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 has a reputation for strict administrative processes, but that does not mean foreign buyers are immune to scams and costly mistakes.
We constantly update this blog post to reflect the latest risks, grey areas, and insider knowledge that foreigners need when buying residential property in Brussels.
This guide will help you understand where to focus your attention and what traps to avoid.
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.
How risky is buying property in Brussels as a foreigner in 2026?
Can foreigners legally own properties in Brussels in 2026?
As of early 2026, Belgium is generally open to foreign ownership of residential property, and there are no nationality-based restrictions preventing you from buying a home in Brussels.
The main conditions that apply to foreigners in Brussels are not about your passport but about how you sign documents (especially if using a power of attorney from abroad) and whether your funds pass anti-money laundering checks.
Since direct ownership is allowed in Brussels, foreigners typically buy in their own name, though some use a Belgian company structure for tax or inheritance planning reasons, which adds complexity and costs.
What buyer rights do foreigners actually have in Brussels in 2026?
As of early 2026, foreigners buying residential property in Brussels have essentially the same legal buyer rights as Belgian citizens, including the right to a binding written contract and notary-verified title transfer.
If a seller breaches a contract in Brussels, you can pursue legal action through Belgian courts to enforce the agreement or claim damages, though this process can be slow and expensive.
The most common right that foreigners mistakenly assume they have in Brussels is the ability to back out of a signed compromise (preliminary contract) without penalty, when in fact this document is legally binding and breaking it typically costs you 10% of the purchase price.
How strong is contract enforcement in Brussels right now?
Contract enforcement for real estate transactions in Brussels is generally strong by international standards, with Belgium ranking 17th out of 143 countries in the World Justice Project Rule of Law Index, which is comparable to France and ahead of many Southern European markets.
The main weakness foreigners should be aware of in Brussels is that even with strong institutions, court proceedings can take years and cost significant legal fees, so prevention through proper due diligence is far better than relying on enforcement after problems arise.
By the way, we detail all the documents you need and what they mean in our property pack covering Brussels.
Buying real estate in Brussels 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 Brussels right now?
Are scams against foreigners common in Brussels right now?
Real estate scams targeting foreigners in Brussels are not extremely common in mainstream channels, but they happen often enough that you should expect to encounter at least one or two suspicious situations if you browse off-platform listings or social media ads.
The type of property transaction most frequently targeted by scammers in Brussels is rental-to-own schemes and "too good to be true" apartment deals in popular neighborhoods like Ixelles, Saint-Gilles, or the EU Quarter, where demand is high and foreigners are eager to move quickly.
The profile of foreign buyer most commonly targeted in Brussels is someone who is shopping remotely from abroad, does not speak French or Dutch, and is under time pressure to secure housing before a job start date or relocation deadline.
The single biggest warning sign that a deal may be a scam in Brussels is any request to send money before involving a notary, especially if the "agent" or "seller" insists on urgency and wants payment to a personal bank account.
What are the top three scams foreigners face in Brussels right now?
The top three scams foreigners most commonly face when buying property in Brussels are fake seller fraud (someone pretends to own a property they do not control), deposit diversion (you are pressured to send money to a non-notary account), and document theater (real-looking paperwork that does not actually apply to the unit you are buying).
The most common scam in Brussels typically unfolds like this: you find an attractive listing online, an English-speaking "agent" responds quickly, they create urgency by claiming other buyers are interested, they ask for a "reservation deposit" to a personal account, and then they disappear or the property turns out to belong to someone else entirely.
The single most effective way to protect yourself from each of these three scams in Brussels is to never transfer money outside the notary-controlled process, always verify agent licensing through the IPI/BIV registry, and insist that your own notary confirms ownership and document authenticity before you sign anything binding.
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 Brussels without getting fooled?
How do I confirm the seller is the real owner in Brussels?
The standard verification process to confirm the seller is the real owner in Brussels is to hire your own notary, who will check the official property records held by FPS Finance Patrimonial Documentation and confirm that the person signing has the legal right to sell.
The official document foreigners should check to verify ownership in Brussels is the title deed (acte de propriété) combined with a fresh extract from the patrimonial documentation registry, both of which your notary can obtain and interpret for you.
The most common trick fake sellers use to appear legitimate in Brussels is presenting convincing-looking documents for complex ownership situations (inherited property, usufruct arrangements, or company-owned units) where the real owner is not obvious, and this happens sometimes in the market, especially with off-platform deals.
Where do I check liens or mortgages on a property in Brussels?
The official registry where you check liens or mortgages on a property in Brussels is the FPS Finance Patrimonial Documentation system, which tracks all registered encumbrances, and your notary has dedicated access to retrieve this information through platforms like eNotariat.
When checking for liens in Brussels, you should request confirmation that all existing mortgages will be cleared at closing and that there are no outstanding legal claims, tax liens, or usufruct rights that would survive the sale.
The type of lien most commonly missed by foreign buyers in Brussels is co-ownership related debt, where the previous owner has unpaid charges to the building syndic, which can transfer to you if not caught before closing.
It's one of the aspects we cover in our our pack about the real estate market in Brussels.
How do I spot forged documents in Brussels right now?
The most common type of forged document used in property scams in Brussels is a fake PEB/EPB energy certificate or a manipulated cadastral extract, and while outright forgery is rare in notary-led transactions, it sometimes happens in off-platform deals where buyers skip professional verification.
Specific red flags that indicate a document may be forged in Brussels include mismatched names or addresses across different documents, missing official stamps or QR codes, email addresses from generic providers instead of official domains, and certificates that cannot be verified through the issuing authority.
The official verification method you should use to authenticate documents in Brussels is to have your notary obtain fresh copies directly from the relevant authorities (Bruxelles Environnement for soil certificates, the PEB database for energy certificates, FPS Finance for cadastral data) rather than accepting seller-provided copies.
Get the full checklist for your due diligence in Brussels
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 Brussels?
What hidden costs surprise foreigners when buying a property in Brussels?
The three most common hidden costs that foreigners overlook when buying property in Brussels are the 12.5% registration duty (which on a 400,000 EUR property equals 50,000 EUR or about 52,000 USD), notary fees of around 1% to 2%, and co-ownership charges including sinking fund contributions that can add several thousand euros at closing.
The hidden cost most often deliberately concealed by sellers or agents in Brussels is outstanding co-ownership debt or planned major works in the building, and this sometimes happens because agents focus on closing the sale rather than disclosing future financial obligations.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Brussels.
Are "cash under the table" requests common in Brussels right now?
In mainstream Brussels residential deals handled through notaries, "cash under the table" requests are not common, and any such request should be treated as a serious red flag that could indicate fraud or tax evasion.
The typical reason sellers give for requesting undeclared cash payments in Brussels is to reduce the declared sale price and therefore lower the registration duty burden, often framed as a "discount" or "furniture payment" that benefits both parties.
If you agree to an undeclared cash payment in Brussels, you face legal risks including tax fraud charges, loss of legal recourse if the deal goes wrong, and potential difficulties with your bank or mortgage provider who may flag unexplained large cash movements.
Are side agreements used to bypass rules in Brussels right now?
Side agreements used to bypass official rules in Brussels property transactions are not widespread in notary-led deals, but they do sometimes happen, particularly around furniture valuations, renovation promises, or undisclosed defects.
The most common type of side agreement used to circumvent regulations in Brussels is an inflated "furniture and fittings" valuation designed to shift part of the purchase price off the taxable base, reducing the 12.5% registration duty owed.
If a side agreement is discovered by Belgian authorities, you face consequences including back taxes with interest and penalties, potential fraud charges, and the risk that your transaction could be challenged or unwound, leaving you with a legal mess and financial losses.
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 Brussels in 2026?
Are real estate agents regulated in Brussels in 2026?
As of early 2026, real estate agents in Brussels are formally regulated by the IPI/BIV (Institut Professionnel des Agents Immobiliers), which is the statutory body that licenses, monitors, and disciplines agents operating in Belgium.
A legitimate real estate agent in Brussels should have an IPI registration number, which proves they have met professional training requirements and are subject to the institute's code of conduct and disciplinary procedures.
Foreigners can verify whether an agent is properly licensed in Brussels by asking for the agent's IPI number upfront and then checking it on the official IPI/BIV website search tool before sharing any personal documents or signing any agreements.
Please note that we have a list of contacts for you in our property pack about Brussels.
What agent fee percentage is normal in Brussels in 2026?
As of early 2026, the normal agent fee percentage for residential property sales in Brussels is around 3% of the sale price, though this is not fixed by law and agents can set their own rates.
The typical range of agent fee percentages that covers most residential transactions in Brussels is 2% to 5%, with variations depending on property value, mandate type (exclusive vs. non-exclusive), and negotiation.
In Brussels, the seller typically pays the agent commission, so as a buyer responding to a listed property you usually do not pay a direct fee, though if you hire a dedicated buyer's agent or search service you should expect a separate fixed fee or small percentage.
Get the full checklist for your due diligence in Brussels
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 Brussels?
What structural inspection is standard in Brussels right now?
The standard structural inspection process for property purchases in Brussels revolves around mandatory certificates like the PEB/EPB energy rating and electrical compliance report, but a comprehensive structural survey of the building itself is not automatically included and must be arranged separately by the buyer.
A qualified inspector checking a property in Brussels should examine foundations, load-bearing walls, roof condition, moisture and damp issues, plumbing and electrical systems, and any signs of settlement or structural movement.
The type of professional qualified to perform structural inspections in Brussels is an independent building expert (expert immobilier) or architect, who can provide an objective assessment separate from any agent or seller interests.
The most common structural issues that inspections reveal in Brussels properties, especially in older neighborhoods like Ixelles, Saint-Gilles, Schaerbeek, and Etterbeek, are moisture and rising damp in basements, roof deterioration hidden by fresh paint, and poor-quality renovations in buildings that have been split into multiple units.
How do I confirm exact boundaries in Brussels?
The standard process for confirming exact property boundaries in Brussels is to obtain an official cadastral extract and map from FPS Finance, which shows the registered parcel lines, and then verify anything sensitive on the ground with professional help if needed.
The official document that shows the legal boundaries of a property in Brussels is the cadastral plan (plan cadastral), available through FPS Finance, which defines the parcel as registered with the government.
The most common boundary dispute that affects foreign buyers in Brussels involves rowhouse gardens and rear extensions, where what appears to be "your" space based on fencing or usage does not match the official parcel boundaries recorded in the cadastre.
The professional you should hire to physically verify boundaries on the ground in Brussels is a licensed surveyor (géomètre-expert), who can compare the cadastral records to the actual situation and identify any discrepancies before you finalize the purchase.
What defects are commonly hidden in Brussels right now?
The top three defects that sellers frequently conceal from buyers in Brussels are moisture and rising damp (common, especially in ground floors and basements), roof and gutter problems hidden by cosmetic renovation (common), and soil contamination history in certain industrial-legacy areas (sometimes happens), which is why the attestation du sol from Bruxelles Environnement matters.
The inspection technique that helps uncover hidden defects in Brussels is combining a professional building expert visit with thermal imaging for moisture detection, plus requesting the full co-ownership maintenance history to spot recurring problems the syndic has dealt with.
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 Brussels?
What do foreigners say they did wrong in Brussels right now?
The most common mistake foreigners say they made when buying property in Brussels is moving money too early, specifically sending deposits or "reservation fees" before their notary had confirmed ownership and verified all documents.
The top three regrets foreigners most frequently mention after buying in Brussels are trusting an English-speaking intermediary without checking their IPI license, not treating co-ownership documents as seriously as financial statements, and underestimating the true total costs including registration duty and notary fees.
The single piece of advice experienced foreign buyers most often give to newcomers in Brussels is to hire your own notary from day one and let them verify everything before you sign or pay anything.
The mistake foreigners say cost them the most money or caused the most stress in Brussels is discovering major co-ownership problems (planned works, disputes, unpaid charges) after closing, which could have been avoided by demanding and carefully reviewing the syndic documents before signing the compromise.
What do locals do differently when buying in Brussels right now?
The key difference in how locals approach buying property in Brussels compared to foreigners is that locals obsess over the co-ownership (copropriété) documents and meeting minutes, treating them as essential financial intelligence rather than bureaucratic paperwork to skim.
The verification step locals routinely take that foreigners often skip in Brussels is requesting the last three years of syndic meeting minutes and the building's maintenance fund status, which reveals planned major works, ongoing disputes, and the financial health of the co-ownership.
The local knowledge advantage that helps Brussels residents get better deals is their awareness of commune-level price variations and building reputations, knowing for example that certain blocks in Schaerbeek or specific streets in Saint-Gilles have hidden issues or, conversely, are undervalued gems that have not yet appeared on foreign buyer radar.
Don't buy the wrong property, in the wrong area of Brussels
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 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 |
|---|---|---|
| Statbel House Price Index | Belgium's official statistics office for property price data. | We used it to describe recent price trends in Brussels. We relied on their index definitions to avoid portal hype. |
| FPS Finance Registration Duty | The federal tax authority that calculates and collects the duty. | We used it to state the 12.5% Brussels registration duty rate. We also used it to explain what the tax is calculated on. |
| Brussels-Capital Region Tax Abatement | The regional authority explaining its own tax incentive rules. | We used it to flag Brussels-specific abatements and exemptions. We referenced it as the official source for incentive details. |
| notaris.be | The official Belgian notary network providing standardized public info. | We used it to anchor what notaries check during transactions. We relied on their infofiches for buyer protection steps. |
| IPI/BIV | The statutory regulator for real estate agents in Belgium. | We used it to explain agent licensing verification. We referenced their complaint process for escalation options. |
| World Justice Project Rule of Law Index | A major international rule-of-law benchmark based on surveys. | We used it to contextualize Belgium's contract enforcement strength. We compared it to other European countries. |
| Bruxelles Environnement | The Brussels environmental authority for soil certificates. | We used it to explain attestation du sol requirements. We highlighted soil contamination as a due diligence item. |
| CCB and FPS Economy Fraud Enforcement | Official government news on anti-fraud enforcement activity. | We used it to support that scams are actively monitored. We referenced it to explain reporting channels. |
| FPS Finance Cadastral Data | The federal property-data source for parcel information. | We used it to explain boundary verification through cadastral extracts. We referenced it for official parcel identity checks. |
| Energuide PEB Requirements | A trusted Belgian consumer energy information site. | We used it to explain PEB certificate obligations for Brussels sales. We highlighted energy certificate verification steps. |
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.
Related blog posts