The net seller price (prix net vendeur) is the sum actually received by the owner upon a property sale, excluding agency commission and notary fees. Understanding this concept allows any buyer to calculate the true cost of their purchase and negotiate more effectively in Paris in 2026.
Introduction
In Paris, an apartment listed at 850,000 euros does not cost 850,000 euros to the buyer. Between the net seller price, the FAI price, agency fees and notary fees, the gap can reach 80,000 to 100,000 euros on a property in this range. In 2026, with an average price per square metre oscillating between 9,200 and 10,800 euros depending on the arrondissement, this distinction is not a technicality: it is a concrete negotiation lever.
After more than 1,200 mandates completed since 2011, I observe that the majority of buyers still confuse these concepts when formulating their offer. This guide clarifies each price component to enable you to compare properties on an identical basis.
Contents
- Definition of the net seller price
- FAI price, listed price, net price: the three key concepts
- How agency fees are calculated in Paris
- Impact of the net seller price on notary fees
- Worked example: complete breakdown of a Parisian purchase
- The role of the property hunter in price analysis
Definition of the net seller price
The net seller price is the amount the owner actually receives upon signing the final deed. It excludes two distinct elements: the intermediary’s commission (agency or property hunter) and the transfer duties commonly called notary fees.
This concept exists because the agency commission is not a “transaction cost” in the fiscal sense. The tax authorities distinguish between the property price, on which they levy transfer duties, and the intermediary’s remuneration.
In practice, the net seller price always appears in the preliminary sales agreement and in the final deed. It is the legal basis of the property transaction.
FAI price, listed price, net price: the three key concepts
The confusion arises from the coexistence of three amounts for the same property.
The net seller price is what the owner wishes to receive. The FAI price (Frais d’Agence Inclus, agency fees included) adds the agency fees to the net seller price. The listed price on an advertisement generally corresponds to the FAI price when the fees are borne by the buyer.
Since the ALUR law and the decree of 10 January 2017, every listing must mandatorily display the FAI price in characters larger than the price excluding fees, the percentage of fees, and which party bears them.
When the fees are borne by the seller, the listed price and the net seller price also differ, but it is the seller who “absorbs” the commission from the price they receive. In 2026 in Paris, the vast majority of mandates provide for fees to be borne by the buyer.
How agency fees are calculated in Paris
In Paris, agency fees generally range between 3% and 6% of the sale price, with an observed average of around 4% to 5% in 2026. Fee scales are regressive: the higher the property price, the lower the percentage.
For an apartment sold at 700,000 euros net seller with fees of 4.5% borne by the buyer, the commission amounts to 31,500 euros, bringing the FAI price to 731,500 euros.
The fee structure of a property hunter is different. At Home Select, our fees are transparent and calculated on the net seller price. The buyer knows the exact amount of our fees before signing the mandate. This model avoids the double commission sometimes observed when a buyer goes through a standard agency that is also handling the property for the seller.
Impact of the net seller price on notary fees
Notary fees, more precisely the transfer duties (droits de mutation a titre onereux), represent approximately 7% to 8% of the price for existing properties in Paris. This rate includes registration duties (5.80% in Ile-de-France), the notaire’s emoluments and disbursements.
The essential point: these fees are calculated on the net seller price, not the FAI price. If the agency fees are clearly distinguished in the deed, the buyer does not pay transfer duties on the commission.
On a property at 800,000 euros net seller with 36,000 euros of agency commission, notary fees amount to approximately 56,000 euros (7% of 800,000). If the fees were calculated on the FAI price of 836,000 euros, they would reach 58,520 euros, that is 2,520 euros more. This distinction alone justifies clearly separating the amounts in the preliminary agreement.
The contingency clauses of the preliminary agreement also include the precise acquisition amount, broken down between net seller price and fees.
Worked example: complete breakdown of a Parisian purchase
Take an apartment of 65 m2 in the 11th arrondissement, listed at 745,000 euros FAI.
The breakdown is as follows. The net seller price is 710,000 euros, the agency fees (borne by the buyer) amount to 35,000 euros, i.e. approximately 4.9% of the net seller price. Notary fees, calculated on 710,000 euros, come to approximately 51,100 euros. The total acquisition cost therefore reaches 796,100 euros.
If the buyer negotiates the net seller price down to 690,000 euros, a reduction of 2.8%, the saving is not limited to the 20,000 euros of price reduction. Notary fees also decrease by approximately 1,400 euros, and the agency commission recalculated as a percentage drops proportionally. The real saving is approximately 23,000 euros.
This type of analysis is part of the daily work of a property hunter. Every offer we make for our clients rests on a precise price breakdown, taking into account market data by arrondissement.
The role of the property hunter in price analysis
A property hunter does not simply visit properties. They systematically analyse the consistency of the net seller price relative to the market, the property’s history (time on market, successive price reductions), the realistic negotiation margin, and the fee structure.
At Home Select, our knowledge of the Parisian market allows us to identify properties whose net seller price is overvalued before the first viewing. Across the 1,200 mandates completed since 2011, the average negotiation achieved for our clients ranges between 3% and 7% of the listed price.
For off-market properties, the question of the net seller price is even more central: without a listed price, it is the property hunter’s valuation that determines the negotiation baseline.
FAQ
What is the difference between the net seller price and the FAI price?
The net seller price is the amount the owner actually receives after the sale. The FAI price (Frais d’Agence Inclus) adds the estate agency commission, typically between 3% and 6% in Paris. Notary fees are calculated on the net seller price.
Are notary fees calculated on the net seller price or the FAI price?
Notary fees, officially called transfer duties, are calculated on the net seller price, not the FAI price. This distinction can represent a saving of 1,500 to 6,000 euros depending on the transaction amount in Paris.
How can you check whether a listed price includes agency fees?
Since the ALUR law, every listing must display the FAI price in large characters and indicate the amount of fees along with which party bears them. If the listing states “honoraires charge acquereur” (fees borne by the buyer), the displayed price already includes the commission.
Want to know the true net seller price of a property you are interested in? Our property hunters analyse every price before making an offer. Contact Home Select for a precise market assessment.
Frequently asked questions
What is the difference between the net seller price and the FAI price?
The net seller price is the amount the owner actually receives after the sale. The FAI price (Frais d'Agence Inclus, or agency fees included) adds the estate agency commission, typically between 3% and 6% in Paris. Notary fees are calculated on the net seller price.
Are notary fees calculated on the net seller price or the FAI price?
Notary fees, officially called transfer duties, are calculated on the net seller price, not the FAI price. This distinction can represent a saving of 1,500 to 6,000 euros depending on the transaction amount in Paris.
How can you check whether a listed price includes agency fees?
Since the ALUR law, every listing must display the FAI price in large characters and indicate the amount of fees along with which party bears them. If the listing states 'honoraires charge acquereur' (fees borne by the buyer), the displayed price already includes the commission.
