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
Buying property in Belgium as a foreigner can feel overwhelming because you're dealing with three different regions, each with their own rules and paperwork.
We constantly update this blog post to give you the freshest information about scams, pitfalls, and insider knowledge that other foreigners learned the hard way.
Belgium's real estate market is generally safe, but knowing where to focus your attention makes all the difference.
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.
How risky is buying property in Belgium as a foreigner in 2026?
Can foreigners legally own properties in Belgium in 2026?
As of early 2026, Belgium allows foreigners to buy and own residential property under the same legal framework as Belgian citizens, with no nationality-based restrictions on ownership.
The main condition foreigners should know about is that Belgium is a federal country with three regions (Flanders, Brussels, and Wallonia), and each region has its own rules for things like soil certificates, energy requirements, and registration duties.
Since direct ownership is fully permitted in Belgium, foreigners typically buy property in their own name without needing special legal structures, though some investors use Belgian companies for tax planning purposes.
If you're interested, we go much more into details about the foreign ownership rights in Belgium here.
What buyer rights do foreigners actually have in Belgium in 2026?
As of early 2026, foreigners in Belgium have the same legal buyer rights as locals, including full protection under Belgian contract law and the right to have their ownership registered and transcribed through the notary system.
If a seller breaches a contract in Belgium, foreign buyers can enforce the preliminary agreement (called the "compromis") through Belgian courts, and they can also claim damages or force the sale to complete because this agreement is legally binding once signed.
The most common mistake foreigners make is assuming the Belgian cadastre (the property register) proves ownership, when in reality it's primarily a tax and parcel system that must be paired with notarial and registry checks to confirm true ownership.
How strong is contract enforcement in Belgium right now?
Contract enforcement for real estate transactions in Belgium is strong by international standards, with Belgium ranking 17th out of 142 countries in the World Justice Project Rule of Law Index 2025, which puts it ahead of countries like France and roughly on par with Germany and the Netherlands.
The main weakness foreigners should know about is that while Belgium's courts are reliable, litigation can still take time, so your best protection is structuring the deal properly upfront with clear conditions and notary involvement rather than relying on court enforcement later.
By the way, we detail all the documents you need and what they mean in our property pack covering Belgium.
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.
Which scams target foreign buyers in Belgium right now?
Are scams against foreigners common in Belgium right now?
Real estate scams targeting foreigners in Belgium are not widespread, but foreigners are overrepresented among victims because scammers exploit language barriers, the complexity of three regional systems, and remote buying situations.
The type of transaction most frequently targeted by scammers in Belgium is the rental market and "too good to be true" property listings, especially in high-demand areas like Brussels where foreigners urgently need housing.
The profile most commonly targeted is the foreign buyer who doesn't speak Dutch or French, is buying remotely without visiting Belgium, or is under time pressure to close a deal quickly.
The single biggest warning sign in Belgium is anyone asking you to pay money (especially a "reservation fee") directly to a private account before involving a notary, because legitimate Belgian transactions always route payments through the notary's client account.
What are the top three scams foreigners face in Belgium right now?
The top three scams foreigners face when buying property in Belgium are fake real estate agents operating without proper IPI/BIV registration, seller identity fraud where someone pretends to own a property (often targeting vacant or inherited properties), and the "compliance trap" where sellers hide region-specific obligations like soil contamination issues or energy renovation requirements that become the buyer's expensive problem after closing.
The most common scam in Belgium unfolds like this: someone poses as a registered agent, sends professional-looking documents and property details, creates urgency by claiming other buyers are interested, then asks for a "reservation fee" paid directly to them before any notary involvement or proper verification.
To protect yourself from these three scams in Belgium, always verify the agent's IPI/BIV registration number before sharing any documents or money, insist that all payments go through the notary's client account rather than private transfers, and demand region-specific compliance certificates (soil attestation, energy certificate) before signing the preliminary agreement.
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.
How do I verify the seller and ownership in Belgium without getting fooled?
How do I confirm the seller is the real owner in Belgium?
The standard verification process in Belgium involves having your notary check the property's ownership status through the mortgage registry (conservatoire des hypothèques) and cross-reference it with the seller's identity documents before you sign anything binding.
The official registry foreigners should request verification from is the FPS Finance's General Administration of Patrimonial Documentation (GAPD/AGDP), which centralizes ownership and parcel information, though in practice your notary handles this check on your behalf.
The most common trick fake sellers use in Belgium is presenting themselves as a legitimate representative of the owner with a power of attorney, often targeting vacant properties or inherited properties where the real owners are abroad or difficult to contact, and this happens occasionally rather than frequently due to Belgium's notary-centered system.
Where do I check liens or mortgages on a property in Belgium?
The official registry where you check liens or mortgages on a property in Belgium is the mortgage depository (bureau des hypothèques/hypotheekkantoor), which records all enforceable property rights and is part of the FPS Finance system.
When checking for liens in Belgium, you should request a full extract showing all registered mortgages, seizures, and other encumbrances, and make sure this information is current because older extracts may miss recent registrations.
The type of encumbrance most commonly missed by foreign buyers in Belgium is an unregistered private agreement or a construction-related lien that hasn't been formally recorded yet, which is why you should also ask the seller directly and include warranties in your purchase agreement.
It's one of the aspects we cover in our our pack about the real estate market in Belgium.
How do I spot forged documents in Belgium right now?
The most common type of forged document used in property scams in Belgium is fake proof of agent registration or fabricated power of attorney documents, and while this is relatively rare in Belgium's regulated market, the IPI/BIV's 847 illegal practice files in 2024 show it does happen.
Red flags that indicate a document may be forged in Belgium include inconsistent formatting compared to official templates, missing official stamps or signatures, IPI registration numbers that don't verify on the official database, and any pressure to accept documents without notary review.
The official verification method in Belgium is to check agent registration directly through the IPI/BIV website, verify property documents through your notary who can access official registries, and use the CadGIS cadastral map from FPS Finance to confirm parcel details match what you're being shown.
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 "grey-area" practices should I watch for in Belgium?
What hidden costs surprise foreigners when buying a property in Belgium?
The three most common hidden costs that foreigners overlook when buying property in Belgium are registration duties (which can reach 10 to 12.5% of the purchase price depending on the region, roughly 25,000 to 31,000 EUR or 27,000 to 34,000 USD on a 250,000 EUR property), notary fees (around 1 to 2% of the price), and region-specific compliance costs like soil remediation or mandatory energy renovations that can add thousands more.
The hidden cost most often deliberately downplayed by sellers or agents in Belgium is the true cost of energy-related renovations, because sellers may present a property with a poor energy certificate as "just needing minor updates" when in reality bringing it to current standards could cost 20,000 to 50,000 EUR (22,000 to 55,000 USD), and this sometimes happens especially with older Belgian housing stock.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Belgium.
Are "cash under the table" requests common in Belgium right now?
Cash under the table requests in Belgium's residential property market are relatively uncommon compared to many other countries, because Belgium's notary-centered system, registered deeds, and anti-money laundering obligations make overt undeclared payments difficult to hide.
When undeclared payments are attempted in Belgium, the typical reason given is to reduce the official sale price on paper to lower registration duties, or a request to pay a "reservation fee" directly to an intermediary outside the notary channel.
If you agree to an undeclared cash payment in Belgium, you face serious legal risks including criminal prosecution for tax fraud, potential nullification of the sale, and no legal recourse if something goes wrong since courts won't enforce illegal agreements.
Are side agreements used to bypass rules in Belgium right now?
Side agreements to bypass official rules in Belgium property transactions are relatively uncommon but do occur, particularly around adjusting the declared property condition, shifting responsibility for required certificates or repairs, or adding terms that contradict the main contract.
The most common type of side agreement in Belgium involves informal understandings about what repairs the seller will make, what furniture is included, or how certain costs will be split, which are not properly documented in the notary-reviewed compromis.
If Belgian authorities discover a side agreement that contradicts the official deed or was designed to evade taxes, foreigners face consequences including the agreement being unenforceable in court, potential back taxes with penalties, and in serious cases criminal prosecution for fraud.
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.
Can I trust real estate agents in Belgium in 2026?
Are real estate agents regulated in Belgium in 2026?
As of early 2026, real estate agents in Belgium are regulated by the IPI/BIV (Institut Professionnel des Agents Immobiliers/Beroepsinstituut van Vastgoedmakelaars), which is the official professional institute that licenses agents and actively pursues illegal practice with 847 files opened in 2024 alone.
A legitimate real estate agent in Belgium should have an IPI/BIV registration number, which proves they have met education requirements, carry professional liability insurance, and follow a code of ethics.
Foreigners can verify whether an agent is properly licensed in Belgium by checking the agent's IPI/BIV registration number on the official IPI/BIV website, and you should do this before sharing any personal documents or making any payments.
Please note that we have a list of contacts for you in our property pack about Belgium.
What agent fee percentage is normal in Belgium in 2026?
As of early 2026, the normal reference point for real estate agent fees in Belgium is around 3% of the sale price excluding VAT, though actual fees can vary.
The typical range of agent fees that covers most residential transactions in Belgium is 2% to 4% including VAT, depending on the region, price point, property type, and whether the agent has an exclusive mandate.
In Belgium, the seller typically pays the agent commission in standard sale listings, which means as a buyer the fee is effectively built into the asking price rather than invoiced to you separately.
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 due diligence actually prevents disasters in Belgium?
What structural inspection is standard in Belgium right now?
The standard structural inspection process in Belgium is not a single mandatory inspection but rather a combination of required certificates (like the energy performance certificate) plus optional technical inspections that savvy buyers commission for older properties.
A qualified inspector in Belgium should check foundations, load-bearing walls, roof structure and covering, facades for cracks or moisture damage, electrical and plumbing systems, and in apartments the condition of common areas and building systems.
The professionals qualified to perform structural inspections in Belgium are licensed architects, civil engineers, or specialized building inspectors (experts en bâtiment/bouwexperts), and for electrical systems you need a certified electrical inspector.
The most common structural issues that inspections reveal in Belgian properties are moisture and damp problems (especially in cellars and older masonry buildings), outdated electrical installations, poor roof insulation, and in older townhouses hidden structural cracks behind cosmetic repairs.
How do I confirm exact boundaries in Belgium?
The standard process for confirming property boundaries in Belgium starts with checking the CadGIS cadastral map from FPS Finance online, then if precision matters you commission a licensed surveyor (géomètre-expert/landmeter-expert) to physically mark the boundaries.
The official document showing legal boundaries in Belgium is the cadastral plan (plan cadastral/kadastraal plan) available through FPS Finance, though this should be cross-referenced with the property deed and any surveyor reports for complete certainty.
The most common boundary dispute affecting foreign buyers in Belgium involves shared driveways, garden edges, or access rights that weren't clearly documented, especially in suburban and rural properties where fences don't always match legal boundaries.
To physically verify boundaries on the ground in Belgium, you should hire a licensed géomètre-expert (in French-speaking areas) or landmeter-expert (in Dutch-speaking areas), who can survey the property and provide an official report that can be referenced in your notarial deed.
What defects are commonly hidden in Belgium right now?
The top three defects that sellers commonly conceal from buyers in Belgium are moisture and damp issues disguised with fresh paint (this is common), energy and insulation problems that look fine but require major retrofit costs (common), and soil contamination or environmental obligations that only appear in official certificates the seller hopes you won't request (sometimes happens, especially in former industrial areas).
The inspection techniques that help uncover hidden defects in Belgium include thermal imaging cameras to detect insulation gaps and moisture behind walls, moisture meters to test for damp problems, and always requesting the official region-specific soil attestation and reviewing the full energy certificate rather than just the label.
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.
What insider lessons do foreigners share after buying in Belgium?
What do foreigners say they did wrong in Belgium right now?
The most common mistake foreigners say they made when buying property in Belgium is treating the country as a single market instead of three distinct regions (Flanders, Brussels, Wallonia) with different compliance requirements, tax rates, and paperwork.
The top three regrets foreigners mention after buying in Belgium are trusting an intermediary before verifying their IPI registration, underestimating how binding the preliminary agreement (compromis) is, and not budgeting properly for registration duties and energy renovation costs.
The single piece of advice experienced foreign buyers most often give to newcomers in Belgium is to involve a notary early in the process (not just at the end) and to verify everything before signing anything, because in Belgium the paperwork is the product.
The mistake that cost foreigners the most money or stress in Belgium is signing a compromis without fully understanding the region-specific compliance certificates, then discovering post-purchase that soil remediation, energy upgrades, or missing permits became their expensive responsibility.
What do locals do differently when buying in Belgium right now?
The key difference in how locals approach buying property in Belgium is that they immediately check which of the three regions the property falls under and adjust their entire checklist accordingly, while foreigners often apply a generic "Belgium" approach and get caught by region-specific rules in Flanders, Brussels, or Wallonia.
The verification step locals routinely take that foreigners often skip in Belgium is requesting and carefully reviewing the soil attestation (bodemattest/attestation du sol) before making an offer, because locals know that contamination obligations transfer to the buyer and can cost tens of thousands of euros to remediate.
The local knowledge advantage that helps Belgians get better deals is understanding how to use a poor energy certificate (EPC) as a negotiation lever, because locals know exactly what renovation costs that F or G rating implies and price it in aggressively, while foreigners often accept the seller's "just cosmetic" framing.
Don't buy the wrong property, in the wrong area of Belgium
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Statbel House Price Index | Belgium's official statistics office with methodology-backed price data. | We used it to describe recent price trends and regional market differences. We relied on their regional split to explain why Belgium has three distinct markets. |
| National Bank of Belgium Financial Stability Report 2025 | Belgium's central bank analyzing housing and credit risks. | We used it to understand what regulators worry about in housing. We shaped our risk sections around their credit and leverage analysis. |
| Belgium.be Notarised Deed Portal | The Belgian federal portal summarizing the legal buying process. | We used it to explain the notary's role and buyer protections. We showed what the standard process prevents so you can spot bypasses. |
| IPI/BIV Annual Report 2024 | The official regulator for real estate agents with enforcement data. | We used it to quantify the fake agent problem with 847 illegal practice files. We justified strict verification rules based on their enforcement workload. |
| European e-Justice Portal - Belgium Land Registers | The EU's official legal portal explaining Belgian property registration. | We used it to explain mortgage depositories and third-party enforceability. We set realistic expectations about registry access and fees. |
| World Justice Project Rule of Law Index | A recognized international rule-of-law index based on surveys. | We used it to support Belgium's strong legal environment ranking. We triangulated it with other governance indicators for credibility. |
| FPS Finance CadGIS | The official cadastral parcel viewer from Belgium's tax administration. | We used it to show how buyers can verify parcel geometry. We explained boundary and basemap checks before hiring a surveyor. |
| notaire.be Calculators | The official Belgian notary portal with consumer guidance tools. | We used it to frame hidden costs with a reliable calculation tool. We recommended running the calculator before negotiating any deal. |
| Bruxelles Environnement Soil Attestation | The official Brussels authority for soil and environment compliance. | We used it to describe Brussels-specific soil certificate requirements. We showed what proper documentation looks like in Brussels. |
| Vlaanderen.be Bodemattest | The Flemish government portal for mandatory soil documents. | We used it to explain Flanders' unique soil obligations. We built a checklist item around never signing without the right regional certificate. |
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.