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 welcomes foreign property buyers with open arms, but its three regions (Flanders, Brussels, and Wallonia) each apply their own tax rates, which can make your closing costs swing dramatically from under 5% to over 15% of the purchase price.
We constantly update this blog post to reflect the latest tax reforms and fee changes, including Wallonia's new 3% registration duty for primary homes and the tightened eligibility rules in Flanders that took effect on January 1, 2026.
Understanding these regional differences is essential because picking the wrong assumptions could mean budgeting tens of thousands of euros too little for your Belgian property purchase.
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.
Overall, how much extra should I budget on top of the purchase price in Belgium in 2026?
How much are total buyer closing costs in Belgium in 2026?
As of early 2026, total buyer closing costs in Belgium typically range from about 4% to 15% of the purchase price (around 16,000 to 60,000 euros on a 400,000 euro property, or roughly 17,000 to 63,000 USD), depending heavily on which region you buy in and whether you qualify for reduced tax rates.
The minimum extra budget possible in Belgium is around 3.5% to 5% of the purchase price (approximately 14,000 to 20,000 euros, or 15,000 to 21,000 USD, on a 400,000 euro home), which applies when you buy in Flanders and qualify for the reduced "only own home" registration duty rate of about 2%.
The maximum extra budget buyers should realistically plan for in Belgium is around 14% to 16% of the purchase price (roughly 56,000 to 64,000 euros, or 59,000 to 67,000 USD, on a 400,000 euro property), which occurs when you buy in Brussels or Wallonia at the standard 12.5% registration duty rate without any abatements.
The main factors that determine whether your closing costs fall at the low or high end in Belgium are the region where you buy (Flanders, Brussels, or Wallonia), whether the property will be your only and primary residence, and whether you're buying a new-build subject to VAT or a resale subject to registration duty.
What's the usual total % of fees and taxes over the purchase price in Belgium?
The usual total percentage of fees and taxes over the purchase price in Belgium ranges from about 6% to 14%, with most owner-occupier buyers landing between 6% and 10% when they qualify for regional reductions.
The realistic low-to-high percentage range that covers most standard property transactions in Belgium is 4% to 8% in Flanders for qualifying primary-home buyers, 5% to 8% in Wallonia for those meeting the "own and only home" criteria, and 10% to 15% in Brussels depending on whether you benefit from the 200,000 euro abatement.
The portion of that total percentage going to government taxes versus professional service fees in Belgium is heavily weighted toward taxes, with registration duty or VAT typically accounting for 70% to 85% of total closing costs, while notary remuneration, administrative fees, and other professional services make up the remaining 15% to 30%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Belgium.
What costs are always mandatory when buying in Belgium in 2026?
As of early 2026, the costs that are always mandatory when buying property in Belgium include registration duty or VAT (depending on the transaction type), notary involvement and their regulated remuneration, and administrative costs for extracts, registrations, and official filings handled through the notary's office.
The costs that are optional but highly recommended for buyers in Belgium include independent legal advice for complex properties (especially those with co-ownership disputes or irregular permits), a professional building inspection for older homes, and translation or interpreter services if you are not comfortable signing legal documents in Dutch, French, or German.
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What taxes do I pay when buying a property in Belgium in 2026?
What is the property transfer tax rate in Belgium in 2026?
As of early 2026, the property transfer tax rate (called registration duty) in Belgium varies by region: Brussels applies 12.5% with a potential abatement on the first 200,000 euros, Wallonia offers 3% for qualifying "own and only" primary homes (otherwise 12.5%), and Flanders charges around 2% for eligible primary residence purchases or 12% for second homes and investments.
There are no extra transfer taxes for foreigners buying property in Belgium, as the country applies the same registration duty rates to all buyers regardless of nationality or residency status, though practical differences like banking requirements and documentation may affect your experience.
Buyers pay VAT instead of registration duty on residential property purchases in Belgium when buying a new-build property directly from a developer, with the standard VAT rate being 21%, so you must check whether the advertised price includes or excludes VAT before budgeting.
Registration duty (what some call stamp duty) in Belgium is collected through the notary at the time of the property deed signing, and it is calculated as a percentage of the purchase price according to the regional rates and any applicable reductions or abatements.
Are there tax exemptions or reduced rates for first-time buyers in Belgium?
Tax exemptions and reduced rates for first-time buyers in Belgium are available through regional programs: Brussels offers a 0% rate on the first 200,000 euros if conditions are met, Wallonia provides a 3% rate for "own and only" primary homes, and Flanders offers a reduced rate for "only own home" purchases, though eligibility rules tightened on January 1, 2026.
Taxes change significantly if you buy property through a company instead of as an individual in Belgium, potentially triggering different VAT treatment, corporate tax implications, and financing conditions, which is why a consultation with a Belgian tax advisor is recommended for company purchases.
There is a major tax difference between buying a new-build property versus a resale property in Belgium, as new-builds typically incur 21% VAT instead of registration duty, while resales between private individuals are subject to regional registration duty rates ranging from 2% to 12.5%.
The documentation and conditions first-time buyers must meet to qualify for these exemptions in Belgium include registering in the property within a set timeframe, not owning other real estate, using the property as a primary residence, and meeting maximum property value thresholds in some regions.
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.
Which professional fees will I pay as a buyer in Belgium in 2026?
How much does a notary or conveyancing lawyer cost in Belgium in 2026?
As of early 2026, the cost for a notary in Belgium typically ranges from 1% to 3% of the purchase price for the notary's own remuneration plus administrative disbursements (around 4,000 to 12,000 euros, or 4,200 to 12,600 USD, on a 400,000 euro property), though the "notary costs" line item also includes taxes collected on behalf of the government.
Notary fees in Belgium are charged as a combination of a regulated sliding-scale percentage based on property value plus fixed administrative costs for searches, extracts, and registrations, rather than a purely flat rate or purely percentage-based fee.
Translation or interpreter services cost foreign buyers in Belgium around 200 to 800 euros (210 to 840 USD) for basic document translation or interpreter presence at signing, and 800 to 2,000 euros (840 to 2,100 USD) if you need extensive certified translations of multiple documents by a sworn translator.
Buyers who are non-residents, have complex financing arrangements, or plan to rent out the property in Belgium often benefit from a tax advisor consultation, which typically costs 300 to 1,000 euros (315 to 1,050 USD) for a one-off session, potentially saving thousands in mistakes.
We have a whole part dedicated to these topics in our our real estate pack about Belgium.
What's the typical real estate agent fee in Belgium in 2026?
As of early 2026, the typical real estate agent fee in Belgium ranges from about 2% to 5% of the sale price plus 21% VAT on the commission (so roughly 9,700 to 24,200 euros including VAT, or 10,200 to 25,400 USD, on a 400,000 euro property), though there is no legally fixed commission rate.
In most Belgian property transactions, the seller pays the real estate agent's commission rather than the buyer, although buyers who hire a dedicated search agent or buyer's representative will pay their own agent separately.
The realistic low-to-high range for agent fees in Belgium is 2% to 5% plus VAT, with lower rates sometimes achievable on higher-value properties or through negotiation, and buyers should always request the fee structure in writing before engaging any agent.
How much do legal checks cost (title, liens, permits) in Belgium?
Legal checks including title search, liens verification, and permits review in Belgium typically cost 800 to 2,000 euros (840 to 2,100 USD) as these are bundled into the notary's administrative and disbursement costs, with more complex properties requiring additional urban planning documents at higher fees.
The property valuation fee in Belgium, required by most banks when you take a mortgage, typically costs 300 to 600 euros (315 to 630 USD), though this varies by lender and property type.
The most critical legal check that should never be skipped in Belgium is verifying the property's urban planning status and building permits, as unpermitted construction or zoning violations can result in costly remediation orders or even demolition requirements from local authorities.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Belgium.
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What hidden or surprise costs should I watch for in Belgium right now?
What are the most common unexpected fees buyers discover in Belgium?
The most common unexpected fees buyers discover in Belgium include mortgage deed costs (around 1% mortgage registration plus 0.3% mortgage duty on the loan amount), co-ownership reserve fund contributions or special assessments for building repairs, and various small municipal or administrative charges that accumulate through the notary process.
Buyers can inherit unpaid property taxes or debts in Belgium if they don't verify that recurring charges are current, which is why you should always request the property's cadastral income, the latest property tax notice, and co-ownership statements showing no arrears before signing.
Buyers do get scammed with fake listings or fake agent fees in Belgium, and the best protection is to verify that any real estate agent is properly registered with IPI/BIV (the official regulator) and never pay deposits to unverified accounts.
The fees usually not disclosed upfront by sellers or agents in Belgium include mortgage deed taxes and notary costs (unless you ask the bank early), co-ownership special assessments for upcoming major repairs, and translation or sworn interpreter costs for foreign buyers.
In our property pack covering the property buying process in Belgium, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Belgium?
The extra fees or costs buyers face if the property has a tenant in Belgium include legal and administrative steps to notify the tenant properly, transfer the rental deposit correctly, and potentially engage a lawyer to review lease terms, which can add 500 to 1,500 euros (525 to 1,575 USD) in professional fees.
The legal obligations the buyer inherits when purchasing a tenanted property in Belgium include honoring the existing lease terms, maintaining the deposit in a blocked account, and respecting the tenant's rights under Belgian tenancy law.
Terminating an existing lease immediately after purchase in Belgium is generally not possible for standard residential leases, as buyers must respect notice periods (typically 3 to 6 months depending on circumstances) and may need to provide valid legal grounds or compensation.
A sitting tenant typically affects the property's market value in Belgium by reducing it by roughly 5% to 15% compared to a vacant equivalent, though this can also provide negotiating leverage for buyers seeking rental income properties.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Belgium.
We have made this infographic to give you a quick and clear snapshot of the property market in Belgium. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Belgium?
Which closing costs are negotiable in Belgium right now?
The closing costs that are negotiable in Belgium include real estate agent commissions (which are freely set, not regulated), some bank fees like mortgage origination or administration charges, and optional services such as extra inspections, additional legal counsel, or translation scope.
The closing costs that are fixed by law or regulation and cannot be negotiated in Belgium include registration duty or VAT rates (set by regional and federal law) and the core notary remuneration (which follows a regulated fee scale based on property value).
The typical discount or reduction buyers can realistically achieve on negotiable fees in Belgium is around 10% to 25% on agent commissions through negotiation (especially on higher-value properties), and modest reductions on bank admin fees by shopping around or leveraging existing banking relationships.
Can I ask the seller to cover some closing costs in Belgium?
The likelihood that a seller will agree to cover some closing costs in Belgium is moderate but depends heavily on market conditions, as sellers are typically more flexible in slower markets or for properties that have been listed for a long time.
The specific closing costs sellers are most commonly willing to cover in Belgium are minor repair allowances, certain certificate costs, or adjustments that are structured as a reduction in the purchase price rather than direct payment of buyer taxes (since registration duty is legally the buyer's obligation).
Sellers are more likely to accept covering closing costs in Belgium under conditions such as a buyer's market with high inventory, properties needing significant work, motivated sellers facing relocation deadlines, or when the buyer makes a quick and clean offer without many contingencies.
Is price bargaining common in Belgium in 2026?
As of early 2026, price bargaining is common in Belgium though less aggressive than in some southern European markets, with the extent of negotiation depending heavily on the property's condition, location, time on market, and whether the sale is conducted through a competitive bidding process.
Buyers typically negotiate 3% to 8% below the asking price in Belgium (around 12,000 to 32,000 euros, or 12,600 to 33,600 USD, on a 400,000 euro property), with actual outcomes clustering at the lower end for desirable properties in hot locations and at the higher end for properties needing work or sitting unsold for months.
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What monthly, quarterly or annual costs will I pay as an owner in Belgium?
What's the realistic monthly owner budget in Belgium right now?
The realistic monthly owner budget for a property in Belgium (excluding mortgage payments) is around 300 to 500 euros (315 to 525 USD) for a typical owner-occupied home, covering property tax (averaged monthly), insurance, utilities, and a maintenance reserve.
The main recurring expense categories that make up this monthly budget in Belgium include property tax (précompte immobilier/onroerende voorheffing), home insurance, utility bills, routine maintenance, and co-ownership charges if you own an apartment.
The realistic low-to-high range for monthly owner costs depending on property type in Belgium is 250 to 600 euros (265 to 630 USD) per month for apartments (higher if the building has concierge services, large elevators, or shared heating systems) and 200 to 500 euros (210 to 525 USD) per month baseline for houses, though house maintenance can spike unpredictably.
The monthly cost that tends to vary the most in Belgium is co-ownership charges for apartments (which can swing from 100 to 400 euros monthly depending on building amenities and condition) and maintenance costs for houses (which can spike dramatically when major repairs like roofing or heating systems are needed).
You can see how this budget affect your gross and rental yields in Belgium here.
What is the annual property tax amount in Belgium in 2026?
As of early 2026, the annual property tax amount in Belgium typically ranges from 700 to 2,500 euros (735 to 2,625 USD) for ordinary residential properties, with the exact amount depending on the property's cadastral income and the local municipal surcharges where the property is located.
The realistic low-to-high range for annual property taxes depending on property value and location in Belgium is roughly 500 to 1,000 euros (525 to 1,050 USD) for modest apartments in lower-tax municipalities, up to 2,000 to 3,000 euros (2,100 to 3,150 USD) for larger homes in municipalities with higher surcharges.
Property tax in Belgium is calculated based on the property's cadastral income (a notional rental value set by tax authorities), which is indexed for inflation and then multiplied by regional base rates plus provincial and municipal surcharges (called "centimes additionnels" or "opcentiemen").
Exemptions or reductions for certain property owners in Belgium include possible reductions for large families, people with disabilities, and specific property types, though these vary by region and require proactive application to the relevant tax authorities.
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.
If I rent it out, what extra taxes and fees apply in Belgium in 2026?
What tax rate applies to rental income in Belgium in 2026?
As of early 2026, the tax rate that applies to rental income in Belgium depends on the tenant type: for private residential rentals to individuals, landlords are often taxed not on actual rent received but on the indexed cadastral income increased by 40%, which is then added to other income and taxed at progressive rates up to around 50%.
Landlords can deduct certain expenses from rental income taxes in Belgium, but the deductions available depend heavily on whether the tenant uses the property privately or professionally, with professional-use rentals allowing more direct expense deductions against actual rental income.
The realistic effective tax rate range after deductions for typical landlords in Belgium varies widely from around 15% to 40% depending on your total income bracket, the tenant type, and how the taxable base is calculated under Belgian rules.
Foreign property owners pay the same rental income tax principles as residents in Belgium, but non-residents have different filing requirements and may face withholding or reporting obligations, plus any double-taxation treaty implications with their home country.
Do I pay tax on short-term rentals in Belgium in 2026?
As of early 2026, short-term rentals in Belgium are subject to income tax obligations, with potential additional requirements including local tourist registrations, possible VAT implications if the activity is deemed professional, and platform reporting rules that make income more visible to tax authorities.
Short-term rental income may be taxed differently than long-term rental income in Belgium, particularly if the activity qualifies as professional or business income rather than passive rental income, which can trigger VAT obligations and different income categorization with higher effective tax rates.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Belgium.
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If I sell later, what taxes and fees will I pay in Belgium in 2026?
What's the total cost of selling as a % of price in Belgium in 2026?
As of early 2026, the total cost of selling a property in Belgium typically ranges from about 3% to 7% of the sale price, depending on whether you use a real estate agent, the complexity of the sale, and whether any capital gains tax applies.
The realistic low-to-high percentage range for total selling costs in Belgium is 2% to 4% if you sell privately without an agent and face no capital gains tax, up to 6% to 8% if you use a full-service agent and have potential tax obligations.
The specific cost categories that typically make up selling expenses in Belgium include real estate agent commission (if used), administrative and certificate costs, notary fees for the seller's side of the transaction, and potential capital gains tax in certain circumstances.
The single cost that is usually the largest contributor to selling expenses in Belgium is the real estate agent commission, which commonly ranges from 2% to 5% plus 21% VAT and often represents the majority of total selling costs.
What capital gains tax applies when selling in Belgium in 2026?
As of early 2026, capital gains tax on property sales in Belgium can be 16.5% or 33% depending on whether the property is built or unbuilt land and how quickly you sell after purchasing, though many private sales fall outside these rules under "normal management of private wealth" principles.
Exemptions to capital gains tax available in Belgium include principal residence situations, holding the property beyond certain time thresholds (generally 5 years for built property, though rules differ for unbuilt land), and sales that qualify as normal management of private assets rather than speculative activity.
Foreigners do not automatically pay extra capital gains taxes when selling property in Belgium, but non-residents face specific filing requirements and potential withholding mechanics, plus any treaty implications with their home country that should be reviewed with a tax advisor before selling.
Capital gain in Belgium is calculated as the sale price minus the purchase price, with adjustments possible for documented improvement costs and certain acquisition expenses, though the exact methodology depends on the type of property and holding period.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| FPS Finance Belgium | Official Belgian federal tax authority for property taxes. | We used it to establish the registration duty framework and when VAT applies instead. We relied on it for capital gains tax rules for non-residents. |
| Vlaanderen.be | Official Flemish government portal for regional property taxes. | We used it to confirm the reduced Flemish registration duty rates and the 2026 eligibility changes. We also used their property tax calculation examples. |
| Wallonie.be | Official Walloon regional government for tax announcements. | We used it to confirm the 3% registration duty rate for primary homes in Wallonia. We relied on their FAQ for qualifying conditions. |
| Brussels-Capital Region | Official Brussels regional tax administration information. | We used it to quantify the Brussels abatement on the first 200,000 euros. We relied on it to explain how effective rates can be lower than headline rates. |
| notaire.be | Official Belgian notariat portal for regulated fee structures. | We used it to explain that notary fees include taxes plus regulated remuneration. We recommended their transparency guidance for upfront estimates. |
| Keytrade Bank | Major Belgian bank with detailed buyer cost explanations. | We used it to triangulate mortgage deed costs and administrative fee ranges. We relied on their rental income tax explainer for landlord taxation. |
| CMS Law | Top international law firm with Belgium-specific legal guides. | We used it to cross-check the 1% mortgage registration and 0.3% mortgage duty figures. We verified typical registry fees against their guidance. |
| IPI/BIV | Professional regulator for Belgian real estate agents. | We used it to confirm that agent commissions are freely set, not fixed by law. We relied on it to provide accurate market ranges for agent fees. |
| SPF Economie | Federal economy ministry for agent registration requirements. | We used it to build anti-scam guidance about verifying agent registration. We explained why working with unregistered agents poses risks. |
| Commissioner Brussels | Official Brussels expat information portal used by newcomers. | We used it to reinforce that notary involvement is mandatory in Belgium. We relied on it to keep the tone beginner-friendly for foreign buyers. |
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