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
Yes, US citizens can legally buy residential property in Belgium in 2026, and the process is straightforward once you understand the regional differences and closing costs.
Belgium does not restrict property ownership based on nationality, so Americans follow the same buying process as locals through a mandatory notary system.
We constantly update this blog post to reflect the latest regulations, tax rates, and mortgage conditions in the Belgian property market.
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.
Can a US citizen legally buy residential property in Belgium right now?
Can I buy a home in Belgium as a US citizen in 2026?
As of early 2026, US citizens can legally purchase residential property in Belgium without any nationality-based restrictions, meaning you have the same ownership rights as Belgian citizens.
The standard buying process requires you to work with a Belgian notary, who handles the legal transfer through a mandatory notarial deed that gets registered with the authorities.
This notary-led system means the purchase is secure and officially recorded, giving you full legal protection as the new property owner in Belgium.
By the way, we've written a blog article detailing all the foreigner rights regarding properties in Belgium.
Are there many Americans buying property and living in Belgium in 2026?
As of early 2026, Americans represent a small but established segment of foreign property buyers in Belgium, with most estimates suggesting they account for well under 1% of total residential purchases nationwide.
The highest concentration of American expats and property owners in Belgium is found in Brussels, particularly in neighborhoods like Ixelles, Uccle, Woluwe-Saint-Pierre, and the European Quarter, where international organizations create strong demand.
The top three reasons Americans choose to buy property in Belgium are proximity to EU institutions and NATO headquarters, Belgium's central European location for business travel, and the country's high quality of life with excellent healthcare and education.
The American expat community in Belgium remains stable to slightly growing, driven primarily by professional opportunities in Brussels' international organizations and multinational corporations headquartered there.
Do foreigners have the same buying rights as locals in Belgium?
Foreign buyers, including US citizens, have essentially the same property buying rights as Belgian locals for standard residential purchases, with no special permits or additional approvals required.
There are no property types or locations in Belgium that are specifically off-limits to foreign buyers for normal residential transactions, though rare exceptions may exist for properties near sensitive infrastructure or military zones.
We cover all these things in length in our pack about the property market in Belgium.
Can I buy property in Belgium without a residence permit?
You do not need a Belgian residence permit to purchase property in Belgium, as property ownership is entirely separate from immigration status.
The process for buying property while living abroad involves working remotely with a Belgian notary, who can arrange for power of attorney if you cannot attend the signing in person.
Buying a home in Belgium does not grant you any visa or residency rights, so you will need to apply through standard immigration channels if you want to live there.
The main practical challenge for non-resident buyers is coordinating bank account opening, transferring funds internationally, and managing the documentation process across time zones.
Can US citizens own land in Belgium?
US citizens can legally own land outright in Belgium, including houses with land and building plots for residential construction, through full ownership registered via a notarial deed.
Belgium uses a civil law property system rather than the freehold and leasehold terminology common in some countries, but the standard purchase gives you full ownership rights similar to freehold.
There are no specific geographic zones or land categories in Belgium where foreign land ownership is generally restricted for normal residential purposes.
Please note that we have a dedicated blog article about the land buying process in Belgium here.
What documents will I need to buy in Belgium?
The essential documents a US citizen needs to purchase property in Belgium include a valid passport, civil status documentation, and proof of funds showing the source of your purchase money.
You do not need to obtain a Belgian tax identification number before buying, as the notary will ensure you are properly registered in the system during the purchase process.
A local Belgian bank account is not legally mandatory but is highly recommended, especially if you are taking out a mortgage or want smooth payment flows for deposits and ongoing costs.
Banks and notaries in Belgium typically require proof of funds documentation showing where your money comes from, along with employment or income verification if you are applying for financing.
We have a whole section dedicated to all the documents you need in our Belgium property pack.
Can a foreign-owned company buy property in Belgium?
Foreign-owned companies can legally purchase residential property in Belgium, as Belgian real estate law allows both individuals and legal entities to own property without nationality restrictions.
Americans sometimes use Belgian company structures to hold property, but this approach is more common for complex situations like multiple investors, estate planning, or rental operations rather than simple primary home purchases.
Owning property through a company does not automatically lower taxes and can actually increase complexity, so you should only pursue this route if there is a specific strategic reason after consulting with Belgian and US tax advisors.
The main drawback of company ownership for residential property in Belgium is the added administrative burden, ongoing compliance costs, and potentially different tax treatment that may not benefit a simple homeowner.
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What taxes and fees will I pay in Belgium in 2026?
What are buyer taxes in Belgium in 2026?
As of early 2026, the total buyer tax on an existing property in Belgium ranges from about 10% to 12.5% of the purchase price depending on the region, which on a 300,000 euro home (roughly 325,000 USD) means 30,000 to 37,500 euros in registration duties alone.
The main tax component is the registration duty, which is set at 10% in Flanders (with reduced rates available for owner-occupiers), 12.5% in Wallonia (with possible reductions for main residences), and 12.5% in Brussels (with abatement mechanisms for eligible buyers).
Buyer tax rates in Belgium are generally the same for foreigners and locals, though reduced rates for owner-occupiers typically require you to use the property as your main residence and meet certain deadlines.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Belgium.
What are other closing costs in Belgium in 2026?
As of early 2026, total closing costs excluding taxes typically add another 2% to 4% of the purchase price, meaning on a 300,000 euro property you should budget roughly 6,000 to 12,000 euros (about 6,500 to 13,000 USD) for notary and administrative fees.
The main closing cost categories in Belgium include notary fees (around 1% to 2% of the purchase price), registration and administrative costs (a few hundred euros), and mortgage deed costs if you borrow (typically 1% to 2% of the loan amount).
Real estate agent commissions in Belgium are typically paid by the seller rather than the buyer, which is one cost you generally do not need to budget for as a purchaser.
The closing cost that tends to surprise foreign buyers the most in Belgium is the cumulative impact of regional registration duties combined with notary costs, which together can exceed 15% of the purchase price in Brussels or Wallonia.
Are there hidden fees foreigners miss in Belgium right now?
The commonly overlooked fees for foreign buyers in Belgium typically total 1,000 to 3,000 euros (roughly 1,100 to 3,300 USD), covering items like property searches, certificates, and bank transfer fees for international payments.
The top three hidden fees that foreign buyers most often fail to budget for are international wire transfer costs (50 to 200 euros per transfer), document translation and apostille fees (200 to 500 euros), and mortgage valuation fees if borrowing (300 to 600 euros).
Foreign property owners often underestimate the annual property tax in Belgium, called the "precompte immobilier," which is based on the cadastral income and typically ranges from 500 to 2,000 euros per year (about 550 to 2,200 USD) depending on the property and municipality.
Getting surprised by hidden fees is one of the pitfalls people face when buying real estate in Belgium.
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.
Can I get a mortgage as a US citizen in Belgium in 2026?
Do banks lend to US citizens in Belgium in 2026?
As of early 2026, Belgian banks do offer mortgages to US citizens, though approval depends heavily on your residency status, income currency, and the size of your down payment.
US citizens generally receive similar treatment to other non-EU foreign nationals when applying for mortgages in Belgium, meaning you face more scrutiny than EU residents but are not singled out negatively.
The main reason some Belgian banks hesitate to lend to American borrowers specifically is the extra compliance burden created by FATCA regulations, which require banks to report account information to US tax authorities.
The typical approval likelihood for US citizens applying for property loans in Belgium is moderate to good if you are a Belgian resident with euro income, but lower if you are non-resident or paid primarily in USD.
There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in Belgium.
What down payment do American people need in Belgium in 2026?
As of early 2026, the minimum down payment for US citizens to obtain a mortgage in Belgium is typically around 10% to 20% of the purchase price, which on a 300,000 euro property means 30,000 to 60,000 euros (roughly 33,000 to 65,000 USD).
The typical down payment range for foreign buyers in Belgium runs from 10% at the minimum for well-qualified residents with euro income, up to 20% to 30% recommended for non-residents or those with foreign currency income.
A larger down payment does improve mortgage terms for US citizens in Belgium, as banks view lower loan-to-value ratios as less risky and may offer better interest rates or faster approval.
You can also read our latest update about mortgage and interest rates in Belgium.
What interest rates do US citizens get in Belgium in 2026?
As of early 2026, typical mortgage interest rates for US citizens in Belgium range from about 3.0% to 4.5%, depending on the initial fixed-rate period and your overall risk profile.
Interest rates for foreign buyers are generally similar to rates offered to local residents in Belgium, though your specific rate depends more on factors like income stability, down payment size, and property energy performance than on nationality.
Fixed-rate mortgages with initial fixed periods of 10 to 20 years are common for foreign buyers in Belgium, with rates around 3.0% to 3.6% for longer fixed terms and 3.8% to 4.6% for shorter or more variable arrangements.
The single factor with the biggest impact on the interest rate a US citizen will be offered in Belgium is the loan-to-value ratio, meaning a larger down payment typically gets you a lower rate.
Can I use US income to qualify in Belgium right now?
US-sourced income is accepted by some Belgian banks for mortgage qualification, but lenders often apply extra scrutiny or haircuts to account for currency exchange risk and documentation differences.
Banks in Belgium typically require American applicants to provide US tax returns, W-2 forms or 1099s, recent pay stubs, and bank statements showing regular income deposits over several months.
If standard US documentation is insufficient, some Belgian lenders may accept certified accountant letters, employment verification directly from your employer, or proof of other assets as alternative income verification.
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How do US taxes interact with owning property in Belgium?
Do I have to declare the property to the IRS from Belgium?
Owning real estate in Belgium does not by itself trigger a specific IRS reporting requirement, but any rental income you earn or capital gains from a sale must be reported on your US tax return.
US citizens owning foreign property typically report rental income on Schedule E and may need to file Form 8938 if their foreign financial assets (like Belgian bank accounts used for the property) exceed certain thresholds.
Simply owning a Belgian property without generating income does not trigger reporting, but the moment you collect rent or sell at a profit, you have US tax obligations to fulfill.
Will I pay tax twice in the US and Belgium in 2026?
As of early 2026, the risk of full double taxation for US citizens owning property in Belgium is reduced by the tax treaty between the two countries and the availability of foreign tax credits.
The US and Belgium have an income tax treaty that allocates taxing rights and provides mechanisms to prevent the same income from being taxed twice, though you should work with a tax professional to apply it correctly.
The Foreign Tax Credit allows you to offset taxes paid to Belgium against your US tax liability, so rental income taxed in Belgium can reduce what you owe to the IRS on that same income.
Whether Belgian property taxes are deductible on US federal tax returns depends on your specific situation and current US tax rules, making this a key question to discuss with a US CPA before buying.
Do I need FATCA reporting when buying in Belgium?
FATCA reporting for US citizens buying property in Belgium is typically triggered not by the property itself, but by foreign financial accounts like Belgian bank accounts used for the purchase or property management.
The specific FATCA threshold for Form 8938 filing is 50,000 USD in foreign financial assets for US residents (higher for those living abroad), and Belgian bank accounts holding deposits for your property transaction can push you over this limit.
FATCA reporting through Form 8938 is filed with your tax return and covers foreign financial assets, while FBAR (FinCEN Form 114) is a separate filing requirement triggered when your foreign bank accounts exceed 10,000 USD at any point during the year.
Consulting a US CPA before buying property in Belgium is strongly recommended, with key questions including how to structure accounts, what forms you will need to file, and how Belgian taxes interact with your US return.
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.
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 |
|---|---|---|
| Flemish Tax Agency | Official Flemish government page defining transfer tax rules. | We used it to confirm registration duty rates and conditions for Flanders. We verified reduced rate eligibility requirements for owner-occupiers. |
| Brussels-Capital Region | Official Brussels page explaining registration fee reductions. | We used it to anchor Brussels-specific relief mechanisms for eligible buyers. We clarified what foreigners should check regarding main residence conditions. |
| Wallonia Government | Official Walloon page describing reduced registration duty rules. | We used it to capture Wallonia's rate structure and eligibility requirements. We explained why Belgium has regional rather than national transfer taxes. |
| notaire.be Expat Guide | Produced by Belgium's notarial system for foreign buyers. | We used it to describe the buying process in plain language. We grounded document and step requirements in how Belgian conveyancing actually works. |
| notaire.be Calculators | Public simulator from Belgium's notary portal for cost estimates. | We used it as a reality check for how closing costs are computed. We kept our cost ranges realistic across regions and property types. |
| Baker McKenzie | Major international law firm's structured legal guide. | We used it to confirm nationality is not a barrier to owning Belgian real estate. We flagged rare edge cases involving sensitive infrastructure. |
| DLA Piper REALWORLD | Widely used legal reference for Belgian property law concepts. | We used it to explain ownership structures and property law rights. We supported the company ownership section without relying on blogs. |
| National Bank of Belgium | Belgium's central bank explaining mortgage lending standards. | We used it to estimate realistic down payment expectations. We explained why banks want more equity from riskier profiles. |
| ECB Data Portal | European Central Bank's official interest rate statistics for Belgium. | We used it to anchor current mortgage rate ranges with official data. We avoided guessing based on advertisements or broker anecdotes. |
| Febelfin | Official Belgian financial sector federation citing NBB figures. | We used it to triangulate interest rate ranges by fixed period. We aligned rate estimates with what banks were actually charging. |
| Belgium.be | Official Belgian government portal explaining annual property tax. | We used it to explain the yearly property tax and cadastral income basis. We highlighted that annual taxes are separate from purchase taxes. |
| IRS Form 8938 | Official IRS guidance on foreign financial asset reporting. | We used it to clarify when FATCA reporting applies to property owners. We separated real estate ownership from financial account reporting triggers. |
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