Authored by the expert who managed and guided the team behind the Belgium Property Pack
Yes, the analysis of Brussels' property market is included in our pack
Brussels is one of the most expensive property markets in Belgium when it comes to transaction costs, mainly because of the 12.5% registration duty that applies to most resale purchases.
However, the Brussels-Capital Region offers a generous tax break called the "abattement" that can save first-time buyers up to 25,000 euros if they meet specific conditions.
We constantly update this blog post to reflect the latest rules and market practices, so you always have accurate information before making your purchase decision.
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 Brussels.
Overall, how much extra should I budget on top of the purchase price in Brussels in 2026?
How much are total buyer closing costs in Brussels in 2026?
As of early 2026, total buyer closing costs in Brussels typically range from 13% to 16% of the purchase price for resale properties, which means on a 400,000 euro apartment you should expect to pay an extra 52,000 to 64,000 euros (approximately 54,000 to 67,000 USD or 50,000 to 62,000 EUR at current rates).
The minimum extra budget possible in Brussels drops to around 7% to 10% of the purchase price, but only if you qualify for the 200,000 euro registration duty abatement and you buy without a mortgage.
On the high end, buyers should realistically plan for closing costs of 22% to 24% if purchasing a new-build property where 21% VAT applies instead of registration duty, especially when the advertised price excludes VAT.
The main factors that determine where your closing costs fall in Brussels include whether you buy resale or new-build, whether you qualify for the abatement, whether you need a mortgage, and how much you spend on optional services like independent legal checks or translation.
What's the usual total % of fees and taxes over the purchase price in Brussels?
The usual total percentage of fees and taxes over the purchase price in Brussels for a typical resale property sits around 13% to 15% when the buyer does not qualify for any tax reductions.
The realistic low-to-high percentage range that covers most standard Brussels property transactions spans from 7% at the absolute minimum to 24% at the maximum, depending heavily on whether you buy resale or new-build and whether you meet abatement conditions.
Of this total, government taxes make up the largest portion at 12.5% registration duty for resale properties or 21% VAT for new-builds, while professional service fees like notary costs and legal checks typically account for just 1% to 3% of the purchase price.
By the way, you will find much more detailed data in our property pack covering the real estate market in Brussels.
What costs are always mandatory when buying in Brussels in 2026?
As of early 2026, the mandatory costs when buying property in Brussels include the 12.5% registration duty on resale purchases (or 21% VAT on new-builds), notary fees covering honorarium and administrative disbursements, and deed registration costs that the notary collects and submits on your behalf.
Optional but highly recommended costs for foreign buyers in Brussels include hiring an independent translator for deed signing if you are not fluent in French or Dutch legal terms, getting extra legal due diligence on urban planning permits or co-ownership disputes, and arranging a professional property valuation for negotiation leverage.
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What taxes do I pay when buying a property in Brussels in 2026?
What is the property transfer tax rate in Brussels in 2026?
As of early 2026, the property transfer tax rate in the Brussels-Capital Region is 12.5% registration duty, calculated on the agreed purchase price plus any sale-related charges included in the transaction.
There are no extra transfer taxes specifically for foreigners buying property in Brussels, as the registration duty applies equally to all buyers regardless of nationality, and the key factors are instead the property type and whether you qualify for reductions.
Buyers pay VAT instead of registration duty when purchasing a "new" property in Brussels, which typically means a new-build or off-plan property that is considered new for VAT purposes until December 31 of the second year after first occupancy, with the standard VAT rate being 21%.
When people refer to "stamp duty" in Brussels, they are usually talking about the registration duty of 12.5%, which is collected through the notary at the time of signing the authentic deed and must be paid within four months of the preliminary sales agreement.
Are there tax exemptions or reduced rates for first-time buyers in Brussels?
Brussels offers a 200,000 euro registration duty abatement for buyers purchasing their main residence, which can save you up to 25,000 euros (12.5% of 200,000 euros) in registration duty if you meet all the eligibility conditions.
If you buy property through a company in Brussels instead of as an individual, you are not eligible for the 200,000 euro abatement, and your purchase may also trigger different income tax and exit tax consequences that require professional advice.
There is a significant tax difference between new-build and resale properties in Brussels: resale purchases attract 12.5% registration duty with possible abatement eligibility, while new-build properties classified as "new" for VAT purposes are subject to 21% VAT instead, with no abatement available.
To qualify for the Brussels registration duty abatement, you must not already own another residential property anywhere in Belgium or abroad at the time of signing the preliminary agreement, you must register at the property address within specific timeframes, and you must maintain it as your main residence for a required period.
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 Brussels in 2026?
How much does a notary or conveyancing lawyer cost in Brussels in 2026?
As of early 2026, notary costs in Brussels including honorarium and administrative disbursements typically range from 0.8% to 1.8% of the purchase price, which on a 400,000 euro property means roughly 3,200 to 7,200 euros (approximately 3,350 to 7,550 USD or 3,200 to 7,200 EUR).
Notary fees in Brussels are charged using a regulated degressive scale, meaning the percentage decreases as the property price increases, and the honorarium itself is fixed by law while administrative costs and disbursements can vary by file complexity.
Translation or interpreter services for foreign buyers in Brussels typically cost between 150 and 600 euros (approximately 157 to 630 USD) for an interpreter present at deed signing, or 0.12 to 0.20 euros per word if you need full document translation of the deed pack.
A tax advisor is not mandatory but is highly recommended for non-resident buyers or those planning rental investments in Brussels, with one-off consultation fees typically ranging from 300 to 1,200 euros (approximately 315 to 1,260 USD or 300 to 1,200 EUR) depending on the complexity of cross-border structuring involved.
We have a whole part dedicated to these topics in our our real estate pack about Brussels.
What's the typical real estate agent fee in Brussels in 2026?
As of early 2026, the typical real estate agent commission in Brussels is around 3% of the sale price plus 21% VAT, which on a 400,000 euro property amounts to roughly 14,500 euros (approximately 15,200 USD or 14,500 EUR) including VAT.
In Brussels, the seller most commonly pays the real estate agent commission, and buyers typically pay nothing unless they hire a separate "search agent" to help them find and negotiate properties on their behalf.
The realistic low-to-high range for agent fees in Brussels spans from around 2% to 4% plus VAT, with lower-priced properties sometimes attracting higher percentage commissions and the exact rate being negotiable depending on the mandate and services included.
How much do legal checks cost (title, liens, permits) in Brussels?
Legal checks including title search, liens verification, and permits review in Brussels are largely bundled into the notary's standard disbursements, but additional targeted checks can add 300 to 1,000 euros (approximately 315 to 1,050 USD or 300 to 1,000 EUR) on top of the base notary costs.
Property valuation fees in Brussels typically cost around 200 to 600 euros plus VAT (approximately 210 to 630 USD or 200 to 600 EUR), and your mortgage lender may require this from their preferred appraiser list if you are financing the purchase.
The most critical legal check that should never be skipped in Brussels is the urban planning verification and co-ownership status review, because outstanding building works, reserve fund shortfalls, or unresolved disputes in apartment buildings can result in unexpected liabilities of tens of thousands of euros after purchase.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Brussels.
Get the full checklist for your due diligence in Brussels
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What hidden or surprise costs should I watch for in Brussels right now?
What are the most common unexpected fees buyers discover in Brussels?
The most common unexpected fees buyers discover in Brussels include losing the 200,000 euro abatement because they own property abroad, inheriting co-ownership liabilities for upcoming major building works, facing higher-than-expected property tax due to commune add-ons, and forgetting to budget for mortgage deed costs when financing.
Yes, there can be unpaid property taxes or co-ownership debts you could inherit when purchasing in Brussels, although the annual property tax is typically prorated between seller and buyer at settlement and should be explicitly addressed in writing during the transaction.
While purchase scams are less common than rental scams in Brussels, buyers should watch out for pressure to pay "reservation fees" to non-professional intermediaries, and a practical safety rule is to pay key transaction monies only through the notary-controlled process and never to private accounts.
Fees usually not disclosed upfront by sellers or agents in Brussels include upcoming co-ownership special assessments for major repairs, the exact impact of commune-specific property tax add-ons, and mortgage deed registration costs if you decide to finance after initially planning a cash purchase.
In our property pack covering the property buying process in Brussels, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Brussels?
Extra fees when buying a tenanted property in Brussels typically include 250 to 1,000 euros (approximately 260 to 1,050 USD or 250 to 1,000 EUR) in additional legal review costs to examine lease terms, indexation history, deposit status, and fixture inventories.
When you purchase a tenanted property in Brussels, you inherit the existing lease agreement with all its terms and conditions, meaning you become the new landlord and must honor the tenant's rights under Belgian rental law.
Terminating an existing lease immediately after purchase in Brussels is generally not possible for standard residential leases, as Belgian law protects tenants with notice periods that depend on the lease type and duration, and you typically need a valid legal reason such as personal occupation with proper notice.
A sitting tenant in Brussels typically affects the property's market value negatively by around 5% to 15%, as it limits buyer flexibility, though some investors specifically seek tenanted properties for the immediate rental income they provide.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Brussels.
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 Brussels?
Which closing costs are negotiable in Brussels right now?
Negotiable closing costs in Brussels include the purchase price itself, who bears certain small administrative items in the contract, and the agent commission if you are the one engaging an agent or negotiating a different fee structure with the seller.
Closing costs that are fixed by law and cannot be negotiated in Brussels include the 12.5% registration duty or 21% VAT on new-builds, and the notary honorarium which is regulated by a government-set degressive scale that applies uniformly across all notaries.
On negotiable fees in Brussels, typical discounts or reductions are modest since the major costs are tax-driven, but buyers can sometimes negotiate who covers minor administrative charges or secure a lower price that effectively offsets some transaction costs.
Can I ask the seller to cover some closing costs in Brussels?
The likelihood that a seller in Brussels will agree to cover some closing costs is relatively low for the major items like registration duty, which is structurally a buyer cost, though sellers may agree to a lower price or cover practical items as part of negotiations.
Sellers in Brussels are most commonly willing to cover minor practical costs such as pre-sale repairs, furniture inclusion, or specific administrative items rather than contributing directly to registration duty or notary fees.
Sellers in Brussels are more likely to accept covering some costs or reducing the price when the property has been on the market for a long time, needs significant renovation, has a poor energy performance rating, or when the market generally favors buyers over sellers.
Is price bargaining common in Brussels in 2026?
As of early 2026, price bargaining is common and expected in Brussels real estate, especially when properties have been listed for extended periods, need renovation, or have negative factors like poor energy efficiency or noisy locations.
Buyers in Brussels typically negotiate around 2% to 6% below the asking price in normal market conditions, with discounts of 8% to 12% achievable when properties have clear drawbacks such as major upcoming co-ownership works, poor layout, or time-pressured sellers.
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What monthly, quarterly or annual costs will I pay as an owner in Brussels?
What's the realistic monthly owner budget in Brussels right now?
The realistic monthly owner budget in Brussels excluding mortgage payments ranges from 250 to 600 euros (approximately 260 to 630 USD) for an apartment with co-ownership charges, or 200 to 500 euros (approximately 210 to 525 USD) for a house without syndic fees.
The main recurring expense categories in this Brussels monthly budget include a provision for annual property tax spread over twelve months, building insurance, common charges and reserve fund contributions for apartments, and a maintenance buffer for unexpected repairs.
The realistic low-to-high range for monthly owner costs in Brussels spans from around 200 euros for a modest house with low property tax to over 600 euros for a larger apartment in a building with extensive common facilities like an elevator, concierge, or heated common areas.
The monthly cost that tends to vary the most in Brussels is the co-ownership common charges, because these depend heavily on the building's age, the scope of shared facilities, whether major works are planned, and how well the reserve fund has been maintained by previous owners.
You can see how this budget affect your gross and rental yields in Brussels here.
What is the annual property tax amount in Brussels in 2026?
As of early 2026, the annual property tax in Brussels is calculated as 1.25% of the indexed cadastral income plus commune and agglomeration add-ons called "centimes additionnels," which typically results in bills of 800 to 1,800 euros (approximately 840 to 1,890 USD) for apartments and 1,200 to 3,500 euros (approximately 1,260 to 3,675 USD) for houses.
The realistic low-to-high range for annual property taxes in Brussels varies widely because cadastral income differs significantly between properties, and the final bill can be several multiples of the regional base rate depending on where you live within the 19 Brussels communes.
Property tax in Brussels is calculated based on the indexed cadastral income, which is a historic reference value representing the theoretical annual rental income of your property, multiplied by a yearly indexation coefficient and then increased by the specific add-on percentages set by your commune and the Brussels agglomeration.
Exemptions or reductions on Brussels property tax are limited, but certain situations like major renovations, specific disability conditions, or social housing arrangements may qualify for partial relief, and you should check with Brussels Fiscality for your specific circumstances.
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 Brussels in 2026?
What tax rate applies to rental income in Brussels in 2026?
As of early 2026, rental income tax in Belgium for most private landlords is not calculated directly on your gross rent but rather on the indexed cadastral income of the property, which typically results in an effective tax burden in the 15% to 35% range depending on your overall income bracket and the tenant's use of the property.
Belgian landlords cannot simply deduct all real expenses from rental income the way they might in other countries, because the standard taxation method uses a formula-driven taxable base, though if you rent to a company or for professional use the calculation changes and more expenses may become deductible.
The realistic effective tax rate range after the cadastral-income calculation for typical Brussels landlords with standard residential rentals falls between 15% and 35%, depending on your marginal income tax bracket and whether any special regimes or deductions apply to your situation.
Foreign property owners in Brussels do not pay a fundamentally different rental income tax rate than residents, but their tax residency status and any applicable tax treaty between Belgium and their home country can affect how the income is reported and whether credits are available to avoid double taxation.
Do I pay tax on short-term rentals in Brussels in 2026?
As of early 2026, short-term rental income in Brussels is taxable and may trigger additional obligations including different income tax categorization, possible VAT registration if you provide hotel-like services, and compliance with local short-term rental regulations.
Short-term rental income in Brussels can be taxed differently than long-term rental income because the nature of the activity may be classified as more commercial, potentially moving the income out of the standard cadastral-based system and into a category that allows expense deductions but also attracts higher scrutiny.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Brussels.
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If I sell later, what taxes and fees will I pay in Brussels in 2026?
What's the total cost of selling as a % of price in Brussels in 2026?
As of early 2026, the total cost of selling a property in Brussels typically ranges from 3% to 6% of the sale price, mainly depending on whether you use a real estate agent and how complex your transaction is.
The realistic low-to-high percentage range for total selling costs in Brussels spans from around 1% to 2% if you sell privately without an agent, up to 5% to 6% if you use a full-service broker and have additional marketing or legal costs.
The specific cost categories that make up the total selling expense in Brussels typically include real estate agent commission, energy performance certificate update, marketing and photography costs, and any outstanding co-ownership charges or mortgage early repayment fees if applicable.
The single largest contributor to selling expenses in Brussels is almost always the real estate agent commission, which at around 3% plus VAT represents the majority of seller costs when a broker is used.
What capital gains tax applies when selling in Brussels in 2026?
As of early 2026, capital gains on the sale of non-professional real estate by private individuals in Belgium are often not taxed, though there are important exceptions for short holding periods, speculative transactions, or certain specific fact patterns that can trigger taxation.
The main exemptions from capital gains tax in Belgium include sales of your primary residence, sales after a sufficiently long holding period that removes the speculative character, and situations where the property was held for genuine personal or family use rather than trading purposes.
Foreigners selling property in Brussels do not face a specific foreigner surcharge on capital gains, but your tax residency status and any tax treaty between Belgium and your home country can affect reporting requirements and whether the gain is taxable in Belgium, your home country, or both.
Capital gains in Belgium are generally calculated as the sale price minus the original purchase price, with possible adjustments for documented improvement costs and acquisition expenses, though the exact calculation depends on which tax regime applies to your specific situation.
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 Brussels, 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 |
|---|---|---|
| FPS Finance Belgium (Registration Duty) | The Belgian federal tax administration explaining official registration duty rules. | We used this source to anchor the 12.5% Brussels registration duty rate and confirm what the tax is based on. We also verified who typically pays the registration duty. |
| Notaris.be (Belgian Notaries) | Published by the Belgian notariat, the frontline institution for property conveyancing. | We used this to confirm the 200,000 euro abatement details and eligibility conditions. We also referenced it for timing of payment and company exclusions. |
| Brussels-Capital Region Government | The Brussels regional government explaining its own registration duty reform. | We used this to cross-check the policy intent and mechanics of the Brussels abatement system. We also used it to distinguish Brussels-specific rules from federal ones. |
| FPS Finance Belgium (VAT on Property) | The federal tax authority's explanation of when VAT applies to property purchases. | We used this to explain when a purchase is VAT-based instead of registration duty. We built the new-build versus resale cost scenarios from this source. |
| Brussels Fiscality MyTax | The official Brussels tax portal describing annual property tax calculations. | We used this to anchor the 1.25% base rate and explain who owes property tax. We also clarified why bills depend on cadastral income and indexation. |
| Belgium.be Official Portal | The Belgian government's citizen portal summarizing the property tax formula. | We used this to clearly explain centimes additionnels in simple language. We justified why property tax bills can be multiples of the regional base. |
| DLA Piper REALWORLD | A widely used, lawyer-authored reference explicit about VAT triggers. | We used this to define "new" for VAT purposes. We avoided the common confusion between new-build VAT and resale registration duty. |
| PwC Worldwide Tax Summaries | A standard global tax reference used by professionals and regularly updated. | We used this to triangulate capital gains tax logic for private individuals. We kept the selling section conservative and rule-based. |
| Knight Frank Belgium | A major international property consultancy with Belgium market expertise. | We used this to establish typical agent commission rates and buyer-seller payment norms. We also referenced their market practice insights. |
| KBC Brussels | A major Belgian bank providing detailed buyer cost breakdowns. | We used this for mortgage deed cost information and valuation fee ranges. We also referenced their overall buying cost guidance. |
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