Authored by the expert who managed and guided the team behind the Belgium Property Pack
Everything you need to know before buying real estate is included in our Belgium Property Pack
If you are a foreigner wondering whether you can buy land or property in Belgium, the short answer is yes, and the process is almost identical to what Belgian citizens go through.
The real complexity in Belgium is not about your nationality but about which of the three regions you buy in, because tax rates can vary by more than 10 percentage points.
We constantly update this blog post to reflect the latest rules and regional changes affecting foreign buyers in Belgium.
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 Belgium.
Insights
- Wallonia dropped its registration duty from 12.5% to just 3% for sole-and-own homes in January 2025, making it one of the cheapest Belgian regions for first-time buyers to purchase property.
- Flanders offers a 2% transfer tax rate for primary residences as of January 2026, compared to 12% for investment properties, creating a 10-percentage-point gap that rewards owner-occupiers.
- Belgium has no foreign ownership quota for apartments or houses, meaning a building can be 100% foreign-owned, unlike many Asian markets that cap foreign ownership at 49%.
- The "compromis de vente" (sale agreement) is legally binding in Belgium, not preliminary, so signing without proper financing clauses can lock you into a deal before your mortgage is approved.
- Total closing costs in Belgium range from about 5% to 16% of the purchase price, depending heavily on which region you buy in and whether you qualify for reduced rates.
- Brussels offers a 200,000 euro abatement on registration duties for qualifying first-time buyers, which can eliminate taxes entirely on properties under that threshold.
- Belgian notary fees are federally regulated at 1% to 1.6% of the purchase price, meaning you cannot negotiate lower rates regardless of which notary you choose.
- A soil certificate ("bodemattest" in Flanders or "attestation du sol" in Brussels) is legally required before selling land in most regions, and missing this document can delay your purchase by weeks.
Can a foreigner legally own land in Belgium right now?
Can foreigners own land in Belgium in 2026?
As of early 2026, foreigners can legally buy and own land in Belgium through the exact same process as Belgian citizens, with no nationality-based restrictions or special approvals required.
Belgium does not impose any foreign-ownership quotas, nationality caps, or bans on residential land purchases, which sets it apart from countries in Asia or parts of Eastern Europe that limit foreign property rights.
If you prefer not to own land outright, Belgium offers strong legal alternatives like emphyteusis (a long lease lasting 15 to 99 years) and building rights ("opstal"), which give you substantial control without full ownership.
There are no nationality-based restrictions that treat certain foreign nationalities differently from others when buying residential property in Belgium, meaning buyers from the EU and non-EU countries face the same rules.
Can I own a house but not the land in Belgium in 2026?
As of early 2026, Belgium's legal framework allows foreigners to own a building or structure separately from the underlying land through mechanisms like building rights ("opstal") or emphyteusis, which are well-established real rights under Belgian civil law.
When you hold an emphyteusis or building right in Belgium, you receive a notarial deed that is registered with the Legal Security Office, giving you a documented and enforceable claim to the structure for the duration of the agreement.
When an emphyteusis or building right expires in Belgium, the building typically reverts to the landowner unless the contract specifies compensation or renewal terms, so understanding your deed's end-of-term provisions is essential before signing.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Belgium. 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.
Do rules differ by region or city for land ownership in Belgium right now?
Foreign land ownership rules in Belgium do not vary by region in terms of whether you are allowed to buy, but the taxes, required documents, and discount eligibility differ significantly between Flanders, Brussels, and Wallonia.
Flanders excludes building land from its reduced 2% registration rate for primary residences, while Wallonia includes building plots in its 3% reduced rate if you meet specific owner-occupancy conditions, creating a major difference for land buyers.
These regional differences exist because Belgium is a federal state where taxation powers for registration duties were transferred to the regions, allowing each one to set its own rates and incentive programs.
We cover a lot of different regions and cities in our pack about the property market in Belgium.
Can I buy land in Belgium through marriage to a local in 2026?
As of early 2026, marriage to a Belgian citizen does not unlock any special land-buying rights because foreigners can already purchase property without restriction, so marriage is not a workaround or shortcut in Belgium.
What marriage does change in Belgium is how ownership is structured between spouses, which depends on your matrimonial property regime (default community property versus a separate marriage contract), making notarial advice important before purchasing together.
If a marriage ends in divorce in Belgium, the division of property depends on your matrimonial regime, and a foreign spouse could lose partial or full interest in jointly owned land if no protective contract was established beforehand.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Belgium.
We have made this infographic to give you a quick and clear snapshot of the property market in Belgium. 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.
What eligibility and status do I need to buy land in Belgium?
Do I need residency to buy land in Belgium in 2026?
As of early 2026, Belgium does not require foreigners to have residency, a visa, or any permit to purchase land, and non-residents can buy property with the same rights as Belgian citizens.
No specific visa or permit is required to complete a land transaction in Belgium, although you will need valid identification (passport) and may be assigned a BIS number for tax administration purposes.
Yes, you can legally buy land in Belgium remotely without being physically present, by granting a power of attorney to your notary or another representative, which is an official process described by Belgian consulates abroad.
Do I need a local tax number to buy lands in Belgium?
Foreigners buying land in Belgium typically need a Belgian identifier for tax administration purposes, which is usually a BIS number assigned to people not registered in the Belgian National Register.
Obtaining a BIS number in Belgium is straightforward and usually happens during the notary process, with no separate application required and no significant delay added to your transaction timeline.
Opening a local Belgian bank account is not legally required to complete a land purchase, but it is practically helpful for paying the notary, handling property taxes, and managing utility deposits.
Is there a minimum investment to buy land in Belgium as of 2026?
As of early 2026, Belgium does not impose any minimum investment threshold for foreigners to purchase land, meaning you can buy property at any price point as long as you meet the transaction costs.
There is no variation in minimum investment requirements based on land type or location within Belgium, so whether you buy a small rural plot in Wallonia or an urban building lot in Brussels, the same freedom applies.
Are there restricted zones foreigners can't buy in Belgium?
Belgium does not create "foreigner-only forbidden zones" for residential property purchases, meaning there are no geographic areas where your nationality prevents you from buying land.
What does exist in Belgium are general restrictions that apply equally to locals and foreigners, including zoning limitations, heritage protection areas, environmental constraints, and military or sensitive infrastructure buffer zones.
To verify whether a specific plot falls within a restricted zone in Belgium, you can check the urban planning status with the local commune, request a "stedenbouwkundig uittreksel" (urban planning extract), or ask your notary to investigate before signing.
Can foreigners buy agricultural, coastal or border land in Belgium right now?
Foreigners can generally buy agricultural, coastal, or border land in Belgium because there are no nationality-based restrictions, although each land type comes with its own zoning and use constraints.
Agricultural land in Belgium can be subject to use restrictions and sometimes pre-emption rights (where certain parties have first right to buy), which creates practical friction rather than legal prohibition for foreign buyers.
Coastal land in Belgium, particularly in the Flemish coast area, often has stricter building and environmental permits, but foreign buyers face the same rules as Belgians when purchasing these parcels.
Land near national borders in Belgium does not carry special foreign-buyer restrictions, though you should verify zoning and any military buffer zones through the commune or your notary before purchasing.
Get fresh and reliable information about the market in Belgium
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in Belgium?
Is a long-term lease equivalent to ownership in Belgium right now?
A long-term lease like emphyteusis in Belgium gives you near-owner-like control for day-to-day purposes, but it is legally distinct from freehold ownership because it is time-limited and the land ultimately belongs to someone else.
The maximum lease length for emphyteusis in Belgium is 99 years (minimum 15 years), and these rights can often be renewed or extended depending on what is specified in the original contract.
Yes, in Belgium you can generally sell, transfer, or bequeath your emphyteusis or building rights to another party because these are "real rights" that can be assigned, subject to any restrictions in your deed.
Can I buy land in Belgium via a local company?
Yes, foreigners can purchase land in Belgium through a locally registered company, and there are no restrictions on foreign shareholding in a Belgian company that owns real estate.
Belgium does not impose ownership percentage requirements for companies holding land, so you can have 100% foreign ownership of a Belgian company that buys property, though this structure adds administrative and accounting costs.
What "grey-area" ownership setups get foreigners in trouble in Belgium?
Grey-area ownership arrangements are relatively uncommon in Belgium compared to countries with foreign ownership bans, but foreigners still get into trouble when they try to bend tax rules rather than ownership rules.
The most common problematic setups in Belgium include under-declaring the purchase price to reduce registration duties, using split ownership schemes (bare ownership and usufruct) to chase reduced rates without meeting real conditions, and side agreements not reflected in the notarial deed.
Legal consequences in Belgium for grey-area setups include fines for under-declaration (the tax authority can reassess based on market value), denial of reduced tax rates with back-payment of the full amount, and in serious cases, criminal fraud charges.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Belgium.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Belgium 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.
How does the land purchase process work in Belgium, step-by-step?
What are the exact steps to buy land in Belgium right now?
The typical step-by-step process to buy land in Belgium is: (1) choose your notary, (2) make a written offer and negotiate, (3) sign the preliminary sale agreement ("compromis de vente"), (4) allow notary due diligence and document collection, (5) sign the authentic notarised deed to complete the transfer, and (6) registration happens automatically through the notary.
The entire land purchase process in Belgium typically takes 2 to 4 months from signing the compromis to receiving the keys at the notarised deed signing, though this can vary based on financing, missing documents, or complex ownership structures.
The key documents you sign during a Belgian land purchase are the written purchase offer, the compromis de vente (binding preliminary agreement), and the authentic notarised deed ("acte authentique"), which is the final document that transfers legal ownership.
What scams are common when it comes to buying land in Belgium right now?
What scams target foreign land buyers in Belgium right now?
Scams targeting foreign land buyers in Belgium are relatively uncommon compared to less regulated markets, largely because the notary-led system provides built-in verification, but they do exist, especially online.
The most common scams in Belgium include fake "buildable land" listings where zoning does not actually permit construction, payment redirection fraud (fake emails with new bank details before you wire deposits), and pressure tactics to sign the compromis before proper due diligence.
Top warning signs that a land deal in Belgium may be fraudulent include: unrealistically low prices for the location, requests for payment via Western Union or to foreign bank accounts, and sellers who refuse to allow property visits or notary verification before signing.
If you fall victim to a land scam in Belgium, you can file a complaint with the police, and under Belgian law fraud is punishable by imprisonment and fines, though recovering money sent abroad can be extremely difficult.
We cover all these things in length in our pack about the property market in Belgium.
How do I verify the seller is legit in Belgium right now?
The safest method to verify a seller in Belgium is to engage a notary early, because the notary's legal duty includes researching the seller's identity, ownership rights, and the property's legal status before the deed is signed.
To confirm a clean title in Belgium, your notary will check the property's history at the Legal Security Office (formerly the mortgage registry), which records all ownership transfers, mortgages, and encumbrances.
Your notary also checks for existing liens, mortgages, or debts attached to the land by requesting official excerpts from the Legal Security Office, ensuring any encumbrances are cleared or disclosed before the sale completes.
The professional most essential for verifying seller legitimacy in Belgium is the notary, who is legally required to perform due diligence and is liable for errors, making them your primary safeguard in the transaction.
How do I confirm land boundaries in Belgium right now?
The standard procedure to confirm land boundaries before purchase in Belgium involves checking the cadastral plan and extract from FPS Finance, followed by hiring a licensed surveyor ("landmeter-expert" or "geometre-expert") if precise boundaries matter for your plans.
The official documents to review for boundary verification in Belgium are the cadastral extract and the CadGIS online cadastral map, both available through FPS Finance, which show the recorded parcel outlines and identifiers.
Hiring a licensed surveyor is not legally required but is strongly recommended in Belgium when buying building land, because the cadastral plan is indicative rather than legally binding, and physical boundaries may not match the official records.
Common boundary-related problems foreign buyers encounter in Belgium include discovering that fences or walls do not match the cadastral plan, finding that neighbors dispute boundary lines after purchase, and learning that advertised plot sizes differ from official measurements.
Buying real estate in Belgium can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Belgium?
What purchase taxes and fees apply in Belgium as of 2026?
As of early 2026, the total purchase taxes and fees for land in Belgium range from approximately 5% to 16% of the purchase price, with the exact percentage depending heavily on which region you buy in and whether you qualify for reduced rates.
The typical closing cost range for land purchases in Belgium is: Flanders at 14% to 16% for building plots (12% registration tax plus notary costs), Brussels at 14.5% to 16.5% (12.5% tax, with potential abatement), Wallonia at 5% to 8% if you qualify for the 3% rate, or 14.5% to 16.5% at the standard 12.5% rate.
The main individual taxes and fees in Belgium include: registration duty (2% to 12.5% depending on region and eligibility), notary fees (1% to 1.6% of purchase price, federally regulated), administrative costs (around 800 to 1,500 euros), and mortgage registration fees if you are financing.
These taxes and fees do not differ for foreign buyers compared to local buyers in Belgium, as the same rates and rules apply regardless of nationality.
What hidden fees surprise foreigners in Belgium most often?
The estimated range of hidden or unexpected fees that surprise foreign land buyers in Belgium is typically 1,000 to 5,000 euros on top of the standard closing costs, depending on the property type and regional requirements.
The top hidden fees foreigners overlook in Belgium include: soil certificates ("bodemattest" in Flanders at around 50 to 150 euros, or "attestation du sol" in Brussels at similar costs), surveyor fees if boundary verification is needed (500 to 1,500 euros), and urban planning certificate requests (100 to 300 euros).
These hidden fees typically appear between the compromis signing and the notarised deed, when the notary requests mandatory documents and discovers items that were not budgeted, potentially delaying the transaction if not ordered early.
To protect yourself from unexpected fees in Belgium, request a full cost estimate from your notary before signing the compromis, ask specifically about region-specific documents, and use the official notary calculators to sanity-check your budget.
We made this infographic to show you how property prices in Belgium 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 Belgium, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| FPS Finance (Registration Duty) | Official Belgian federal tax authority explaining registration duty rules. | We used it as the baseline for 12.5% registration rates, Brussels abatement, and Walloon 3% reduced rate. We also referenced it for under-declaration penalty warnings. |
| Vlaanderen.be (Reduced Rate Guide) | Official Flemish government page for Flemish registration tax rules. | We used it to confirm the 2% rate for primary residences, the exclusion of building land from that rate, and the 2026 tightened conditions. |
| Wallonie.be (FAQ on 3% Rate) | Walloon government publication explaining the registration duty reform. | We used it to confirm that the 3% reduced rate can apply to building plots when conditions are met. |
| Belgium.be (Notarised Deed) | Official Belgian government portal summarizing the notary process. | We used it to describe the notary's role, the fact you can use one or two notaries without extra cost, and how ownership transfers legally. |
| Notaire.be (Emphyteusis) | Belgian notaries' federation site aligned with Belgian law. | We used it to define emphyteusis, confirm the 15 to 99 year duration, and explain rights versus full ownership. |
| Notaire.be (Calculators) | Official notary tool for estimating deed costs and taxes. | We used it to sanity-check our all-in cost ranges and recommend it as the practical next step for buyers. |
| FPS Finance (Cadastral Data) | Authority managing Belgium's patrimonial documentation and cadastral extracts. | We used it to explain how buyers can consult cadastral extracts and understand boundary verification. |
| Baker McKenzie (Belgium Real Estate) | Top-tier international law firm summarizing Belgian law clearly. | We used it to corroborate that Belgium has no nationality-based restriction on land ownership. |
| DLA Piper REALWORLD | Widely used legal reference explaining title registration in practice. | We used it to explain where deeds are lodged and how Belgium records transfers through the Legal Security Office. |
| FPS Foreign Affairs (Power of Attorney) | Official Belgian government source about signing notarial acts from abroad. | We used it to support that you can buy remotely via power of attorney through the official route. |
Get the full checklist for your due diligence in Belgium
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