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 accessible property markets in Europe for foreign buyers, with no visa requirements for purchasing real estate.
Whether you're from the EU, US, Canada, or any other country, you can buy Belgian property without needing residency permits or special visas. However, while purchasing is straightforward, living in the property requires separate legal considerations that many buyers overlook.
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 property in Belgium without any visa or residence permit, regardless of nationality. Non-EU citizens face no restrictions and have the same property ownership rights as Belgian citizens.
However, purchasing property does not grant residence rights, and living in Belgium long-term requires a separate Type D national visa for non-EU citizens.
| Requirement | Status | Details |
|---|---|---|
| Visa to Buy Property | Not Required | No visa needed for any nationality |
| Residence Permit | Not Required | Can buy as non-resident |
| Non-EU Restrictions | None | Same rights as Belgian citizens |
| Purchase Costs | 7.2-17.5% | Above property price |
| Annual Property Tax | €400-€2,500+ | Depends on property value |
| Belgian Bank Account | Recommended | Not mandatory but helpful |
| Mortgage Availability | Difficult | Possible but strict for non-residents |
Can foreigners buy property in Belgium without a visa?
Yes, foreigners can buy property in Belgium without needing any visa or residence permit, regardless of their nationality.
Belgium has one of the most open property markets in Europe for international buyers. There are no nationality-based restrictions, meaning Americans, Canadians, Australians, Japanese, or citizens from any other country have the same property ownership rights as Belgian citizens.
The Belgian government treats all foreign buyers equally, whether they are EU citizens or from outside the European Union. You can purchase residential properties, apartments, or land without any special permits or visa requirements.
This policy makes Belgium particularly attractive for international investors and people planning to relocate, as the property purchase process can begin immediately without waiting for visa approvals.
As of September 2025, this open policy remains unchanged and continues to attract foreign investment into the Belgian real estate market.
If I don't live in Belgium, do I need a residence permit before I can purchase a home there?
No, you do not need a residence permit before purchasing a home in Belgium, even if you don't live there.
Belgium allows non-residents to buy property without any prior residence requirements. You can complete the entire purchase process while living abroad and never having set foot in Belgium.
Many foreign buyers purchase Belgian properties as investments or future homes while maintaining their primary residence in their home country. The Belgian legal system fully supports this approach.
However, it's important to understand that buying property and living in Belgium are two separate legal matters. While you don't need residency to buy, you will need appropriate visas or permits if you plan to live in the property for extended periods.
It's something we develop in our Belgium property pack.
Are there any restrictions for non-EU citizens when buying property in Belgium?
There are no restrictions for non-EU citizens when buying property in Belgium.
Non-EU buyers enjoy exactly the same property ownership rights as EU citizens and Belgian nationals. You can buy any type of residential property, in any location, without quotas or special requirements.
This includes apartments, houses, townhouses, and even land for development. There are no limits on the number of properties you can own or the value of properties you can purchase.
The only requirement is that you follow the standard Belgian property purchase process, which is the same for all buyers regardless of nationality.
This equal treatment policy has made Belgium a popular destination for international property investors from Asia, North America, and other regions outside the EU.
What documents do I need to provide as a foreign buyer in Belgium?
As a foreign buyer in Belgium, you need to provide several standard documents during the property purchase process.
- Valid passport or national ID card - Proof of identity is essential for all legal documents
- Bank statements or mortgage pre-approval - Evidence of sufficient funds or financing
- Preliminary contract (compromis de vente/koopovereenkomst) - The initial purchase agreement
- Energy Performance Certificate (EPC) - Required for all property transactions
- Soil certificate - Varies by region but often required
- Cadastral plan/extract - Official property boundaries and registration
- Urban planning certificate - Confirms property compliance with local regulations
- Proof of property tax payment - Shows current tax status
- Co-ownership documents - Required for apartment purchases
- Electrical inspection certificate - When applicable for older properties
The notary overseeing your transaction will guide you through the specific document requirements for your purchase. They will verify all documents and ensure legal compliance throughout the process.
Most documents can be obtained by your real estate agent or notary, but having your identification and proof of funds ready will speed up the process significantly.
Do I have to open a Belgian bank account before buying property?
You do not strictly need to open a Belgian bank account before buying property, but it is highly recommended.
While the legal requirement doesn't exist, having a Belgian bank account makes the entire process much smoother. Property purchases involve significant money transfers, ongoing utility payments, property taxes, and maintenance costs.
Many Belgian notaries and real estate professionals prefer working with clients who have local bank accounts as it simplifies payment processing and reduces international transfer complications.
If you choose not to open a Belgian account initially, your notary can help manage the payment of purchase costs and taxes through their client account system. However, you'll eventually need a Belgian account for ongoing property expenses.
Most major Belgian banks like KBC, Belfius, and BNP Paribas Fortis offer account opening services for non-residents, though requirements may be stricter than for residents.
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What is the minimum budget I should plan for property purchase costs, including notary fees and registration tax?
You should budget 7.2% to 17.5% above the property purchase price for all transaction costs in Belgium.
| Cost Type | Percentage | Details |
|---|---|---|
| Registration Tax | 6-12.5% | Varies by region and property type |
| Notary Fees | 0.2-4% | Based on property value and complexity |
| Legal/Administrative Fees | ~1% | Various certificates and inspections |
| Total Transaction Costs | 7.2-17.5% | Complete additional budget needed |
| Flanders Primary Residence | ~7.2% | 6% registration tax + fees |
| Brussels/Wallonia | ~14.5-17.5% | 12.5% registration tax + fees |
| Investment Properties | Higher rates | No primary residence discounts |
Registration tax is the largest component, varying significantly between regions. Flanders offers the lowest rates at 6% for primary residences, while Brussels and Wallonia charge 12.5% for most transactions.
Notary fees are calculated on a sliding scale based on property value, with higher-value properties having lower percentage fees. These fees cover legal verification, document preparation, and transaction oversight.
It's something we develop in our Belgium property pack.
How much are the annual property taxes for a foreign owner in Belgium?
Annual property taxes for foreign owners in Belgium typically range from €400 to €2,500+ per year, depending on the property's size, location, and cadastral value.
Foreign property owners pay the same property tax rates as Belgian residents - there are no additional taxes or penalties for non-resident ownership. The tax is called "précompte immobilier" in French or "onroerende voorheffing" in Dutch.
Property taxes are calculated based on the cadastral income (a theoretical rental value set by the government) multiplied by regional tax rates. Larger properties and those in prime locations like central Brussels or Antwerp face higher taxes.
Brussels typically has the highest property tax rates, followed by Wallonia, with Flanders generally offering the most favorable rates. Urban properties usually face higher taxes than rural ones.
These taxes fund local municipal services and are collected annually, though you can often pay in installments throughout the year.
Can I get a mortgage from a Belgian bank if I don't have Belgian residency or a visa?
Getting a mortgage from a Belgian bank without residency or a visa is possible but significantly more difficult than for residents.
Belgian banks can technically provide mortgages to non-residents, but they impose much stricter requirements. You'll need to demonstrate stable income from your home country, provide extensive financial documentation, and typically make a larger down payment (often 30-50% instead of the standard 20%).
Most banks require you to open a Belgian bank account and may insist on appointing a Belgian notary to handle the mortgage process. Interest rates for non-residents are often higher than those offered to Belgian residents.
Banks like KBC, Belfius, and BNP Paribas Fortis do offer non-resident mortgages, but approval rates are significantly lower. The process typically takes longer and requires more documentation than standard resident mortgages.
Many foreign buyers find it easier to secure financing from their home country banks or use cash purchases, especially for investment properties.
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 type of visa or permit do I need if I want to live in the property I buy in Belgium?
If you want to live in the property you buy in Belgium, you'll need a Type D national visa for stays longer than 90 days (for non-EU citizens).
Purchasing property does not automatically grant residence rights in Belgium. Property ownership and residence permits are completely separate legal matters under Belgian law.
EU citizens can live in their Belgian property without additional visas or permits, thanks to freedom of movement within the European Union. However, they may need to register with local authorities for stays longer than three months.
Non-EU citizens must apply for appropriate visas based on their intended purpose of stay - whether for work, study, family reunification, or retirement. Each visa type has specific requirements unrelated to property ownership.
The Type D visa application process typically takes 2-4 months and requires proof of sufficient financial means, health insurance, and a clean criminal background check from your home country.
Does owning property in Belgium help me qualify for residency or long-term visas?
Owning property in Belgium does not directly help you qualify for residency or long-term visas, as Belgium does not offer investor visas based on real estate purchases.
Unlike some countries that provide residence permits for property investment above certain thresholds, Belgium does not have such programs. Property ownership alone does not create any pathway to Belgian residency.
However, property ownership can indirectly support visa applications by demonstrating financial stability and ties to Belgium. Immigration officers may view property ownership favorably when assessing your overall application, but it's not a qualifying factor.
If you're seeking Belgian residency, you'll need to qualify through standard routes like employment, family reunification, study, or self-employment visas. Each has specific requirements unrelated to property ownership.
It's something we develop in our Belgium property pack.
Are there specific rules for buying property in Brussels compared to other regions like Flanders or Wallonia?
There are no substantive restrictions for foreign buyers based on region - the property buying process and legal rights are similar across Brussels, Flanders, and Wallonia.
The main differences between regions relate to registration tax rates and minor administrative fees, not foreign buyer restrictions. All three regions welcome international property investment equally.
| Region | Registration Tax Rate | Primary Residence Discount |
|---|---|---|
| Flanders | 6% (primary residence) | Yes, significant savings |
| Brussels | 12.5% | Limited discounts available |
| Wallonia | 12.5% | Some discounts for first-time buyers |
| Investment Properties | Higher rates in all regions | No primary residence discounts |
| Foreign Buyer Treatment | Same as locals in all regions | No additional restrictions |
Flanders offers the most favorable tax rates, especially for primary residences, while Brussels and Wallonia have higher registration taxes. However, all regions follow the same legal framework for property purchases.
The required documents, notary processes, and foreign buyer rights remain consistent across all Belgian regions, making it easy to buy property anywhere in the country.
If I buy a property in Belgium, can my spouse and children also live there legally without a visa?
No, purchasing property in Belgium does not give your spouse or children legal residence rights - each family member requires appropriate visas or residence permits.
Property ownership and family residence rights are completely separate under Belgian immigration law. Your family members must qualify for residency through standard immigration channels, not through your property purchase.
EU citizen families can move freely within Belgium based on EU citizenship rights, not property ownership. They may need to register locally for extended stays but don't require additional visas.
Non-EU families typically pursue family reunification procedures, which have specific income, housing, and integration requirements. Property ownership may help demonstrate suitable accommodation but doesn't replace visa requirements.
Each family member must meet individual requirements for their residence permits, including health insurance, financial support, and background checks, regardless of property ownership status.
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 no visa requirements and equal treatment regardless of nationality.
However, remember that buying property and living in Belgium are separate legal matters - plan your residency strategy independently of your property purchase.