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 one of the most straightforward property purchase processes in Europe for foreigners.
No residency requirements exist for buying property in Belgium, and all nationalities enjoy equal property rights regardless of their residence status or passport.
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.
Foreigners can buy Belgian property without residency requirements, but property ownership doesn't grant automatic residence permits or visas.
EU and non-EU citizens follow identical purchase procedures and pay the same taxes, though non-EU buyers need separate visa applications for extended stays.
| Aspect | EU Citizens | Non-EU Citizens |
|---|---|---|
| Property Purchase Rights | Full rights, no restrictions | Full rights, no restrictions |
| Residency Required | No | No |
| Registration Duty | 3% Flanders, 12.5-15% Brussels/Wallonia | 3% Flanders, 12.5-15% Brussels/Wallonia |
| Automatic Residence Rights | No (through property) | No (through property) |
| Stay Over 90 Days | Simple registration process | Requires visa/residence permit |
| Rental Rights | Unrestricted | Unrestricted |
| Tax Obligations | Same as residents | Same as residents |
Do I need to be a Belgian resident to buy property in Belgium?
No, you do not need Belgian residency to purchase property in Belgium.
As of September 2025, Belgium maintains one of Europe's most open property markets for foreign buyers. The Belgian government places no restrictions on property ownership based on nationality, residency status, or passport origin.
Both EU and non-EU citizens enjoy identical property rights as Belgian nationals. You can purchase apartments, houses, or commercial real estate without establishing Belgian residency first. This applies to all regions including Flanders, Wallonia, and Brussels-Capital Region.
The purchase process follows the same legal framework regardless of where you currently live. You'll sign the same compromis de vente (preliminary agreement), work with the same notary system, and register the property through identical procedures.
However, owning Belgian property does not automatically grant you residence rights or visa privileges in Belgium.
If I am not a resident, are there restrictions on buying property in Belgium?
Belgium imposes no purchase restrictions on non-resident buyers across all property types and regions.
Non-residents can buy residential properties, commercial buildings, land plots, and mixed-use developments without limitations. There are no caps on property values, no geographic restrictions within Belgium, and no requirements for minimum local presence.
You can purchase multiple properties simultaneously and own them indefinitely regardless of how often you visit Belgium. The legal system treats foreign ownership equally, meaning your property rights remain fully protected under Belgian law.
Financial institutions and notaries process non-resident transactions through standard procedures. Banks may require additional documentation to verify fund sources, but this represents due diligence rather than discriminatory restrictions.
Some practical considerations apply: most transactions above €3,000 must process through regulated bank transfers, and you'll need proper identification and tax documentation for the purchase.
What types of residency permits or visas are required to buy a home in Belgium?
No residency permits or visas are required to purchase Belgian property.
The property acquisition process operates independently from immigration law. You can complete entire purchases remotely without setting foot in Belgium, though most buyers visit for property inspections and final signings.
However, if you plan to live in your Belgian property for more than 90 days annually, visa requirements apply based on your nationality. EU citizens can register for longer stays through simple administrative procedures. Non-EU citizens must obtain appropriate long-stay visas (Type D) or residence permits through standard immigration channels.
Common residence permit categories include work permits, self-employment visas, family reunification, or student permits. Each follows specific criteria unrelated to property ownership.
Property ownership can demonstrate financial ties to Belgium when applying for residence permits, but it doesn't create automatic eligibility or fast-track processing.
Can I get Belgian residency automatically if I purchase property there?
No, purchasing property in Belgium does not automatically grant residency, residence permits, or citizenship.
Belgium operates no "Golden Visa" or residency-by-investment programs linked to real estate purchases. Unlike some European countries, Belgium maintains strict separation between property ownership and immigration status.
Property ownership may support residency applications by demonstrating financial stability and ties to Belgium, but you must still meet standard visa requirements. Work permits require job offers, self-employment permits need business plans, and family reunification requires eligible family members.
EU citizens can establish residency through different procedures after continuous legal residence, typically requiring five years of documented presence in Belgium. Non-EU citizens follow separate pathways with varying timeframes.
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Is there a minimum number of days per year I need to live in Belgium to qualify for residency linked to property ownership?
No minimum stay requirements exist for property ownership in Belgium.
You can own Belgian property indefinitely without visiting the country. Many foreign investors purchase Belgian real estate purely for rental income or capital appreciation while residing elsewhere permanently.
However, if you want to establish Belgian residency for other reasons, different minimum presence requirements apply. EU citizens seeking permanent residence typically need five years of continuous legal residence. Non-EU citizens usually require three to five years depending on their permit category.
These residency requirements operate independently from property ownership. Owning multiple properties or expensive real estate doesn't reduce the time requirements or create special pathways.
For tax purposes, Belgium considers you a tax resident if you maintain your principal residence there for more than 183 days annually, but this affects tax obligations rather than legal residency status.
Does the law treat EU citizens and non-EU citizens differently when it comes to property and residency in Belgium?
Belgian property law treats EU and non-EU citizens identically for purchase rights and ownership privileges.
Both groups follow the same purchase procedures, pay identical transfer taxes, and face no restrictions on property types or locations. Registration duties apply equally: 3% in Flanders for primary residences, and 12.5-15% in Brussels and Wallonia regardless of nationality.
Notary fees, legal costs, and registration procedures remain consistent across all nationalities. Both EU and non-EU citizens can rent out their properties without additional permits or limitations.
The key difference appears in residency rights for extended stays. EU citizens benefit from freedom of movement within the European Union, allowing longer stays through simple registration procedures. Non-EU citizens require appropriate visas or residence permits for stays exceeding 90 days.
For long-term residency applications, EU citizens typically follow streamlined processes after five years of legal residence, while non-EU citizens navigate more complex immigration procedures with varying timeframes.
What are the tax implications for non-residents buying property in Belgium?
| Tax Type | Residents | Non-Residents |
|---|---|---|
| Registration Duty (Flanders Primary) | 3% | 3% |
| Registration Duty (Brussels/Wallonia) | 12.5-15% | 12.5-15% |
| Notary Fees | 0.2-4% + 1% legal fees | 0.2-4% + 1% legal fees |
| Annual Property Tax | Based on cadastral income | Based on cadastral income |
| Rental Income Tax | Progressive tax rates | Must file Belgian tax return |
| Capital Gains (5+ years primary) | Generally exempt | Generally exempt |
| Capital Gains (Other) | 16.5% may apply | 16.5% may apply |
Do I need a Belgian bank account to complete a property purchase as a non-resident?
A Belgian bank account is not legally required, but practical considerations make it highly recommended for most transactions.
Belgian law requires all transactions above €3,000 to process through regulated bank transfers for anti-money laundering compliance. While you can theoretically use foreign accounts, many Belgian banks and notaries prefer local accounts for smoother processing.
Most Belgian banks offer non-resident account options specifically designed for property purchases. These accounts typically require passport identification, proof of address from your home country, and documentation of fund sources.
Opening a Belgian account simplifies utility setup, property management, and ongoing expenses like property taxes and maintenance costs. It also facilitates rental income collection if you plan to lease the property.
Some international banks with Belgian branches can arrange transfers through their networks, but this often involves additional fees and processing delays compared to local accounts.
Are there additional notary or registration fees that apply specifically to non-resident buyers in Belgium?
No additional fees apply specifically to non-resident buyers in Belgian property transactions.
All buyers pay identical notary fees, typically ranging from 0.2% to 4% of the purchase price plus approximately 1% in legal fees. Registration duties follow the same rates regardless of residency status: 3% in Flanders for primary residences, and 12.5% to 15% in Brussels and Wallonia.
Non-residents face the same administrative costs for property registration, land registry updates, and legal documentation. Notaries charge standard rates for services like title searches, contract preparation, and final deed execution.
However, non-residents may encounter additional banking fees for international transfers or currency conversion when funding purchases. Some banks charge higher fees for non-resident account services or international wire transfers.
Property inspection costs, surveyor fees, and legal representation remain consistent across all buyer categories. The total transaction cost structure treats domestic and foreign buyers equally under Belgian law.
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.
Can buying property in Belgium help me qualify for permanent residency or citizenship later on?
Property ownership alone does not create pathways to Belgian permanent residency or citizenship.
Belgium maintains no investor visa programs or residency-by-investment schemes connected to real estate purchases. Permanent residency applications follow standard immigration procedures regardless of property ownership status.
However, property ownership can demonstrate financial stability and long-term commitment to Belgium when supporting residency applications through other channels. Immigration officials may view property ownership favorably as evidence of genuine ties to the country.
EU citizens typically qualify for permanent residency after five years of continuous legal residence in Belgium. Non-EU citizens usually need three to five years depending on their specific permit category, plus meeting language and integration requirements.
Belgian citizenship generally requires five years of legal residence, language proficiency, and integration course completion. Property ownership may support but cannot replace these fundamental requirements.
It's something we develop in our Belgium property pack.
Are there any restrictions on renting out property in Belgium if I am a non-resident owner?
Non-resident owners face no legal restrictions on renting out Belgian properties to private tenants or businesses.
You can operate rental properties remotely and collect rental income regardless of your residence location. Belgian law protects landlord rights equally for domestic and foreign property owners.
However, rental income must be declared on Belgian tax returns and is subject to Belgian taxation. Non-residents earning rental income must file annual Belgian tax declarations regardless of their primary tax residence.
Short-term and tourist rentals may require additional permits and compliance with local regulations. Brussels requires specific registrations, zoning approvals, and fire safety certifications for short-term rentals.
Some municipalities impose vacancy taxes on properties left empty for over 12 months, affecting non-resident owners who struggle to find tenants. Property management companies can help navigate local rental regulations and maintain compliance.
What documents do I need to show proof of residency or non-residency when buying property in Belgium?
- Valid passport or national ID card - Required for all buyers regardless of nationality or residency status
- Belgian tax number (BCE/BTW) - Obtained from Belgian tax authorities, required for all property transactions
- Proof of fund sources - Bank statements, employment letters, or investment documentation showing legal origin of purchase funds
- Address verification - Utility bills, rental agreements, or residence certificates from your current country of residence
- Residency certificate - Official document from your home country confirming current legal residence status if requested by notary
Notaries may request additional documentation based on transaction complexity or fund sources. Non-EU citizens sometimes need visa documentation if planning extended stays, though this doesn't affect the property purchase itself.
Banks typically require similar documentation for account opening or large transfers. Some institutions request employment verification or business registration documents for income verification purposes.
All foreign documents may require official translation into Dutch, French, or German depending on the region where you're purchasing property.
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 offers exceptional accessibility for foreign property buyers, with transparent procedures and equal treatment regardless of nationality or residency status.
While property ownership doesn't grant automatic residence rights, the straightforward purchase process and strong legal protections make Belgium an attractive destination for international real estate investment.
Sources
- InvestRopa - Belgium Real Estate for Foreigners
- Veles Club - Property Investment Guide
- Expatica - Buying Property in Belgium
- InvestRopa - Moving to Belgium Property Guide
- 11Houses - EU Citizen Property Buying
- Multilaw - Real Estate Guide Belgium
- Immigrant Invest - Belgium Investor Visa
- Van Havermaet - Non-Resident Tax Obligations