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
Yes, foreigners can get a mortgage in Belgium, but banks are pickier than they used to be, especially if you don't live in Belgium or earn your income in euros.
The National Bank of Belgium has tightened mortgage lending rules, which means you'll likely need a bigger down payment and a cleaner financial profile than local buyers.
We constantly update this blog post to reflect the latest lending conditions, interest rates, and bank policies 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.
Can foreigners get a mortgage in Belgium right now?
Can a foreigner get a residential mortgage in Belgium right now?
Yes, foreigners can generally obtain a residential mortgage in Belgium, though banks have become more cautious due to tighter lending rules from the National Bank of Belgium that came into effect in late 2025.
EU and EEA citizens who already live in Belgium and earn their income in euros typically have the easiest path to mortgage approval, since Belgian banks can easily verify their employment, taxes, and address.
The most common restriction Belgian banks impose on foreign applicants is requiring a larger down payment, often 20% to 30% of the property price, compared to the 10% to 20% that residents with strong profiles might need.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about Belgium.
Can I get a mortgage in Belgium without residency?
Getting a mortgage in Belgium without residency is possible, but it's harder and your choice of banks shrinks quickly since some lenders explicitly require applicants to live in Belgium.
Permanent residents and people with work visas living in Belgium generally qualify most easily, while temporary residents may face extra scrutiny, and non-residents living abroad will find only a handful of banks willing to consider their application.
Banks typically require non-resident applicants to provide a larger down payment, often 25% to 35% of the property price, along with extensive documentation proving stable income and the source of their funds.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in Belgium.
Do banks require a local work contract in Belgium right now?
Belgian banks don't always require a local work contract, but having one significantly speeds up the approval process because banks can easily verify your income, taxes, and employment stability.
If you don't have a Belgian work contract, banks typically accept foreign employment contracts, tax returns, bank statements showing regular income deposits, and in some cases rental income, though they may apply a "haircut" to foreign income when calculating how much you can borrow.
When applicants do have a local Belgian work contract, most banks prefer to see at least 3 to 6 months of employment history, and they're more cautious if you're still in your probation period.
Can self-employed foreigners qualify for a mortgage in Belgium?
Yes, self-employed foreigners can qualify for a mortgage in Belgium, but they should expect more paperwork, stricter income verification, and often a more conservative loan amount or higher down payment requirement.
Belgian banks typically want to see at least 2 to 3 years of consistent self-employment history, complete with business financials, tax returns, and evidence of stable or growing income before they feel comfortable lending to self-employed applicants.
Is foreign income accepted for mortgages in Belgium right now?
Belgian banks do accept foreign income for mortgage applications, but the process is smoother when your income is in euros and comes from a country where the bank can easily verify your employment and tax situation.
When your income comes from abroad, banks typically require certified translations of employment contracts and payslips, apostilled or legalized tax returns, several months of bank statements showing regular deposits, and sometimes a letter from your employer confirming your position and salary.
Can I buy a primary home (and an investment property?) with a mortgage in Belgium as a foreigner?
Yes, foreigners can obtain a mortgage for a primary home in Belgium, and this is generally the most bank-friendly scenario since lenders view owner-occupied properties as lower risk than investment purchases.
Getting a mortgage for an investment property in Belgium as a foreigner is also possible, but you'll typically need more equity (often 25% to 40% down), and banks will scrutinize your financial profile more carefully because buy-to-let lending is treated as higher risk under Belgium's prudential rules.
If you're buying for investment, you might want to check our blog article about buying and renting out 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.
What are the eligibility rules banks actually use in Belgium?
What minimum monthly income do I need in Belgium as of 2026?
As of early 2026, there is no official minimum income threshold, but based on median Belgian property prices and typical affordability rules, you'll realistically need a net monthly income of around 3,200 to 4,000 euros (roughly 3,400 to 4,300 USD) to qualify for a mortgage on an average-priced home in Belgium.
Most approved borrowers in Belgium tend to have household incomes in the range of 3,500 to 6,000 euros net per month (about 3,700 to 6,400 USD), which gives them enough breathing room to meet bank affordability tests while still covering living expenses.
The minimum income you need scales directly with the property price: for a 280,000 euro home with 80% financing, expect to need around 3,200 to 3,600 euros monthly, while a 400,000 euro purchase pushes that requirement up to 4,500 to 5,500 euros or more.
Yes, Belgian banks generally allow you to combine household incomes from multiple applicants (such as spouses or partners) to meet the minimum threshold, which is helpful for couples buying together.
What debt-to-income limit do banks use in Belgium right now?
Belgian banks don't publish a single universal debt-to-income cap, but in practice they typically want your total monthly debt payments (including the new mortgage) to stay below 30% to 40% of your net monthly income, with tighter limits for riskier profiles.
When calculating your debt-to-income ratio, Belgian banks include all existing financial obligations such as car loans, personal loans, credit card balances, student loans, and any other mortgage payments you're already making.
Do I need a local credit score in Belgium right now?
Belgium doesn't have a single-number credit score system like the United States, so banks rely instead on their own internal risk assessments, your documented financial behavior, and any credit history they can access through Belgian databases.
Foreign credit reports can serve as supporting evidence to show you have a history of responsible borrowing, but they don't replace what Belgian banks really want: clean bank statements, stable income proof, low existing debts, and clear documentation of your identity and residency situation.
Do banks require a local guarantor in Belgium right now?
Most Belgian banks do not require a local guarantor for straightforward mortgage applications from residents with stable income and adequate down payments.
Banks are most likely to request a guarantor when the applicant is a non-resident, has a complex or hard-to-verify income situation, wants to borrow a very high percentage of the property value, or has a limited credit history in Belgium.
If a guarantor is required, that person typically needs to be a Belgian resident (or EU resident) with a stable income, good credit standing, and sufficient financial capacity to cover the mortgage payments if the primary borrower cannot.
Make a profitable investment in Belgium
Better information leads to better decisions. Save time and money. Download our guide.
How much cash do I need upfront in Belgium as of 2026?
What's the minimum down payment in Belgium right now?
For foreign buyers in Belgium, the realistic minimum down payment is typically 20% to 30% of the property price, because Belgium's macroprudential rules discourage banks from offering high loan-to-value mortgages, especially to non-residents.
Across different banks and buyer profiles, down payment requirements in Belgium range from about 10% for residents with excellent financial profiles up to 40% or more for non-residents buying investment properties.
You might secure a lower down payment (closer to 10% to 15%) if you are an EU citizen living and working in Belgium with a stable euro-denominated income, a strong savings history, low existing debts, and you're buying an owner-occupied primary residence.
What loan terms can I realistically get in Belgium as of 2026?
What mortgage interest rates are typical in Belgium as of 2026?
As of early 2026, typical mortgage interest rates in Belgium for borrowers with strong profiles range from about 3.0% to 3.7% for fixed-rate loans, based on ECB data showing euro area house-purchase rates around 3.3% in late 2025.
The interest rate you receive in Belgium depends most heavily on your loan-to-value ratio (how much you're borrowing versus the property value), your income stability and verifiability, the fixation period you choose, and whether you're a resident or non-resident.
Non-resident foreigners or those with harder-to-verify income typically pay a risk premium of 0.2% to 0.8% above the rates offered to local residents, or they may face stricter loan-to-value caps instead of (or in addition to) higher rates.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in Belgium.
Are fixed-rate mortgages available in Belgium right now?
Yes, fixed-rate mortgages are widely available in Belgium and are actually the most popular choice among borrowers, since Belgium is considered a "fixed-rate friendly" market where payment stability is highly valued.
Belgian banks typically offer fixed-rate periods of 10, 15, 20, or even 25 years, allowing borrowers to lock in their interest rate for most or all of the loan term, though shorter fixation periods (like 5 years) are also available for those willing to accept some rate-reset risk.
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.
How do I maximize approval chances in Belgium right now?
What financial profile gets "yes" fastest in Belgium right now?
The ideal profile for fast mortgage approval in Belgium is someone who lives in Belgium (with a registered address), earns a stable income in euros from a verifiable employer, has at least 20% down payment ready, carries little to no existing debt, and has cash reserves left over after covering the down payment and transaction costs.
Banks in Belgium consider an income of at least 4,000 to 5,000 euros net per month (around 4,300 to 5,400 USD) with a debt-to-income ratio below 30% as ideal for quick approval on a typical property purchase.
Stable, salaried employment with a permanent contract (past the probation period) and at least 6 to 12 months of employment history is most favored by Belgian banks, though long-standing self-employed applicants with 3 or more years of consistent income can also qualify smoothly.
A down payment of 20% or more signals a strong applicant profile in Belgium, because it aligns with the National Bank of Belgium's prudential direction discouraging high loan-to-value lending.
We give more detailed tips in our pack covering the property buying process in Belgium.
What mistakes make foreigners get rejected in Belgium right now?
The most common mistake foreigners make is applying for 90% to 100% financing as a non-resident, which almost never gets approved because Belgium's macroprudential rules strongly discourage banks from taking on high loan-to-value risk, especially with cross-border borrowers.
The biggest financial red flag that disqualifies foreign applicants is income that's difficult to verify, unstable, or paid in a volatile non-euro currency, combined with messy or incomplete documentation such as untranslated contracts, unexplained large transfers in bank statements, or unclear tax records.
Get to know the market before you buy a property in Belgium
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
Which banks say yes to foreigners in Belgium right now?
Which banks are most foreigner-friendly in Belgium as of 2026?
As of early 2026, the banks generally considered most foreigner-friendly in Belgium include BNP Paribas Fortis, ING Belgium, and Belfius, as they have larger international client bases (especially in Brussels) and more experience handling cross-border documentation and expat profiles.
What makes these banks more accessible is their established expat services, multilingual staff, familiarity with non-Belgian income documentation, and in some cases dedicated private banking or affluent client channels that are comfortable working with international assets and complex financial situations.
Which banks accept non-resident borrowers in Belgium right now?
The list of banks that accept non-resident borrowers in Belgium is short and changes based on internal policy: some larger banks like BNP Paribas Fortis and ING Belgium may consider non-resident applications on a case-by-case basis, while others like KBC Brussels explicitly state they only serve Belgian residents with euro income.
Banks that do accept non-residents typically require a larger down payment (often 25% to 40%), more extensive documentation (apostilled translations, proof of funds origin), and may charge slightly higher interest rates or impose stricter loan-to-value caps.
Do international banks lend more easily in Belgium right now?
International banks don't necessarily lend more easily in Belgium, but they may be better equipped to handle cross-border documentation, multi-currency income situations, and clients who already have a relationship with them in another country.
International banks with a presence in Belgium include BNP Paribas Fortis (part of the French BNP Paribas group), ING Belgium (Dutch parent company), and Deutsche Bank, though their Belgian mortgage offerings still must comply with local prudential rules.
The main advantage of using an international bank is that if you already have a private banking or wealth management relationship with them elsewhere, they may be more willing to consider your full financial picture across countries, potentially leading to faster approval or better terms.
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 | Why We Trust It | How We Used It |
|---|---|---|
| National Bank of Belgium (NBB) | Belgium's central bank that sets mortgage lending rules. | We used it to understand the real rules banks follow for loan-to-value limits. We also verified that tighter lending measures are still active in early 2026. |
| Bank for International Settlements (BIS) | Leading international institution documenting central bank policies worldwide. | We used their Belgium case study to understand how loan-to-value buckets work in practice. We cross-checked their findings against NBB publications. |
| Statbel | Belgium's official national statistics office. | We used their Q3 2025 house price data to calculate realistic down payments and income needs. We relied on their median prices as a neutral baseline. |
| ECB Data Portal (MIR Statistics) | Official harmonized interest rate statistics for the eurozone. | We used their Belgium mortgage rate series to anchor our interest rate estimates. We translated the official data into practical borrower-facing ranges. |
| KBC Brussels | A major Belgian bank with clearly published lending criteria. | We used their mortgage page to show that some banks explicitly require Belgian residency. We referenced their documentation requirements as a practical example. |
| Flemish Government (Vlaanderen.be) | Official regional tax authority for Flanders. | We used their registration duty information to calculate upfront cash needs in Flanders. We turned their tax rules into simple estimates for buyers. |
| Brussels-Capital Region Tax Portal | Official Brussels tax authority with current rules and abatements. | We used it to understand Brussels-specific registration costs. We factored their abatement rules into our cash requirement estimates. |
| FSMA (Financial Services and Markets Authority) | Belgium's official financial market regulator. | We used their consumer guidance to frame mortgage rights and the approval process. We relied on them for regulatory context rather than pricing. |
| IMF Financial Sector Assessment Program | Gold-standard external review of Belgium's financial stability framework. | We used it to validate how prudential rules constrain riskier lending. We cross-checked their findings with NBB data for consistency. |
| Febelfin | The main federation representing banks in Belgium. | We used it to map which banks operate in Belgium. We relied on it as a neutral sector overview rather than for specific lending terms. |
Get the full checklist for your due diligence in Belgium
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
