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
Belgium's property market offers stable returns and clear ownership rights for foreign buyers, though high transaction costs and modest yields require careful consideration.
For expats, buying property in Belgium provides long-term capital growth potential in major cities like Brussels, Antwerp, and Ghent, but comes with significant upfront costs of 11-15% of purchase price and strict tenant protection laws. The market has shown consistent 3-4% annual growth since 2010, making it suitable for patient investors and long-term residents rather than quick profit seekers.
If you want to go deeper, you can check our pack of documents related to the real estate market in Belgium, based on reliable facts and data, not opinions or rumors.
Belgium's property market in 2025 shows strong regional price variations, with Brussels apartments averaging €3,400-€3,800 per m² and houses at €576,800, while yields range from 2-4% net after costs.
Transaction costs are substantial at 11-15% of purchase price, including registration taxes that vary by region (2% in Flanders, 12.5% in Brussels above €200,000), making Belgium more suitable for long-term investors than short-term buyers.
| City/Region | Average House Price | Apartment Price per m² | Net Rental Yield |
|---|---|---|---|
| Brussels | €576,800 | €3,400-€3,800 | 2-3% |
| Antwerp | €379,700 | €2,800+ | 2.5-3.5% |
| Ghent | €379,700 | €3,470 | 3-4% |
| Liège | €270,600 | €2,241 | 3-4% |
| Hainaut | €217,000 | N/A | 3-4% |
| National Average | €355,400 | €271,200 | 2.5-3.5% |
How much do properties actually cost in Belgium right now, depending on the city or region?
Belgium's property prices vary significantly across regions, with Brussels commanding the highest premiums and Wallonia offering the most affordable options.
As of September 2025, the national average house price stands at €355,400, while apartments average €271,200 across the country. Brussels leads with apartment prices of €3,400-€3,800 per square meter and average house prices of €576,800.
Antwerp follows with apartment prices exceeding €2,800 per square meter, while Ghent averages €3,470 per square meter for apartments. In contrast, Liège offers more affordable options at €2,241 per square meter for apartments.
Regional differences are particularly stark when comparing Flanders (€379,700 average house price) with Wallonia (€270,600). Walloon Brabant commands premium prices over €440,000 for houses, while Hainaut remains the most affordable province at around €217,000.
It's something we develop in our Belgium property pack.
What are the average rental yields in Brussels, Antwerp, Ghent or smaller towns, and how do they compare?
Belgian rental yields follow an inverse relationship with property prices, where smaller cities generally offer higher returns than major metropolitan areas.
Brussels delivers gross rental yields of 3.5-5%, which translates to net yields of 2-3% after accounting for taxes, maintenance, and management costs. Antwerp offers slightly better gross yields of 4-5.5%, resulting in net yields of 2.5-3.5%.
Ghent presents more attractive opportunities with gross yields of 4.5-6% and net yields of 3-4%. Smaller cities like Liège and Namur outperform major centers with gross yields of 5-6.5% and net yields of 3-4%.
The higher yields in smaller towns come with trade-offs in terms of liquidity and tenant demand stability. Major cities offer more consistent rental demand, particularly from expats and students, while smaller markets may experience longer vacancy periods.
These yield calculations assume professional property management and factor in Belgium's relatively high maintenance costs and property taxes.
How high are property transaction costs, including registration taxes, notary fees and agency commissions?
Belgium's property transaction costs rank among the highest in Europe, typically ranging from 11-15% of the purchase price.
| Cost Component | Flanders | Wallonia | Brussels |
|---|---|---|---|
| Registration Tax (Primary Home) | 2% | 3% | 12.5% (above €200,000) |
| Notary Fees | 0.2-4% | 0.2-4% | 0.2-4% |
| Agency Fees | 3-4% | 3-4% | 3-4% |
| Other Costs (surveys, legal) | 1-2% | 1-2% | 1-2% |
| Total Approximate Cost | 6-12% | 7-13% | 16-22% |
What are the ongoing ownership costs like property tax, maintenance, utilities and condo fees?
Belgian property ownership involves multiple ongoing costs that significantly impact net returns for investors.
Annual property tax ("précompte immobilier") ranges from 0.05-0.3% of the cadastral value, which is typically much lower than market value. This translates to relatively modest annual tax bills compared to other European countries.
Condominium fees for standard apartments range from €1,500-€3,000 per year, with luxury developments commanding higher fees. These cover building maintenance, insurance, and common area upkeep.
Utilities average €2-€4 per square meter per month, though energy-efficient properties cost significantly less due to Belgium's focus on environmental standards.
Maintenance costs vary considerably based on property age and type, but owners should budget for regular upkeep, especially given Belgium's strict building code compliance requirements.
How easy is it for expats to get a mortgage in Belgium, and what interest rates and conditions are typical?
Belgian banks offer mortgages to expats, though non-residents face stricter requirements and higher down payment demands.
As of September 2025, fixed mortgage rates typically range from 2.5-4%, depending on the loan term and applicant's financial profile. These rates remain competitive within the European context.
Expats generally need to provide a down payment of 20-30%, with non-residents often required to put down 30% or more. EU citizens with Belgian income sources find the process more straightforward than non-EU nationals.
Banks require stable income documentation, good credit history, and typically expect the mortgage payment to not exceed 33% of net monthly income. Non-residents face additional paperwork and may need to provide guarantees or additional collateral.
The mortgage application process typically takes 4-8 weeks, with banks conducting thorough due diligence on both the applicant and the property.
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What are the visa or residency requirements for non-Belgians who want to buy and live here?
Property ownership in Belgium does not automatically grant residency rights, and buyers must meet separate visa and residency requirements.
Non-EU nationals must obtain a long-stay visa for residence in Belgium, with property ownership potentially supporting but not guaranteeing approval. The visa application requires demonstrating sufficient financial means and a legitimate reason for residence.
EU and EEA citizens enjoy freedom of movement and can establish residency more easily, though they must still register with local authorities and meet basic requirements for "sufficient means of subsistence."
For investment purposes, non-residents can purchase and own property without residency, but living in the property requires proper visa authorization.
The Belgian immigration authorities evaluate visa applications based on multiple factors including financial stability, integration prospects, and genuine residence intentions.
How strong and stable has the Belgian housing market been over the past 10–20 years?
Belgium's housing market has demonstrated remarkable stability and consistent growth over the past two decades.
Since 2010, the Belgian property market has achieved steady annual growth of 3-4%, outperforming many European neighbors while maintaining lower volatility. This consistent performance reflects the country's stable economy and strong institutional framework.
The market successfully weathered both the 2008 financial crisis and the 2020 pandemic with minimal price declines, demonstrating resilience against external shocks. Recent legal and tax changes have improved affordability in some regions, particularly Flanders.
Quality housing stock and active urban markets continue to promote market stability, with demand consistently supported by Belgium's role as a European political and business hub.
Long-term data shows that Belgian property has served as an effective hedge against inflation while providing capital preservation for conservative investors.
What are the capital gains tax rules and other taxes if I sell the property later?
Belgium's capital gains tax structure favors long-term property ownership, with significant benefits for those holding properties beyond five years.
Private individuals who sell property after owning it for more than five years pay no capital gains tax, making long-term investment particularly attractive. Sales within five years incur a 16.5% tax on gains, plus local surcharges.
Professional property dealers and frequent traders face higher tax rates of 16.5-33% regardless of holding period, emphasizing the importance of establishing clear investment intent.
Rental income faces standard income tax rates, with non-residents taxed only on Belgian-source income. Various costs including maintenance, management fees, and depreciation can be deducted from rental income.
It's something we develop in our Belgium property pack.
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 easy is it to rent out a property in Belgium, and what tenant-protection laws should I know about?
Belgium offers strong rental demand in major cities but comes with some of Europe's most tenant-friendly legislation.
Finding tenants is relatively straightforward in Brussels, Ghent, and Antwerp, particularly for properties targeting expats, students, and young professionals. Smaller cities and rural areas may experience longer vacancy periods.
Belgian tenant protection laws heavily favor renters, making evictions extremely difficult except for non-payment or specific contract breaches. Standard residential leases run for nine years with regulated rent increases.
Landlords must provide significant notice for tenant termination and face strict procedures for eviction. These laws create stability for tenants but require landlords to be highly selective in tenant screening.
Rental income provides steady cash flow in major markets, but landlords should factor in potential vacancy periods and the difficulty of removing problematic tenants when calculating returns.
How do property rights and inheritance rules work for foreigners buying in Belgium?
Foreign buyers enjoy full property ownership rights in Belgium, though inheritance can present complexities.
Belgium imposes no restrictions on property ownership for most foreign buyers, whether from EU or non-EU countries. Foreigners can own property in their personal name, through a company, or in joint ownership arrangements.
Belgian forced heirship rules apply to all property owners, requiring a portion of estates to pass to children or spouses regardless of will instructions. These rules can be complex for non-residents with assets in multiple countries.
Proper estate planning becomes crucial for foreign property owners, particularly those with international assets. Professional legal advice is essential to structure ownership in compliance with both Belgian law and the buyer's home country regulations.
Property rights are well-protected under Belgian law, with clear title registration systems and established legal procedures for dispute resolution.
What are the hidden costs or bureaucratic hurdles that often surprise expats buying here?
Several unexpected costs and procedural requirements often catch first-time foreign buyers off-guard in Belgium.
Complex registration tax variations between regions create confusion, with Brussels' 12.5% rate (above €200,000) significantly higher than Flanders' 2% rate. Local building code compliance and mandatory energy certificates add costs and delays.
Mandatory notary involvement increases both costs and timeframes, though it provides legal protection. Energy Performance Certificate (EPC) requirements may necessitate property improvements before sale or rental.
Some regions impose speculative taxes on rapid property resale, while strict building permit requirements can delay renovation projects. Banking procedures for non-residents often take longer than anticipated.
It's something we develop in our Belgium property pack.
How does buying compare financially and practically with just renting long-term in Belgium?
The rent-versus-buy decision in Belgium heavily depends on residency status, investment timeline, and personal circumstances.
Renting may prove cheaper in the short term due to high transaction costs (11-15% of purchase price) and moderate rental yields. However, buying offers capital growth potential, especially in prime locations like Brussels and Antwerp.
For long-term residents planning to stay 7+ years, buying typically provides better financial outcomes due to capital appreciation and eventual elimination of rental payments. Shorter-term residents often benefit more from renting flexibility.
Homeownership becomes straightforward for established residents but presents challenges for "invest-and-go" strategies due to high transaction costs and bureaucratic complexity.
The decision should factor in Belgium's tenant-friendly laws, which provide rental security, against the benefits of building equity and gaining protection against rent increases through ownership.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Belgium presents a stable, transparent property market ideal for long-term investors and residents rather than short-term speculators.
The combination of high transaction costs, moderate yields, and strong tenant protections makes careful market selection and long-term commitment essential for success.