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 more stable property prices and easier rental regulations, while the Netherlands provides higher potential yields but at significantly greater costs.
Property costs per square meter, rental yields, mortgage rates, taxes, and living standards in Belgium and the Netherlands vary significantly in 2025. The Netherlands generally features higher prices, stronger recent price growth, and slightly higher maximum yields in some cities, while Belgium offers more stable returns and easier legal conditions for foreign buyers.
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 provides lower entry costs with apartments averaging €3,064-€3,408 per square meter versus €5,000-€7,000 in major Dutch cities.
The Netherlands offers potentially higher rental yields in prime areas but comes with stricter tenant protection laws and higher transaction costs.
| Key Factor | Belgium | Netherlands |
|---|---|---|
| Average Price per m² | €3,064 (apartments), €2,049 (houses) | €5,000-€7,000 (Amsterdam), €3,500 average |
| Mortgage Rates | ~3.2% fixed | 3.2-4.5% fixed |
| Transaction Tax | 2-3% (primary home) | 2% (primary), 10.4% (investment) |
| Net Rental Yields | 3.5-4.5% (Brussels/Antwerp) | 4-7% (Amsterdam/Rotterdam) |
| Foreign Buyer Rules | No restrictions | No restrictions, some BTL limits |
| Capital Gains Tax | None on residential homes | Box 3 tax on investment property |
| Market Growth 2025 | ~3% annual growth | 10.2-11% annual growth |
How much does property cost per square meter in Belgium compared to the Netherlands?
Belgian property prices are significantly lower than Dutch prices across all property types as of September 2025.
In Belgium, apartments average €3,064-€3,408 per square meter nationally, with Brussels leading at €3,408 per square meter. Houses are even more affordable, averaging €2,049-€2,400 per square meter nationwide. Regional variations exist, but prices remain relatively stable across different Belgian cities.
The Netherlands shows much higher price levels, particularly in major cities. Amsterdam apartments typically cost €6,000-€7,000 per square meter in central areas, with some properties exceeding this range. Rotterdam is more affordable at €4,000-€5,000 per square meter, but still significantly higher than Belgian equivalents. The national average home price in the Netherlands is around €488,000, with Amsterdam apartments averaging over €600,000.
This price difference means your budget will stretch considerably further in Belgium. For example, €300,000 could buy you a 90-100 square meter apartment in Brussels, while the same amount might only secure a 50-60 square meter unit in Amsterdam.
It's something we develop in our Belgium property pack.
What are the average mortgage interest rates and lending conditions in each country?
Mortgage rates are quite similar between Belgium and the Netherlands, but lending conditions differ notably.
Belgium offers average fixed mortgage rates around 3.2%, with rates varying between 3-4.26% depending on the loan term. Belgian banks generally have straightforward lending criteria and reasonable down payment requirements. The mortgage approval process is typically more flexible, especially for foreign buyers with stable income sources.
The Netherlands provides fixed rates between 3.2-4.5%, with NHG-mortgage options available for first-time buyers at slightly better rates. Variable rates can be higher, and Dutch banks impose stricter income verification requirements. The lending criteria are more rigorous, requiring extensive documentation and proof of income stability.
Belgian lenders typically require 10-20% down payment, while Dutch lenders may require up to 20% for investment properties. Both countries allow foreign buyers to access mortgages, but the Netherlands has more complex regulations regarding mortgage insurance and payment protection schemes.
How high are the property taxes, both annual and transaction-based, in Belgium versus the Netherlands?
| Tax Type | Belgium | Netherlands |
|---|---|---|
| Registration Duty (Primary Home) | 2% (Flanders), 3% (Wallonia) | 2% up to €525,000 |
| Registration Duty (Investment) | 12.5% (Brussels), varies by region | 10.4% |
| VAT on New Build | 6-21% | 21% |
| Annual Property Tax | Cadastral income tax (<€1,000/year typical) | No annual property tax |
| Wealth Tax on Property | None | Box 3: 36-37% on notional return |
| Capital Gains Tax | None on residential homes | Box 3 system (planned changes 2028) |
| Total Closing Costs | 7.2-17.5% (including all fees) | 3-5% typically |
What are the notary fees, registration costs, and other closing costs in each country?
Belgium has significantly higher total closing costs compared to the Netherlands.
In Belgium, notary fees range from 0.2-4% of the property value, legal fees add approximately 1%, and when combined with registration duties and other costs, total closing expenses reach 7.2-17.5% of the purchase price. The high end typically applies to investment properties or properties in Brussels where registration duty is 12.5%.
The Netherlands keeps closing costs much lower at 3-5% of the property value. Notary fees are fixed at €1,000-2,000, registry fees cost €77-126, real estate agent commissions run 1.5-3%, and property appraisals cost €500-1,000. The lower registration duties contribute significantly to reduced overall transaction costs.
For a €400,000 property purchase, you might pay €50,000-70,000 in total costs in Belgium versus €15,000-20,000 in the Netherlands. This substantial difference significantly impacts your initial investment requirements and should be factored into your budget planning.
How do the rental yields compare in major Belgian cities like Brussels or Antwerp versus Dutch cities like Amsterdam or Rotterdam?
Rental yields favor the Netherlands in prime locations, but Belgium offers more consistent returns across different areas.
Brussels delivers gross rental yields of 4-5.4%, while Antwerp provides similar returns at 4-5%. These yields are relatively stable across different neighborhoods within each city. Net yields after expenses typically range 3.5-4.5% in both Brussels and Antwerp.
Amsterdam shows compressed yields of 4-5.8% gross due to high property prices, but some prime areas can achieve the higher end of this range. Rotterdam offers more attractive yields of 6-7.5% in prime areas, with outer districts providing 4-5%. Net yields in Dutch cities typically fall 1.5-2% below gross yields due to higher maintenance costs and taxes.
The key difference lies in market dynamics: Belgian yields remain steady and predictable, while Dutch yields can fluctuate more significantly based on rental market regulations and price movements. Rotterdam currently offers the highest potential returns, but with greater market volatility than Belgian cities.
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What are the capital gains tax rules if I sell a property in Belgium compared to the Netherlands?
Belgium offers much more favorable capital gains treatment for property investors.
Belgium imposes no capital gains tax on owner-occupied residential properties, regardless of how long you own them or how much profit you make. The new 10% tax introduced from 2026 applies only to financial assets, not real estate. Rental properties may incur income tax on profits depending on specific circumstances, but the rates remain reasonable.
The Netherlands currently applies its Box 3 wealth tax system to investment properties, taxing a notional return of 36-37% annually rather than actual capital gains. This system is changing, with new capital gains tax rules planned for implementation in 2028. Owner-occupied homes remain exempt from capital gains taxation.
For investment properties, Belgium's tax-free capital gains represent a significant advantage. A property purchased for €300,000 and sold for €400,000 after five years would generate €100,000 tax-free profit in Belgium, while in the Netherlands you'd face ongoing Box 3 taxation during ownership plus potential future capital gains tax.
It's something we develop in our Belgium property pack.
How stable are the housing markets historically in both countries, and what are the current price growth trends?
Both markets are historically stable, but the Netherlands is experiencing much stronger price growth in 2025.
Belgium maintains steady, predictable growth patterns with annual increases around 3% in 2025 following recovery from a previous slowdown. The Belgian market rarely experiences dramatic price swings, making it attractive for conservative investors seeking stable appreciation over time. Regional variations exist but remain moderate.
The Netherlands shows more dynamic price movements with annual growth rates of 10.2-11% since 2024. Long-term growth has reached 30-48% over the past five years, driven by housing supply constraints and strong demand. This rapid appreciation creates opportunities for significant gains but also increases market volatility risks.
The Dutch market faces ongoing supply shortages that continue driving prices upward, while Belgium's more balanced supply-demand relationship contributes to its stability. For investors seeking capital appreciation, the Netherlands offers greater potential but with higher risk, while Belgium provides more predictable long-term growth.
How strict are the rules for foreign buyers in Belgium compared to the Netherlands?
Both countries welcome foreign property buyers with minimal restrictions.
Belgium imposes no restrictions whatsoever on foreign property purchases. Foreign buyers enjoy full ownership rights on any property type, whether residential, commercial, or investment properties. The process is identical for locals and foreigners, with no additional permits, approvals, or waiting periods required.
The Netherlands also allows unrestricted foreign property purchases for individuals. However, some municipalities have introduced buy-to-let restrictions in specific areas, and certain new build developments may have preference systems for local buyers. These limitations are relatively minor and don't significantly impact most foreign buyers.
Both countries require foreign buyers to obtain local tax numbers and comply with standard due diligence procedures, but these are administrative requirements rather than restrictions. The main difference lies in mortgage access, where both countries allow foreign buyers to obtain financing, but lending criteria may vary between banks.
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 differences in inheritance tax and wealth tax on property ownership in each country?
Inheritance and wealth taxation differ significantly between the two countries, with important implications for property owners.
Belgium imposes progressive inheritance tax rates from 3-65% depending on the relationship to the deceased and the region. Spouses and children face lower tax bands, while other beneficiaries encounter higher rates. The rates vary by region: Flanders, Wallonia, and Brussels each have different inheritance tax structures.
The Netherlands applies inheritance tax rates of 10-20% up to €154,197 for direct heirs, with higher rates of 18-36% for grandchildren and others. The tax structure is more uniform across the country compared to Belgium's regional variations.
Regarding wealth taxes, Belgium doesn't impose wealth tax on property ownership directly, only calculating imputed value through cadastral income for annual taxation purposes. The Netherlands operates the Box 3 wealth tax system, applying 36-37% tax on notional returns from investment property values, though this doesn't apply to your primary residence.
Belgium's approach favors long-term property holding for wealth preservation, while the Netherlands' Box 3 system creates ongoing annual tax obligations for investment properties that can significantly impact returns over time.
How easy is it to rent out a property legally in Belgium versus the Netherlands, and what are the tenant protection laws?
Belgium offers much more landlord-friendly rental regulations compared to the Netherlands' strict tenant protections.
Belgium allows flexible rental contract terms with standard leases typically running 9 years, but short-term rentals are permitted. Eviction procedures for non-payment are straightforward and enforceable within reasonable timeframes. Tenants have moderate protections including notice periods and deposit limitations, but landlords retain significant rights to manage their properties.
The Netherlands heavily favors tenants with very strong protection laws. Rental contracts must be indefinite, rent increases are strictly capped, and eviction procedures are extremely difficult except for major violations. Short-term rentals face strict regulations, especially in major cities like Amsterdam where licensing requirements and maximum rental days apply.
For rental property investors, Belgium's balanced approach allows for more predictable rental income and manageable tenant relationships. The Netherlands' tenant-centric laws can create challenges for landlords, including difficulty removing problematic tenants and limited ability to adjust rents to market rates.
Both countries require rental registration in certain regions, but Belgium's requirements are less burdensome and compliance is more straightforward for property owners.
What are the typical property sizes and living standards for a similar budget in both countries?
Belgium consistently offers larger properties and better value for money across all budget ranges.
Belgian apartments in major cities average 75-100 square meters, while houses range from 120-180 square meters. New build properties particularly offer generous space allocations compared to Dutch equivalents. Build quality is generally high, with good insulation standards and modern amenities in newer developments.
The Netherlands features smaller living spaces, especially in Amsterdam and other major cities. Typical apartments range from 55-80 square meters, while houses average 100-140 square meters. Premium areas command higher prices per square meter, but space efficiency is often prioritized over total size.
For a €400,000 budget, you might secure a 3-bedroom apartment of 90-100 square meters in Brussels or Antwerp, while the same budget in Amsterdam might only purchase a 60-70 square meter 2-bedroom apartment. In Rotterdam or other Dutch cities outside Amsterdam, you'd get more space but still less than Belgian equivalents.
Living standards are high in both countries, but Belgium offers better space-to-price ratios, making it more suitable for families or investors prioritizing rental appeal through larger accommodation offerings.
It's something we develop in our Belgium property pack.
How do job opportunities, salaries, and cost of living compare between Belgium and the Netherlands if I decide to live there?
Both countries offer strong employment markets, but with different characteristics and cost structures.
Belgium provides median gross salaries around €3,500 per month, with job opportunities concentrated in EU institutions, government, finance, and logistics sectors. The tax burden is high but comes with strong social protections including healthcare, unemployment benefits, and pension systems. Brussels serves as a major international hub, particularly for EU-related employment.
The Netherlands offers median salaries of €3,000-3,600 per month, with higher potential in Amsterdam's tech and finance sectors. The job market is dynamic with excellent opportunities in technology, international trade, design, and logistics. Lower unemployment rates and strong expatriate communities make it attractive for international professionals.
Cost of living varies significantly by location in both countries. Belgium maintains moderate living costs with higher expenses in Brussels, while the Netherlands shows very high costs in major cities, especially Amsterdam where housing, dining, and transportation costs can be prohibitive.
The Netherlands offers better career prospects for international professionals and higher salaries in specific sectors, but Belgium provides more affordable living costs and generous social benefits. Your choice should depend on your industry, language skills (Dutch vs French/Flemish), and lifestyle preferences.
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 accessible option for property investment, offering lower entry costs, favorable tax treatment, and flexible rental regulations that appeal to both investors and residents.
The Netherlands provides higher potential returns and salary opportunities but requires significantly larger initial investments and comes with more complex regulatory environments for property owners.