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
Buying property in Belgium requires understanding complex regional tax differences and substantial upfront costs, but the process is straightforward with proper preparation. The Belgian property market offers strong legal protections through its notarial system, though foreigners face stricter mortgage requirements and need to budget 25-30% of the purchase price for total upfront costs including taxes, fees, and deposits.
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 buying process involves significant upfront costs (25-30% of purchase price for foreigners) and regional variations in transfer taxes, but offers strong legal protections through the notarial system.
As of 2025, registration duties have been reduced to 2-3% for primary residences in most regions, though new-build properties face 21% VAT instead of registration taxes.
| Cost Component | Percentage/Amount | Who Pays |
|---|---|---|
| Registration Tax (Existing Properties) | 2-3% (primary residence) | Buyer |
| VAT (New-Build Properties) | 21% | Buyer |
| Notary Fees | 0.2-4% (avg 1.6%) | Buyer |
| Real Estate Agent Fees | 3-5% | Seller |
| Mortgage Down Payment | 10-20% (20%+ for foreigners) | Buyer |
| Annual Property Tax | 0.8-1.2% of cadastral value | Owner |
| Total Upfront Costs | 25-30% of purchase price | Buyer |
How much money do I actually need upfront to buy a property in Belgium including deposit, taxes, and notary fees?
You need between 25-30% of the property's purchase price as upfront cash when buying in Belgium, with foreigners typically requiring the higher end of this range.
The breakdown includes a 10-20% deposit (20% minimum for foreign buyers), plus transaction costs ranging from 11-15% for existing properties or up to 22% for new-build properties. Belgian banks require stricter down payments from non-residents, often demanding at least 20% compared to the 10% sometimes available to Belgian residents.
For a €300,000 existing property in Flanders, expect to pay around €60,000 in registration tax (2%), €4,800 in notary fees (1.6%), plus a €60,000 deposit if financing 80%. Administrative costs add another €1,000-€1,500. New-build properties face 21% VAT instead of registration tax, significantly increasing upfront costs.
Additional expenses include mortgage arrangement fees (about 1% of loan value), building surveys, legal fees, and moving costs. Always budget an extra 2-3% beyond calculated costs for unexpected expenses during the transaction process.
It's something we develop in our Belgium property pack.
What are the exact property transfer taxes in Belgium and do they differ by region?
Belgium's property transfer taxes vary significantly by region, with major reductions implemented in 2025 for primary residences.
In Flanders, registration duties dropped to 2% for sole primary residences from January 1, 2025 (previously 3%). Wallonia and Brussels reduced rates to 3% for first-home buyers purchasing their main residence. These reduced rates apply only under specific conditions including residency requirements and property value limits.
Standard registration duties remain at 12.5% for investment properties, second homes, or buyers not meeting reduced-rate criteria across all regions. Special "modest home" rates may apply in Wallonia for properties under certain value thresholds, offering further reductions for qualifying buyers.
New-build properties don't pay registration duties but face 21% VAT instead, making them significantly more expensive upfront. The VAT applies to the construction value, while land typically carries standard registration duties.
Each region sets its own rules for eligibility, so verify current requirements with a local notary before purchase to ensure you qualify for reduced rates.
How expensive are notary fees in Belgium and how are they calculated?
Notary fees in Belgium follow a legally mandated degressive scale, typically costing 0.2-4% of the property price, averaging around 1.6% for most transactions.
The fee structure decreases as property values increase: higher percentages apply to lower price brackets, with reduced rates for expensive properties. For example, a €200,000 property might incur 2.5% in notary fees, while a €500,000 property pays closer to 1.2%.
Additional administrative costs of €800-€1,500 cover registry searches, deed registration, and official documentation. These fixed fees don't scale with property value and include obtaining certificates, updating land registry records, and processing legal requirements.
Use official calculators at Notaris.be or Hypotheek.winkel for precise calculations based on your specific transaction. Remember that notary fees are non-negotiable as they're set by Belgian law, unlike real estate agent commissions.
Complex transactions involving multiple properties, commercial elements, or unusual legal structures may incur additional hourly charges beyond the standard scale.
What are the mortgage rules in Belgium, like the maximum loan-to-value ratio and required down payment?
Belgian banks typically offer loan-to-value ratios of 80-90% for residents, but foreigners face stricter requirements with maximum 80% LTV and often need 20-25% down payments.
| Borrower Type | Maximum LTV | Minimum Down Payment |
|---|---|---|
| Belgian Residents | 80-90% | 10-20% |
| EU Citizens (Residents) | 80-85% | 15-20% |
| EU Citizens (Non-Residents) | 70-80% | 20-30% |
| Non-EU Foreigners | 60-75% | 25-40% |
| Investment Properties | 60-70% | 30-40% |
Mortgage-related costs include arrangement fees (approximately 1% of loan value) plus 0.3% mortgage registration duty. Banks require proof of stable income, typically demanding employment contracts extending at least two years beyond the mortgage term for employees.
Self-employed borrowers face additional scrutiny, needing three years of tax returns and business accounts. Foreign income must be verified through official translations and apostilled documents, significantly extending application timelines.
Interest rates in 2025 range from 3.5-5.5% depending on loan term, borrower profile, and bank relationship. Fixed-rate mortgages are standard, with terms typically spanning 15-25 years for foreign buyers.
How long does it usually take from signing the purchase agreement to getting the keys in Belgium?
The Belgian property buying process typically takes 2-4 months from signing the preliminary purchase agreement (compromis) to receiving keys at the notarial deed signing.
The timeline begins with a 7-10 day cooling-off period after signing the compromis, during which buyers can withdraw without penalty. Following this, the notary conducts legal searches, verifies property documents, and prepares the final deed while buyers arrange financing and complete mortgage applications.
Mortgage approval adds 4-8 weeks depending on bank efficiency and borrower documentation completeness. Foreign buyers often experience longer delays due to additional verification requirements for income sources and legal status verification.
Property surveys, energy certificates, and urban planning verifications run parallel to financing, typically completing within 6-8 weeks. New-build properties may have extended timelines due to construction completion schedules and final inspections.
Delays commonly occur due to incomplete documentation, mortgage approval complications, or discovering property defects requiring renegotiation. Plan for potential extensions, especially during busy periods or when dealing with complex transactions involving multiple parties.
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What documents and certificates do I need to provide when buying a property in Belgium?
Belgian property purchases require extensive documentation from both buyer and seller, with specific certificates ensuring property compliance and buyer eligibility.
Buyers must provide valid passport or ID, proof of funds (bank statements showing deposit availability), mortgage pre-approval letter, and proof of income (employment contracts, tax returns, payslips). Foreign buyers need additional residency documentation or visa status verification.
Property-specific documents include the energy performance certificate (EPC), urban planning certificate confirming legal construction compliance, electrical safety certificate for installations older than 25 years, and soil certificates for certain locations with potential contamination risks.
The seller provides a detailed property description, cadastral information, building permits for recent renovations, homeowners association documents (for apartments), and insurance certificates. All certificates must be current, typically issued within 6-12 months of the sale.
Missing or expired certificates can halt transactions, so verify document completeness early in the process. Your notary will review all documentation and may request additional certificates based on property characteristics or local requirements.
How strict are Belgian banks when it comes to approving mortgages for foreigners or expats?
Belgian banks apply significantly stricter criteria to foreign mortgage applicants, with approval rates lower than for Belgian residents and extended processing times.
Banks scrutinize foreign income sources intensively, requiring apostilled employment contracts, three years of tax returns, and official translations of all documents. EU citizens with local employment face moderate additional requirements, while non-EU applicants encounter the strictest assessment criteria.
Income stability requirements are higher for foreigners, with banks typically demanding employment contracts extending 3-5 years beyond mortgage term completion. Self-employed foreign applicants face near-impossible approval odds unless demonstrating substantial Belgian business presence and local tax history.
Additional requirements include higher down payments (20-40% versus 10-20% for residents), local bank account establishment, and often requiring local guarantors or additional collateral. Some banks simply refuse foreign applicants for certain mortgage products.
Success rates improve with local employment, long-term Belgian residency, or substantial existing banking relationships. Consider working with mortgage brokers specializing in foreign client services to identify the most accommodating lenders.
What are the ongoing property taxes and annual ownership costs in Belgium?
Annual property ownership costs in Belgium center on the property tax (précompte immobilier/onroerende voorheffing), typically ranging 0.8-1.2% of the cadastral value, which is generally lower than market value.
Property taxes vary by municipality, with urban areas like Brussels and Antwerp charging higher rates than rural regions. The cadastral value often represents 60-80% of current market value, making effective tax rates moderate compared to other Western European countries.
Mandatory costs include building insurance (€200-€800 annually depending on property value and coverage), utilities connections and consumption, and condominium fees for apartments (€50-€200 monthly depending on building services and maintenance requirements).
Additional annual expenses include waste collection fees (€100-€300), potential homeowners association contributions, and periodic maintenance reserves. Properties with gardens face additional costs for landscaping and municipal green waste fees.
Budget approximately 1.5-2.5% of property value annually for total ownership costs including taxes, insurance, utilities, and basic maintenance. Older properties require higher maintenance budgets, while new-builds benefit from warranty coverage reducing early ownership costs.
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 much are real estate agent fees in Belgium and who typically pays them?
Real estate agent fees in Belgium range from 3-5% of the sale price and are typically paid by the property seller, not the buyer.
Agent commission rates vary based on property value, location, and market conditions, with luxury properties sometimes commanding higher percentages while volume sales in popular areas may accept reduced rates. Commission includes marketing, viewings, negotiation, and transaction coordination services.
Buyers using buyer's agents or property search services pay separate fees of €250-€1,000 for specialized assistance, particularly useful for foreign buyers unfamiliar with local markets and procedures. These services include property identification, negotiation support, and coordination with legal and financial professionals.
Some agents offer reduced commission structures for quick sales or exclusive listing agreements, while others charge premium rates for comprehensive marketing packages including professional photography, staging, and international promotion.
Agent fees are negotiable, especially in competitive markets or for high-value properties. However, quality representation often justifies standard commission rates through better pricing, faster sales, and professional transaction management.
What legal protections or risks should I be aware of when buying property in Belgium?
Belgium's notarial system provides strong legal protections through mandatory title verification, registered ownership, and comprehensive due diligence processes.
Legal protections include a 2-year warranty against hidden defects, mandatory disclosure of known property issues, and notarial verification of clear title before completion. The cooling-off period allows penalty-free withdrawal within 7-10 days of signing the preliminary agreement.
Key risks include underestimating total costs (particularly VAT on new-builds), purchasing properties with urban planning violations, or encountering soil contamination issues requiring expensive remediation. Some properties face restrictions on modifications or use changes due to heritage designations or zoning limitations.
Environmental risks include flood zones, soil contamination from previous industrial use, or asbestos in older buildings requiring specialized removal. Always verify insurance availability and costs for properties in high-risk areas before committing to purchase.
Protect yourself by demanding all required certificates, conducting thorough property surveys, and using qualified notaries for transaction oversight. Never skip professional legal advice, especially for complex transactions or properties with unusual characteristics.
How does the process differ if I want to buy a new-build property compared to an existing one in Belgium?
New-build properties in Belgium face 21% VAT instead of registration duties, significantly increasing upfront costs but offering construction warranties and modern building standards.
| Aspect | New-Build Properties | Existing Properties |
|---|---|---|
| Transfer Tax | 21% VAT | 2-12.5% Registration Duty |
| Payment Schedule | Phased payments during construction | Full payment at completion |
| Warranties | 10-year construction guarantee | 2-year hidden defects only |
| Completion Risk | Developer default possible | Immediate availability |
| Customization | Often possible during construction | Post-purchase renovations only |
New-build purchases involve staged payments aligned with construction milestones, requiring careful monitoring of developer financial stability and construction progress. Buyers risk project delays, specification changes, or developer bankruptcy affecting completion.
Legal protections for new-builds include mandatory completion insurance and bank guarantees for advance payments, but buyers should verify these protections exist before making deposits. Construction contracts specify completion dates, penalty clauses, and quality standards.
Existing properties offer immediate occupation and known conditions but may require expensive updates for energy efficiency, safety compliance, or modernization. Renovation costs can be substantial for older properties lacking contemporary standards.
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What are the main pitfalls foreigners face when trying to buy property in Belgium and how can I avoid them?
The most common pitfall for foreign buyers is underestimating total transaction costs, particularly the 21% VAT on new-build properties versus registration duties on existing properties.
- Cost miscalculation: Budget 25-30% of purchase price for total upfront costs including taxes, fees, and deposits. Use official calculators and professional advice for accurate estimates.
- Mortgage approval overconfidence: Secure mortgage pre-approval before house hunting, as foreign applicants face stricter criteria and longer processing times.
- Language barriers: Engage bilingual legal representation and translators for all documentation, as critical details are often lost in translation.
- Regional tax variations: Understand that registration duties vary significantly between Flanders, Wallonia, and Brussels, affecting total costs substantially.
- Documentation inadequacy: Prepare apostilled documents, official translations, and comprehensive financial records well in advance of applications.
Legal pitfalls include purchasing properties with urban planning violations, missing energy certificates, or heritage restrictions limiting modifications. Always verify all required certificates are current and complete before signing preliminary agreements.
Banking relationships matter significantly in Belgium, so establish local accounts and build relationships before applying for mortgages. Consider using mortgage brokers specializing in foreign clients to navigate bank requirements effectively.
Cultural misunderstandings about negotiation styles, timeline expectations, and professional relationships can complicate transactions. Work with experienced local professionals familiar with international client needs.
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.
Buying property in Belgium requires careful financial planning and understanding of regional variations, but the country's strong legal framework and professional standards make it a relatively secure investment destination.
As of September 2025, reduced registration duties for primary residences and established banking relationships provide opportunities for well-prepared foreign buyers to successfully navigate the Belgian property market.
Sources
- Moving to Belgium: Buy Property
- Average House Price Belgium
- Expatica - Buying Property in Belgium
- LexUnion - Registration Duties Reduction
- TaxPatria - Flemish Real Estate Taxation
- MyMDS - Wallonia Registration Duties
- Cairn Legal - Wallonia Registration Fees
- RSM Global - Belgian Real Estate 2025
- Appartement.be - Notary Fees
- Notaire.be - Costs