Notary and Fee Guide in Poland

Published on September 29, 2025 and written by Cyril Jarnias

Notary Fees in Poland: Complete Guide for Your Real Estate Transactions and Inheritances

When conducting a real estate transaction or handling an inheritance, the question of notary fees in Poland is crucial for anticipating expenses. This guide provides you with a detailed overview of notaries’ roles and responsibilities, applicable rates, and specific details you need to know to effectively navigate the Polish legal system.

Through clear yet often unfamiliar legislation, you’ll discover how to evaluate and anticipate these essential costs while understanding the strategic importance of the notary in your legal process.

Follow us to explore the obligations and benefits of this cornerstone of Polish law and optimize your experience during your local transactions and procedures.

Understanding the Notary’s Role in Real Estate Purchases in Poland

The notary in Poland plays a central role in real estate purchases, acting both as a public official and guarantor of the transaction’s legal security. Their main responsibilities include:

• Verification of Property Title Legitimacy
  • Consulting land registers to authenticate the property’s legal status (current owner, existing mortgages, easements, or other encumbrances).
  • Checking existing property rights and verifying that the seller has full capacity to transfer the property.
• Drafting and Authentication of the Notarial Deed
  • Meticulous drafting of the sales contract in the form of a notarial deed.
  • Detailed explanation to the parties regarding content, legal and tax consequences.
  • Formal collection of consents before witnesses.

Step	Notary’s Involvement
Verification	Land registers, cadastral records
Drafting	Notarial deed
Signing	Mandatory presence of parties
Publication	Registration in land register

• Ensuring Legality and Protecting Interests
  • The notary ensures strict compliance with Polish law at every stage.
  • They protect both parties by ensuring all legal obligations are met (prior declarations, absence of prohibitions or restrictions).
  • In case of error or professional misconduct, their civil liability may be invoked.
• Document Verification
  • Collects all necessary documents: previous titles, updated land register extracts, administrative permits if required.
  • Also verifies the identity and legal capacity of signatories.

Summary list of typically required documents:

• Current title (recent land register extract)
• Cadastral map
• Valid ID document(s)
• Documents proving any prior tax payments

Financial Management

• Strict oversight of any security deposit payment (“earnest money”), ensuring it’s held according to terms in the preliminary or final agreement.
• Supervision – or temporary escrow – until complete finalization (depending on party agreements).

Publication with Public Registries

Prompt transmission after signing to the competent land register for effective registration of the new owner. This formality is essential to make the transfer enforceable against third parties.

Tax Calculations and Collection

The notary precisely calculates:

• Taxes related to the real estate transaction: notably civil transactions tax (“PCC – Podatek od czynności cywilnoprawnych”).
• Additional fees: notary’s own fees (regulated), administrative fees related to public registration…

They collect these amounts from the buyer before direct transfer to the Treasury or relevant administration.

The table below summarizes their main legal obligations:

Obligation	Description
Compliance	Ensure full compliance with Polish law
Legal Security	Ensure transparency & enforceability against third parties
Information	Clearly explain rights/duties to clients
Neutrality	Guarantee impartiality toward seller/buyer

In summary:

The notary not only guarantees that all deeds comply with Polish law but also acts as a neutral intermediary between seller and buyer. Through rigorous document checks, secure financial/tax management, and their ongoing duty of loyal information to all involved parties—they constitute an essential link for reliable real estate acquisition in Poland.

Demystifying Notary Fees for Purchases in Poland

The notary plays a central and indispensable role in any real estate purchase in Poland. The authentic sales deed must be signed before a notary for the transaction to be legally valid, which guarantees the buyer’s investment security and respect for the parties’ rights. The notary verifies property titles, ensures the absence of mortgages or other encumbrances, and supervises the legal regularity of the file.

Main Fees During Real Estate Purchases in Poland

Item	Indicative Amount
Real Estate Transaction Tax	Approximately 2% of price
Notary Fees (fees + VAT)	0.5% to 3% depending on value
Land Register Registration Fees	~200 PLN (approximately €45)
Possible Agency Fees	Variable

These fees typically cover:

• Notary Fees: Calculated according to a regulated decreasing scale under Polish law, they range between approximately 0.5% and 3% of the property value (+VAT). These fees include:
  • Drafting and public reading of the authentic deed
  • Prior legal verifications
  • Subsequent formalities (notification to land register)
• Government Tax on Real Estate Transactions: Generally set at 2% for existing properties (secondary market). For new properties, it’s often already included as VAT.
• Fixed Administrative Fees:
  • Land register registration (~200 PLN)
  • Possible certified copies or specific certificates

Note that in Poland, these fees are traditionally borne by the buyer unless explicitly agreed otherwise.

European Comparison

Total fees in Poland remain moderate compared to some European neighbors:

Country	Estimated Total Fees
Poland	~2–5%
Germany	~6–7%
France	~7–8%
Spain	~10–12%

Polish costs are therefore among the most attractive in Central Europe.

Practical Tips for Budget Preparation

• Request a detailed quote as soon as you choose the property from one or several notaries; it’s sometimes possible to negotiate a discount on fees.
• Systematically include in your financial planning an envelope covering all these additional items.
• Use online calculators or seek advice from your real estate agent to obtain a precise estimate based on the property’s actual price.
• Ensure all due amounts are paid directly to the notary to avoid any subsequent disputes.

Important Tip: The rates presented by notary offices represent legal maximums; don’t hesitate to negotiate especially if you’re purchasing a property valued at several hundred thousand zlotys.

In summary, accurately anticipating these fees greatly facilitates secure real estate acquisition in Poland.

Identifying Hidden Costs in Real Estate Purchases in Poland

When purchasing real estate in Poland, several hidden costs can impact the buyer’s overall budget. Here’s a summary of the main fees to anticipate:

Cost Type	Description and Budget Impact
Real Estate Agency Fees	Commission typically between 2% and 3% of the sale price, paid by the buyer or seller depending on the agreement. This amount can represent a significant sum not included in the listed price.
Local Transaction Taxes	The real estate transaction tax (PCC) amounts to 2% of the purchase price for existing properties. For new properties purchased from a developer, this tax is replaced by VAT (often already included in the price).
Property Transfer Fees	Include notably: Notary fees (approximately 0.5% to 2% of total amount). Cadastral registration fees. These fees are mandatory for the property to be officially transferred and registered in the land register.
Legal Verifications	Legal consultation to verify property title validity, absence of mortgages or other encumbrances: variable fees depending on the firm. These verifications are indispensable to avoid any unpleasant surprises after purchase.

Costs Related to Mandatory Insurance

• Title Insurance: Covers against defects in the chain of title or future disputes concerning the legality of acquired rights.
• Home Insurance: Mandatory for bank financing; it protects against major risks like fires or natural damages.

Importance of Independent Appraisal

• Having an independent appraisal performed allows:
  • Obtaining an objective property estimate;
  • Detecting hidden structural defects;
  • Avoiding unexpected costs related to unanticipated repairs.

Potential Additional Costs

Renovation: Older properties often require significant renovation investments (plumbing, electricity, insulation), rarely included in initial calculations.

Condominium Fees (“czynsz”): Monthly payments to the community/management covering general maintenance, collective heating or security; their amount depends heavily on the building and can weigh heavily on your annual budget.

Summary List of Main Hidden Costs

• Real estate agency commission
• Local taxes and VAT
• Notary fees & cadastral fees
• Legal advice & title verification
• Mandatory insurance (title/home)
• Independent appraisal
• Potential repairs/renovations
• Monthly fees/condominium charges

Key Takeaway:
Anticipating these additional expenses is essential to establish a realistic budget and avoid any financial overruns during real estate purchases in Poland.