionally agree to cover some costs, but the most common mechanism is simply negotiating a lower net price or ensuring the seller pays the agency fees rather than directly covering your notary costs.
The specific closing costs sellers in Bordeaux are most commonly willing to absorb include the real estate agency commission (when structured as seller-paid) and occasionally reimbursement for recent co-ownership special works they have already paid.
Sellers in Bordeaux are more likely to accept covering some costs when the property has been on the market for a long time, when there are visible defects, or when comparable properties nearby have recently sold below asking price.
Is price bargaining common in Bordeaux in 2026?
As of early 2026, price bargaining is common in Bordeaux and buyers should expect negotiation to be part of the process, especially when asking prices exceed what recent completed sales in the area support.
Buyers in Bordeaux typically negotiate 4% to 8% below the asking price, which on a €300,000 property means a discount of €12,000 to €24,000 (roughly $12,700 to $25,400 USD), though prime areas like Quinconces or Chartrons resist heavy discounts while neighborhoods like Caudéran or Saint-Michel offer more room.
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What monthly, quarterly or annual costs will I pay as an owner in Bordeaux?
What's the realistic monthly owner budget in Bordeaux right now?
A realistic monthly owner budget in Bordeaux (excluding mortgage payments) ranges from about €250 to €550 per month for an apartment or €180 to €450 per month for a house (roughly $265 to $580 USD or $190 to $475 USD respectively), plus an annual property tax budget.
The main recurring expense categories in Bordeaux are co-ownership charges (for apartments), home insurance, utilities like electricity, gas, water, and internet, plus a maintenance reserve for houses.
The low-to-high monthly range depends heavily on property type: a small apartment in a well-managed Bordeaux building might cost €250 per month in charges and utilities, while a larger house with garden maintenance could reach €450 per month before taxes.
In Bordeaux, the cost that varies most is co-ownership charges, because buildings with elevators, pools, gardens, or upcoming major works can have charges two to three times higher than simpler buildings.
You can see how this budget affect your gross and rental yields in Bordeaux here.
What is the annual property tax amount in Bordeaux in 2026?
As of early 2026, the annual property tax (taxe foncière) in Bordeaux typically ranges from about €900 to €1,600 per year for apartments and €1,800 to €3,500 per year for houses (roughly $950 to $1,700 USD and $1,900 to $3,700 USD respectively).
The realistic low-to-high range for annual property taxes in Bordeaux depends on your property's cadastral rental value and size, with smaller apartments at the low end and larger family houses at the high end.
Property tax in France is calculated based on the cadastral rental value of the property (a theoretical rental value set by tax authorities), multiplied by local tax rates voted by the municipality and department.
Some exemptions or reductions may apply for certain property owners in France, such as temporary exemptions for new construction or energy-efficient renovations, but Bordeaux does not offer special owner-occupier discounts on taxe foncière.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
If I rent it out, what extra taxes and fees apply in Bordeaux in 2026?
What tax rate applies to rental income in Bordeaux in 2026?
As of early 2026, rental income from Bordeaux property is taxed under French income tax rules, with non-residents typically facing a minimum rate of 20% (or 30% above certain thresholds) plus social levies that can apply to French-source property income.
Landlords in Bordeaux can deduct expenses from rental income if they opt for the "régime réel" (actual expenses regime), which allows deductions for mortgage interest, repairs, management fees, insurance, and property taxes.
After allowable deductions, the effective tax rate for typical Bordeaux landlords varies widely but often lands between 15% and 35% depending on your income level, residency status, and whether you choose the simplified micro regime or real expenses regime.
Foreign property owners in Bordeaux do not pay a different headline rental income tax rate, but they are subject to French taxation on their French rental income and may face social levies that French residents can sometimes avoid or reduce.
Do I pay tax on short-term rentals in Bordeaux in 2026?
As of early 2026, short-term rental income in Bordeaux is taxable under French rules for furnished tourist rentals, and the city actively regulates short-term letting with strict registration requirements and rent controls.
Short-term rental income in Bordeaux can be taxed differently than long-term income because it falls under the "BIC" (business income) category with its own micro or real expense regimes, and recent rule changes from 2025 have tightened the generous allowances that previously applied to tourist lettings.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Bordeaux.
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If I sell later, what taxes and fees will I pay in Bordeaux in 2026?
What's the total cost of selling as a % of price in Bordeaux in 2026?
As of early 2026, the total cost of selling a property in Bordeaux typically ranges from about 3% to 7% of the sale price, with the exact amount depending mainly on whether you use an agent and how large any capital gains tax liability is.
The realistic range for total selling costs in Bordeaux spans from around 3% if you sell privately with minimal gain to about 7% or more if you pay full agency commission and owe capital gains tax.
The specific cost categories that make up the total include real estate agent commission (the biggest variable), notary fees on the sale (much smaller than the buyer's side), diagnostics updates, and any capital gains tax owed.
In Bordeaux, the single largest contributor to selling expenses is usually the real estate agent commission, which commonly runs 3% to 5% of the sale price including VAT.
What capital gains tax applies when selling in Bordeaux in 2026?
As of early 2026, capital gains tax when selling property in Bordeaux is 19% income tax on the gain, plus social levies (the rate varies by residency but is often around 7.5% for EU residents or 17.2% for others), unless you qualify for exemptions.
The main exemption to capital gains tax in France is the primary residence exemption, and for investment properties, there is a holding-period relief where the taxable gain gradually reduces until full exemption after 22 years for income tax and 30 years for social levies.
Foreigners selling property in Bordeaux do not pay extra taxes or a higher rate, but non-residents face specific filing requirements and may be subject to social levies that residents with certain healthcare coverage can avoid.
Capital gain in France is calculated as the sale price minus the original purchase price (including notary fees paid at acquisition), with potential adjustments for documented improvements and a flat 15% works allowance after five years of ownership.
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bordeaux, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| French Tax Authority (DGFiP) | Official source for all French property taxation. | We used it to confirm transfer tax rates and non-resident rules. We also anchored our local tax estimates on their statistics. |
| French Ministry of Economy (Bercy) | Government's practical explainer for buyers. | We used it to define what notary fees actually include. We relied on it to support our percentage ranges for closing costs. |
| Notaires de France | Official notaries' information site. | We used it to explain reduced fees on new-builds. We confirmed the resale versus VEFA cost structure differences. |
| Légifrance | Official publication platform for French law. | We used it to verify that notary fees are regulated. We confirmed which parts can be discounted and which cannot. |
| BOFiP (DGFiP Doctrine) | Tax administration's official interpretive guidance. | We used it for non-resident capital gains rules. We grounded the sale-tax section in primary doctrine. |
| ANIL | National housing information network. | We used it to explain co-ownership charges. We built realistic monthly owner budgets using their guidance. |
| Justice.fr | French government's official legal information portal. | We used it to explain who pays co-ownership charges during sales. We turned this into a checklist item for buyers. |
| Etalab DVF (Government Open Data) | Official database of completed property transactions. | We used it as the anti-scam verification tool. We supported negotiation ranges by comparing asks to actual sales. |
| City of Bordeaux | Official city page for local regulations. | We used it to flag Bordeaux's rent caps for landlords. We explained how this affects rental yield expectations. |
| Le Monde | Respected French newspaper with market analysis. | We used it to understand Bordeaux's current price dynamics. We validated negotiation patterns across different neighborhoods. |
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