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 offers significantly cheaper property prices than France, with apartments averaging €3,050-€3,100 per square meter compared to France's €3,800-€3,900.
However, Belgium comes with higher transaction costs (7-12.5% vs 8-9%), higher annual property taxes, and elevated utility expenses. While Belgian property yields are slightly better in provincial cities, France provides more favorable capital gains and inheritance tax structures for long-term investors. The choice depends on your investment timeline, target region, and tax situation.
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 property is 15-20% cheaper than France for both apartments and houses, but transaction costs and ongoing expenses are notably higher.
French property offers better long-term tax advantages and more regional price variation, while Belgium provides superior rental yields outside major cities.
| Aspect | Belgium | France |
|---|---|---|
| Average Apartment Price (€/m²) | €3,050-€3,100 | €3,800-€3,900 |
| Average House Price (€/m²) | €2,040-€2,080 | €2,480-€2,930 |
| Transaction Costs | 7-12.5% | 8-9% |
| Mortgage Rates (20-year) | ~3% | ~3.3% |
| Rental Yields | 3-5% | 2.5-4.5% |
| 5-Year Price Growth | 12-13% | 3-6% |
| Monthly Utilities (90m²) | €100-€200 | €75-€180 |
How much is the average price per square meter for an apartment in Belgium compared to France?
Apartments in Belgium cost significantly less than in France, with Belgian apartments averaging €3,050-€3,100 per square meter compared to €3,800-€3,900 in France as of September 2025.
This represents a price difference of approximately 20% in Belgium's favor across national averages. In major cities, the gap becomes even more pronounced - Brussels apartments range from €3,520-€4,230 per square meter, while Paris commands €9,400-€9,900 per square meter.
The most affordable Belgian cities like Charleroi and Liège offer apartments from €1,600-€2,400 per square meter, whereas France's cheapest major cities such as Limoges and Saint-Étienne start from €1,100-€1,800 per square meter. However, Belgium's cheaper regions still provide better value than most mid-tier French cities.
For investors seeking affordable apartment markets, Belgium's provincial cities offer competitive pricing with better infrastructure and proximity to major European markets compared to France's cheapest regions.
It's something we develop in our Belgium property pack.
How much is the average price per square meter for a house in Belgium compared to France?
Houses in Belgium are notably more affordable than in France, with Belgian houses averaging €2,040-€2,080 per square meter versus €2,480-€2,930 in France.
This pricing advantage extends across most regions, with Belgium offering approximately 15-30% lower house prices depending on the specific location. Belgian rural areas and smaller towns provide exceptional value, often featuring traditional architecture and larger lot sizes than comparable French properties.
The price differential becomes particularly attractive for families seeking larger homes with gardens, as Belgium's compact size means even rural properties maintain good connectivity to major cities and employment centers. French houses, while more expensive, often come with larger land parcels in rural areas.
Belgium's house market benefits from consistent demand from neighboring countries, particularly Netherlands and Germany, which helps maintain price stability while keeping costs below French levels.
What are the typical property taxes and annual charges in Belgium versus France?
Belgium imposes higher annual property taxes than France, with rates reaching 1.25-2.5% of cadastral value plus substantial municipal supplements that can add 18-50% on top.
Belgian property owners face withholding taxes that vary significantly by region, with Flemish areas typically charging the highest rates. Municipal surcharges are particularly steep in cities like Brussels and Antwerp, potentially doubling the base tax rate.
France's property tax system is more predictable, with taxe foncière ranging from 0.5-1.5% of cadastral value. French property owners also benefit from the elimination of taxe d'habitation for primary residences, though second-home owners still pay this tax.
However, France applies a real estate wealth tax (IFI) on properties valued above €1.3 million, with rates from 0.5-1.5% annually. Belgium has no equivalent wealth tax on real estate, making it more attractive for high-value property investments.
Annual charges in Belgian apartment buildings often include higher management fees due to stricter maintenance requirements and energy efficiency standards.
How high are notary and registration fees when buying property in Belgium compared to France?
Belgium charges higher transaction costs than France, with total fees ranging from 7-12.5% for existing properties compared to France's 8-9%.
| Country | Registration Fees | Notary Fees | Total for Main Residence |
|---|---|---|---|
| Belgium (Flanders) | 10-12.5% | 1-2% | 2-3% (reduced rate) |
| Belgium (Wallonia) | 12.5% | 1-2% | 2-3% (reduced rate) |
| Belgium (Brussels) | 12.5% | 1-2% | No reduction |
| France (existing) | 7-8% | 1% | 8-9% total |
| France (new) | 2-3% | 1% | 3-4% total |
Belgian regions offer reduced registration fees for primary residences, bringing costs down to 2-3% in Flanders and Wallonia. Brussels maintains full rates regardless of residence status, making it the most expensive Belgian region for property transactions.
France provides more favorable treatment for new properties, charging only 3-4% total transaction costs compared to 8-9% for existing properties. This makes French new-build developments particularly attractive from a transaction cost perspective.
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What are the mortgage interest rates and loan conditions like in Belgium versus France?
Belgium offers slightly better mortgage rates than France, with 20-year fixed rates averaging around 3% compared to France's 3.3% as of September 2025.
Belgian banks typically provide loan-to-value ratios of 80-90% for residents, with some lenders offering up to 100% financing for high-income borrowers. French lenders have become more conservative since 2023, often limiting LTV ratios to 80% and implementing stricter debt-to-income requirements.
Both countries require stable income documentation and impose stricter conditions on foreign buyers. Belgian banks generally show more flexibility for EU residents, while French banks focus heavily on debt service ratios not exceeding 35% of gross income.
Mortgage terms in Belgium can extend up to 30 years, similar to France, but Belgian lenders often require higher down payments from non-residents. Interest rate negotiations tend to be more favorable in Belgium for borrowers with strong credit profiles.
Processing times are typically faster in Belgium, averaging 6-8 weeks compared to 8-12 weeks in France for standard mortgage applications.
How do monthly utility costs such as electricity, heating, and water compare between Belgium and France?
Belgium has higher utility costs than France, with monthly bills for a 90-square-meter apartment averaging €100-€200 compared to €75-€180 in France.
Belgian electricity rates include substantial environmental levies and grid maintenance fees that drive up costs beyond basic consumption charges. Natural gas prices in Belgium also exceed French rates due to different supply contracts and distribution infrastructure.
French utility costs vary significantly by region, with Paris commanding higher rates while southern regions benefit from lower heating needs and regional pricing advantages. Belgium's more uniform climate results in consistent heating costs across the country.
Water charges in Belgium include higher fixed components and stricter consumption monitoring, contributing to elevated monthly bills. French water costs depend heavily on local municipality pricing, creating substantial regional variation.
Energy efficiency requirements in Belgium are stricter, potentially leading to higher upgrade costs but lower long-term consumption. Both countries offer subsidies for energy-efficient improvements, though Belgian programs tend to be more generous.
How much does it usually cost to maintain or renovate a property in Belgium compared to France?
Property maintenance costs are higher in Belgium, averaging €35-€45 per square meter annually for apartments compared to €25-€40 in France.
Belgian renovation costs range from €900-€1,600 per square meter depending on the scope of work, while French renovations typically cost €800-€1,500 per square meter. Labor costs in Belgium are elevated due to higher social charges and stricter building regulations.
Belgium requires more frequent building inspections and compliance with energy efficiency standards, increasing ongoing maintenance expenses. French maintenance requirements are less stringent, particularly in rural areas, allowing for more flexible renovation approaches.
Material costs are generally comparable between the two countries, but Belgian projects often require specialized contractors familiar with unique building techniques and historical preservation requirements.
Both countries offer renovation tax incentives, but Belgium's programs provide more substantial rebates for energy efficiency improvements, potentially offsetting higher upfront costs over time.
What are the average rental yields and returns on investment in Belgium versus France?
Belgium offers slightly better rental yields than France, with gross returns ranging from 3-5% compared to France's 2.5-4.5%.
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.
Brussels city center delivers yields of 3.5-4.5%, while secondary cities like Liège and Charleroi can achieve up to 6% gross returns due to lower property prices and consistent rental demand from students and workers.
French yields vary dramatically by location, with Paris delivering under 3% while mid-sized cities and affordable districts can reach 5%. French rental markets benefit from stronger tenant protection laws, ensuring more stable long-term occupancy.
Belgian rental markets maintain higher occupancy rates due to housing shortages in major cities and strong demand from EU workers. French markets offer more seasonal variation, particularly in tourist areas, but provide better long-term appreciation potential.
Both countries impose rent control measures in major cities, but Belgium's regulations are less restrictive, allowing for more flexible rental increases aligned with market conditions.
How do inheritance taxes and capital gains taxes differ between Belgium and France for property owners?
Belgium imposes harsh inheritance taxes reaching up to 30% for children and 80% for non-relatives, while maintaining no capital gains tax on private property held longer than five years.
French inheritance taxes peak at 45% but offer more favorable treatment for direct heirs, with substantial allowances reducing the effective tax burden for family transfers. France applies 19% capital gains tax plus 17.2% social charges on non-principal residences, but these rates taper to zero after 22-30 years of ownership.
Belgian property investors benefit from immediate tax-free capital gains on long-term holdings, making it attractive for buy-and-hold strategies. However, the high inheritance tax burden requires careful estate planning for wealth transfer.
France provides better long-term planning flexibility with its tapering capital gains structure, rewarding extended ownership periods. French inheritance planning offers more sophisticated trust and ownership structures for tax optimization.
It's something we develop in our Belgium property pack.
Which regions in Belgium are the cheapest and how do they compare with affordable regions in France?
Belgium's most affordable regions include Hainaut, Liège, Namur, and rural Wallonia, where apartments sell below €2,200 per square meter and houses cost even less.
Charleroi stands out as Belgium's most affordable major city, offering excellent transport links to Brussels while maintaining property prices 50-60% below the capital. The city's ongoing urban renewal projects are driving gradual price appreciation while preserving affordability.
France's cheapest regions center around central rural areas like Creuse, along with cities such as Limoges, Saint-Étienne, and Perpignan, where prices start from €1,100-€1,800 per square meter. These areas often feature larger properties with significant land parcels.
Belgian affordable regions maintain better connectivity to major European markets due to the country's central location and dense transport network. French cheap regions typically offer larger properties and lower living costs but may have limited employment opportunities.
Investment potential in Belgian affordable regions benefits from spillover demand from expensive neighboring countries, while French cheap regions rely more on domestic buyers and retirees seeking rural lifestyles.
How fast are property prices increasing in Belgium compared to France over the past five years?
Belgian property prices have increased 12-13% over the past five years, significantly outpacing France's modest 3-6% growth during the same period.
Brussels has experienced the strongest growth within Belgium, driven by EU institutional demand and international business expansion. Wallonia has shown the most restrained price increases, creating opportunities for value-conscious investors.
French price growth has been uneven, with Paris showing near-zero appreciation while southern regions and medium-sized cities demonstrate stronger performance. The French market's maturity and larger size create more stable but slower appreciation patterns.
Annual price growth in Belgium averaged around 3% in 2024-2025, indicating a cooling from previous years but maintaining positive momentum. French annual growth has been more volatile, ranging from negative in some Parisian markets to 5-7% in emerging secondary cities.
Belgian price growth benefits from limited housing supply and strong demand from neighboring countries, while French growth depends more heavily on domestic economic conditions and regional development policies.
If I plan to live there, how do overall living costs like food, transport, and services compare between Belgium and France?
Belgium's overall living costs are 5-10% higher than France, with Brussels and Antwerp driving most of this premium through elevated housing, transport, and service costs.
Belgian grocery costs exceed French prices due to higher taxes and import duties, particularly affecting fresh produce and alcohol. Restaurant dining costs are comparable in Brussels and Paris but significantly cheaper in French provincial cities compared to Belgian equivalents.
Public transport in Belgium costs more than most French regions, though the quality and coverage are generally superior in major Belgian cities. Healthcare services are excellent in both countries, but Belgian private healthcare supplements can be more expensive.
French advantages include cheaper groceries, especially in rural and southern areas, along with more affordable dining and entertainment options outside major cities. France's larger domestic market creates more price competition in consumer goods.
Professional services like banking, insurance, and telecommunications tend to cost more in Belgium, while France offers more competitive pricing due to market size and regulatory differences. Both countries provide excellent quality of life, but Belgium's higher costs require careful budget planning for residents.
It's something we develop in our Belgium property pack.
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 emerges as the more affordable option for property purchases, offering 15-20% lower prices than France for both apartments and houses across most regions.
However, higher transaction costs, elevated property taxes, and increased utility expenses in Belgium require careful consideration of total ownership costs beyond the initial purchase price.