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 is one of the most open real estate markets in Europe for foreigners, with no nationality restrictions on buying apartments, houses, or land.
However, the country's three regions (Flanders, Brussels, and Wallonia) each have their own tax rates and rules, which can make closing costs vary dramatically depending on where you buy.
This guide covers everything you need to know about buying property in Belgium as a foreigner in January 2026, from ownership rights to mortgages and taxes.
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.
Insights
- Belgium has no foreign ownership quota for apartments or houses, meaning a building can be 100% foreign-owned unlike many Asian markets.
- Wallonia dropped its registration duty from 12.5% to just 3% for sole-and-own homes in January 2025, making it one of the cheapest Belgian regions to buy in.
- Flanders offers a 2% transfer tax rate for primary residences, compared to 12% for second homes or investment properties in the same region.
- The "compromis" (sale agreement) is legally binding in Belgium, not preliminary, so signing without proper clauses can lock you into a deal before financing is confirmed.
- Brussels offers a tax abatement that reduces the taxable base by up to 200,000 euros, which can cut effective closing costs significantly on mid-range properties.
- Non-resident foreigners typically see mortgage LTV ratios of 60% to 80% in Belgium, compared to 80% to 90% for residents with local income.
- Belgium taxes rental income from private tenants based on indexed cadastral income plus 40%, not actual rent received, which often results in lower tax bills.
- Annual property tax in Belgium ranges from roughly 800 to 2,500 euros for typical homes, but varies widely by municipality due to local surcharges.
What can I legally buy and truly own as a foreigner in Belgium?
What property types can foreigners legally buy in Belgium right now?
In January 2026, foreigners can legally buy any type of residential property in Belgium, including apartments, rowhouses, detached villas, and new-build units from developers.
The most important thing to know is that Belgium has no nationality-based restrictions on property ownership, so you buy and own through the exact same legal process as Belgian citizens.
This means you sign a binding sale agreement (called a "compromis"), then complete the purchase through a notarial deed that gets registered with the authorities.
The notary system in Belgium acts as your legal safeguard, handling title checks, tax collection, and official registration all in one process.
Finally, please note that our pack about the property market in Belgium is specifically tailored to foreigners.
Can I own land in my own name in Belgium right now?
Yes, foreigners can own land directly in their own name in Belgium without needing a local company or nominee structure.
This applies to building plots, houses with gardens, and any other residential land, with the transfer completed by notarial deed and recorded in the official registers.
The main surprises for foreign buyers are not about ownership rights but about what comes attached to land, such as easements, zoning restrictions, or soil contamination flags that require certificates before sale.
By the way, we cover everything there is to know about the land buying process in Belgium here.
As of 2026, what other key foreign-ownership rules or limits should I know in Belgium?
As of January 2026, Belgium does not impose foreign-ownership quotas, nationality caps, or special approval requirements on residential property purchases by foreigners.
There is no foreign quota rule for apartments or condos in Belgium, meaning a building can theoretically be 100% foreign-owned without any regulatory issue.
The main administrative requirement is that your notary will need your passport and may require you to obtain a Belgian identifier for tax administration purposes, especially if you will have ongoing obligations like property tax or rental income filings.
There have been no major regulatory changes in 2025 or 2026 restricting foreign ownership, though regional tax incentives (like Wallonia's new 3% rate) continue to evolve.
If you're interested, we go much more into details about the foreign ownership rights in Belgium here.
What's the biggest ownership mistake foreigners make in Belgium right now?
The single biggest mistake foreigners make in Belgium is signing the "compromis" (sale agreement) too early, before their financing is confirmed or their due diligence is complete.
If you sign without protective clauses and your mortgage falls through or a title problem emerges, you can be forced to proceed with the purchase or pay significant penalties to exit the deal.
Other classic pitfalls include not understanding co-ownership rules for apartments (which can restrict renovations or short-term rentals), missing required certificates like the soil attestation in Flanders, and underestimating how much closing costs vary between the three Belgian regions.
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 visa or residency status changes what I can do in Belgium?
Do I need a specific visa to buy property in Belgium right now?
No, you do not need any special visa to buy property in Belgium, and you can complete a purchase as a non-resident using a tourist visa or even without entering the country at all.
The main administrative hurdle unrelated to the property itself is that staying in Belgium for more than 90 days requires proper residence authorization, but this is separate from your right to own property.
You may need a Belgian tax identifier at some point for administration purposes, especially if you will receive property tax notices or file rental income returns through the MyMinfin portal.
A typical document set for a foreign buyer includes your passport, proof of funds, and sometimes a power of attorney if you cannot attend the notarial signing in person.
Does buying property help me get residency and citizenship in Belgium in 2026?
As of January 2026, buying property in Belgium does not automatically grant you residency or citizenship, and Belgium does not have a "golden visa" program tied to real estate investment.
Property ownership may help as practical proof of housing in some residence applications, but the Immigration Office makes decisions based on separate criteria like employment, family ties, or sufficient resources.
For permanent residency, the typical pathway involves living legally in Belgium for five years, and citizenship generally requires legal residence plus integration requirements handled through the Justice authorities.
Can I legally rent out property on my visa in Belgium right now?
Your visa status does not affect your legal right to own and rent out property in Belgium, so even non-residents can be landlords.
You do not need to live in Belgium to rent out your property, though you may want a local property manager to handle day-to-day tenant relations and maintenance.
The most important thing for foreign landlords is understanding Belgian tax obligations: if you earn Belgian-sourced rental income, you will likely need to file a non-resident tax return, and your taxable amount is often based on indexed cadastral income plus 40% rather than actual rent received.
We cover everything there is to know about buying and renting out in Belgium here.
Get fresh and reliable information about the market in Belgium
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Belgium?
What are the exact steps to buy property in Belgium right now?
The standard sequence in Belgium is: make an offer, sign the binding sale agreement (compromis), let the notary perform legal and administrative checks, sign the notarial deed (acte authentique), and then the notary handles registration with the authorities.
You do not always need to be physically present because you can typically grant a power of attorney to someone (often your notary) to sign on your behalf.
The step that makes the deal legally binding for both parties is signing the compromis, not the final notarial deed, which is why protective clauses at this stage are so critical.
The typical timeline from accepted offer to final registration in Belgium is around 2 to 4 months, though this can vary depending on financing approvals and document gathering.
We have a document entirely dedicated to the whole buying process our pack about properties in Belgium.
Is it mandatory to get a lawyer or a notary to buy a property in Belgium right now?
A notary is effectively mandatory in Belgium because the property transfer must be completed by notarial deed, which is then registered with the authorities.
The key difference is that a notary in Belgium is a public officer who handles the legal formalities, tax collection, and registration for both parties, while a private lawyer would represent only your interests and provide independent legal advice.
If you hire a lawyer, make sure their engagement scope explicitly includes reviewing the compromis before you sign, since that is the binding step where protective clauses must be negotiated.
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 checks should I run so I don't buy a problem property in Belgium?
How do I verify title and ownership history in Belgium right now?
The official system for verifying title and ownership in Belgium is through the FPS Finance cadastral database and the Legal Security Office (Bureau de la Sécurité Juridique), which your notary will access as part of the standard closing process.
The key document to request is a cadastral extract, which shows the registered owner, parcel details, and the property's cadastral income.
A reasonable look-back period for ownership history checks in Belgium is typically 30 years, which covers most inheritance and transfer scenarios that could create complications.
A clear red flag that should pause or stop your purchase is any indication of disputed ownership, unresolved inheritance claims, or discrepancies between the cadastral records and what the seller claims to own.
You will find here the list of classic mistakes people make when buying a property in Belgium.
How do I confirm there are no liens in Belgium right now?
The standard way to confirm there are no liens or mortgages on a property in Belgium is through the mortgage registration system managed by the Legal Security Office, which your notary checks as part of closing.
One common type of lien to specifically ask about is existing mortgages from the seller's financing, which must be cleared before or at the time of transfer.
The best form of written proof is a mortgage certificate (certificat hypothécaire), which is an official document from FPS Finance that shows all registered encumbrances on the property.
How do I check zoning and permitted use in Belgium right now?
Zoning and permitted use in Belgium are handled at the regional and municipal level, so you need to check with the local commune (municipality) or request the relevant urban planning information through your notary.
The document that typically confirms zoning classification is the urban planning certificate or extract from the local spatial plan, which shows what the property can legally be used for.
A common zoning pitfall that foreign buyers miss in Belgium is purchasing a converted property (like a townhouse split into apartments or a loft conversion) without verifying that the current layout has proper permits, which can create problems for resale or insurance.
Buying real estate in Belgium can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Belgium, and on what terms?
Do banks lend to foreigners for homes in Belgium in 2026?
As of January 2026, yes, many Belgian banks do lend to foreigners for residential property purchases, though terms are typically stricter for non-residents than for locals.
The realistic loan-to-value (LTV) range for foreign borrowers in Belgium is 60% to 80%, compared to 80% to 90% for residents with stable Belgian or EU income.
The most common eligibility requirement that determines whether a foreigner qualifies is proof of repayment capacity, which means documented income, assets, and existing liabilities that satisfy the bank's underwriting standards.
You can also read our latest update about mortgage and interest rates in Belgium.
Which banks are most foreigner-friendly in Belgium in 2026?
As of January 2026, the most foreigner-friendly banks for mortgages in Belgium are typically the large retail lenders: BNP Paribas Fortis, KBC (including KBC Brussels), ING Belgium, and Belfius.
What makes these banks more foreigner-friendly is that they have established English-language processes, standardized underwriting for international profiles, and experience handling non-Belgian income documentation.
These banks do lend to non-residents, though you should expect stricter LTV limits and more documentation requirements than a resident with local income would face.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Belgium.
What mortgage rates are foreigners offered in Belgium in 2026?
As of January 2026, typical mortgage interest rates for foreigners in Belgium range from about 3.0% to 4.0% for prime borrowers, with non-residents often seeing rates toward the upper half of that band.
Fixed-rate mortgages in Belgium are generally priced slightly higher than variable rates at the start, but the difference depends on the fixed period length and your risk profile.
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 will taxes, fees, and ongoing costs look like in Belgium?
What are the total closing costs as a percent in Belgium in 2026?
Total closing costs in Belgium in 2026 typically range from about 4% to 15% of the purchase price, depending heavily on which of the three regions you buy in and whether you qualify for reduced rates.
The realistic low-to-high range is: Flanders at 4% to 8%, Brussels at 10% to 15% (less with the abatement), and Wallonia at 5% to 8% for qualifying buyers or 11% to 15% at the standard rate.
The main fee categories that make up closing costs in Belgium are registration duty (transfer tax), notary fees, administrative costs, and mortgage registration fees if you are financing.
The single biggest contributor to closing costs is registration duty, which is a regional tax that can range from 2% to 12.5% depending on the region and whether you qualify for reduced rates.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Belgium.
What annual property tax should I budget in Belgium in 2026?
As of January 2026, a realistic annual property tax budget for a typical owner-occupied home in Belgium is roughly 800 to 2,500 euros (approximately 850 to 2,650 USD), with higher amounts possible for larger properties or premium locations.
Annual property tax in Belgium is calculated from the property's cadastral income (a notional rental value set by the tax authorities), which is then multiplied by regional and municipal surcharges that vary significantly by location.
How is rental income taxed for foreigners in Belgium in 2026?
As of January 2026, rental income from Belgian property is taxable for foreign owners, but the effective rate depends on how the tax base is calculated, which for private residential rentals is often based on indexed cadastral income plus 40% rather than actual rent received.
The basic filing requirement is that foreign owners with Belgian-sourced rental income must typically file a non-resident tax return in Belgium, which can be done through the MyMinfin portal.
What insurance is common and how much in Belgium in 2026?
As of January 2026, typical annual home insurance premiums in Belgium range from about 250 to 700 euros (approximately 265 to 745 USD) for a standard apartment or house, with higher premiums for larger detached homes or high-risk areas.
The most common type of property insurance in Belgium is called "fire insurance" (assurance incendie), which despite the name covers much more than fire, including storm damage, water damage, theft, and liability.
The biggest factor that affects insurance premiums for the same property type in Belgium is the property's location and construction, with flood-prone areas, older buildings, or high-value contents driving costs higher.
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.
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 it's authoritative | How we used it |
|---|---|---|
| Belgium.be (federal portal) | Official Belgian government public information portal. | We used it to confirm what the compromis is and why it's legally binding. We also used it to explain where foreigners typically get caught out in the process. |
| Federation of Belgian Notaries (notaire.be) | Official information site of Belgian notaries who handle all property transfers. | We used it to ground the notary requirement and point readers to fee calculators. We also used it to explain how Belgian purchase costs are largely taxes collected via the notary. |
| Flanders.be (official Flemish government) | Official Flemish government tax guidance for registration duties. | We used it to confirm the 12% standard rate and 2% reduced rate for sole dwellings. We used it to structure the regional cost comparison clearly. |
| Brussels-Capital Region (official) | Official Brussels Region tax guidance for property transactions. | We used it to explain the Brussels abatement mechanism. We showed how the same headline rate can cost very different amounts in practice. |
| Walloon Region (official) | Official Walloon government announcement of tax reforms. | We used it to confirm the rate cut from 12.5% to 3% effective January 2025. We built realistic closing cost estimates for 2026 buyers in Wallonia. |
| FPS Finance (registration duty) | Federal tax authority that administers duties for Brussels and Wallonia. | We used it to confirm registration duty is regional and that VAT can replace it for new builds. We established the baseline 12.5% rate for non-Flanders regions. |
| FPS Finance (cadastral income) | FPS Finance defines and assigns cadastral income for all Belgian properties. | We used it to explain what cadastral income means in plain terms. We connected it to annual property taxes and rental income calculations. |
| FPS Finance (non-resident tax) | Belgian tax authority guidance for non-resident filing obligations. | We used it to explain when foreign owners must file in Belgium. We supported the point about needing a Belgian tax ID for ongoing obligations. |
| IBZ Immigration Office | Belgium's Immigration Office, competent authority for residence decisions. | We used it to anchor the 90-day rule and separate immigration from property ownership. We avoided the myth that buying property changes your right to stay. |
| National Bank of Belgium (NBB) | Belgium's central bank providing official interest rate statistics. | We used it to anchor mortgage rate discussions in official data. We triangulated current rate ranges for January 2026 with other reputable series. |
| European Central Bank (ECB) | Euro area central bank describing the official interest rate dataset methodology. | We used it to explain what MFI interest rates measure. We validated our use of central bank derived mortgage rate averages. |
| DLA Piper REALWORLD | Widely used legal reference from an international law firm, kept current. | We used it to explain where and how title transfers are recorded. We supported the notary deed registration explanation. |
| RSM Belgium | Established tax and audit firm summarizing Belgian property tax rules. | We used it to explain rental income taxation based on indexed cadastral income plus 40%. We translated technical tax logic into buyer-friendly terms. |
| Flemish soil certificate portal | Official Flemish government portal for mandatory soil certificate process. | We used it to explain the Belgium-specific soil certificate requirement. We built it into the due diligence checklist for all property types. |
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.