Notary fees, PTZ, Pinel, capital gains…what changes for real estate in 2025
In search of savings and tax revenue, the government is attacking real estate and is planning several measures which will inevitably have an impact on buyers and sellers. Notary fees will increase, and there is talk of affecting capital gains taxation and the LMNP regime. At the same time, PTZ will become more accessible, while Pinel will disappear permanently. Increase in notary fees in 2025 Already heavily affected by taxes of all kinds, real estate will once again suffer the wrath of the tax administration. To compensate for the drastic losses in revenue faced by the departments since the fall in real estate transactions, the government plans to increase transfer taxes for valuable consideration (DMTO), commonly known as notary fees, by 0.5 points. These fees are the highest in Europe and represent between 7% and 8% of the sale price of an old property, or around 4 times more than in the United Kingdom or the Netherlands. The increase of 0.5 points will increase the DMTO from €500 to €1000 for the purchase of a property worth €200,000 depending on the location. While interest rates on real estate loans have been falling steadily since the start of the year, the announcement of an increase in notary fees risks compromising the timid recovery of the market. There are tips for reducing notary fees: Buy new properties because the rate is reduced (between 2% and 3% of the price of the property). Negotiate the fee part: the notary can grant you a discount of up to 20%. Pay agency fees separately: it is possible to exclude agency fees from the sale price; To do this, you must sign a mandate with agency fees payable by the buyer. Remove the amount of equipment from the sale price: you have the right to request the dissociation of the sale price and movable property (kitchen, bathroom, household appliances, etc.), within the limit of 5% of the value of the property . Important: first-time buyers and people buying a new property, whether they are first-time or second-time buyers, will be exempt from the increase in notary fees in 2025. Change in the taxation of real estate capital gains Capital gains on the main residence Until now, any capital gain on the sale of the main residence is completely exempt from tax. An amendment to the 2025 Finance Bill (PLF 2025) plans to condition this exemption on a minimum holding period of 5 years. The objective is to prevent speculators who buy a property and then quickly resell it, thus benefiting from the tax advantage. Owners faced with unforeseen life changes may, however, benefit from the exemption if they resell before 5 years of occupation of the property: Professional transfer Death or separation Long-term hospitalization or installation in an EHPAD. Capital gains outside the main residence The PLF 2025 also plans to modify the calculation of capital gains excluding the sale of the main residence. Today, the taxable capital gain is calculated on the basis of the difference between the sale price and the purchase price, less any allowances for holding period. After 22 years, the capital gain is exempt from tax, but it is subject to social security contributions, and after 30 years, it escapes tax and social security contributions. After deduction of the reduction, the capital gain is taxed at the rate of 19%, to which are added social security contributions at the rate of 17.2%, for a total tax of 36.2%. An amendment provides for removing reductions for holding periods and applying a reduction calculated from the purchase price updated according to inflation. The capital gain would then be taxed at 30%, identical to the flat tax applied to investment products. If the reform is passed, it will be implemented from January 2026 for building land and from January 2027 for built properties. Change in the tax regime on furnished rentals Owners with LMNP (Non-Professional Furnished Rental) status will no longer be able to benefit from the deduction of part of the charges from their rental income in the event of a sale. The PLF 2025 removes the tax advantage linked to depreciation during the resale of the property: the sum of depreciation deducted will in fact be reintegrated into the calculation of the capital gain. This measure aims to correct a particularity of the LMNP tax regime which contributes to tensions on the rental market, particularly in tourist areas where short-term furnished rentals abound, fueling the shortage of housing for permanent residents. End of Pinel in 2025 Too expensive for public finances for a mixed result, the Pinel real estate tax exemption system disappears in 2025. A measure to support the construction of housing at intermediate rents, Pinel nevertheless benefits from a short reprieve, since the deadline has been postponed to March 31, 2025. To benefit from the tax advantage linked to Pinel, you must have signed the notarial deed no later than December 31 2024. No other system aimed at encouraging investors to buy new properties will replace Pinel. The State prefers to encourage the renovation of old housing through MaPrimRénov and the Zero Rate Loan (PTZ). PTZ 2025: a universal version PTZ precisely. Reserved for first-time buyers who acquire their main residence, the PTZ will benefit from an extension throughout France and be extended to individual homes. Clearly, it will be possible to finance part of the purchase thanks to the PTZ without consideration of geographical area or type of property (new or old, apartment, house). The PTZ has been extended until December 31, 2027. It is not known whether the eligibility conditions will be changed.
