How to move to Belgium and buy a property?

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

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries (Belgium, France, Germany, Netherlands, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Belgium. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Belgian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Brussels, Antwerp, and Ghent. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What kind of visa or residence permit do I need to live in Belgium long-term?

You need a Type D national visa to live in Belgium for more than 90 days as a non-EU/EEA/Swiss citizen.

This long-stay visa must be obtained before you arrive in Belgium and allows you to enter the country and apply for a residence permit at your local municipality within eight days of arrival. The specific requirements depend on your reason for staying, such as work, study, family reunification, or self-employment.

After legally residing in Belgium for 3-5 years with a valid residence permit, you can apply for permanent residence status. The timeline varies based on your nationality and circumstances - EU citizens generally qualify after 5 years, while some other nationalities may qualify after 3 years of continuous legal residence.

As of June 2025, Belgian citizenship by naturalization becomes available after 5 years of legal residence, provided you meet language requirements and pass an integration test. The process includes demonstrating knowledge of Belgian society and either Dutch, French, or German depending on your region of residence.

Can foreigners buy property in Belgium, and are there any restrictions on what they can or can't purchase?

Foreigners can buy any type of property in Belgium without restrictions or limitations.

Belgium imposes no minimum investment thresholds, nationality requirements, or special rules targeting foreign buyers. You have the same property ownership rights as Belgian citizens, including the ability to purchase residential homes, apartments, commercial properties, or land.

There are no restrictions on the number of properties you can own, the location where you can buy, or the value of properties you can purchase. You can buy property for personal use, investment purposes, or rental income generation without any special permits or approvals.

The only difference between foreign and Belgian buyers lies in tax implications - non-residents may face different tax rates on rental income and capital gains, but these don't restrict your ability to purchase property.

Do I need to physically be in Belgium to buy property, or can I do it remotely?

You can complete the entire property purchase process remotely without being physically present in Belgium.

The Belgian legal system allows remote property transactions through the notary system and power of attorney arrangements. Your chosen notary can handle all legal aspects of the purchase, including document verification, contract preparation, and final deed signing on your behalf.

To buy remotely, you'll need to grant power of attorney to either your notary or a trusted representative in Belgium. This legal document allows them to sign contracts, transfer funds, and complete the property registration process without your physical presence.

However, many buyers choose to visit Belgium at least once during the process to view properties in person and meet with their notary face-to-face, even though it's not legally required for the transaction to proceed.

What are the exact steps to buy a property in Belgium from start to finish?

The Belgium property purchase process follows seven clear steps from initial search to final ownership transfer.

Step	Action Required	Timeline
1. Budget & Financing	Determine budget including 7.2-17.5% extra costs, secure mortgage pre-approval if needed	2-4 weeks
2. Property Search	Search online platforms, engage real estate agents, visit properties	4-12 weeks
3. Make Offer	Submit written offer, negotiate terms, sign preliminary contract (compromis de vente)	1-2 weeks
4. Due Diligence	Property inspections, title checks, energy certificate, soil certificate verification	2-3 weeks
5. Finalize Financing	Complete mortgage application, arrange property valuation, secure final approval	3-6 weeks
6. Notarial Deed	Notary prepares final deed, both parties sign, funds transferred, ownership changes	1 week
7. Registration	Notary registers sale with Land Registry, pays taxes, provides ownership documents	1-2 weeks

What documents are mandatory for the property purchase and how do I get them?

Belgium requires specific documentation for property purchases, with most documents provided by the seller or obtained through official channels.

The mandatory documents include:1. **Proof of identity** - Your valid passport or national ID card2. **Proof of funds** - Bank statements or mortgage pre-approval letter demonstrating financial capacity3. **Preliminary contract** - The compromis de vente signed between buyer and seller4. **Energy Performance Certificate (EPC)** - Shows property energy efficiency, provided by seller5. **Soil certificate** - Required in certain regions to confirm ground stability and contamination status6. **Cadastral plan and extract** - Official property boundaries and registration details from the Cadastre7. **Urban planning certificate** - Confirms zoning regulations and permitted property uses8. **Proof of property tax payment** - Current tax status verification from local municipality9. **Co-ownership documents** - Required for apartments, showing building management and fees10. **Electrical inspection certificate** - Safety compliance for residential properties over 25 years old

Your notary will guide you through obtaining any missing documents and verify their authenticity. Most seller-provided documents should be recent (typically within 6 months of purchase) to ensure current accuracy.

It's something we develop in our Belgium property pack.

How much do I need to budget for extra fees, taxes, and notary costs—what's the full breakdown?

You should budget 7.2-17.5% of the property purchase price for additional costs in Belgium.

Registration fees represent the largest expense, ranging from 6% in Flanders to 12.5% in Brussels and Wallonia for residential properties. These fees are paid to the regional government and cannot be avoided or negotiated.

Notary fees typically cost 0.2-4% of the purchase price and cover legal services, document preparation, and administrative tasks. The exact percentage decreases as property value increases, with expensive properties paying a lower percentage rate.

Additional costs include legal fees around 1% of purchase price (sometimes included in notary fees), real estate agent commission of 3% paid by the seller, property valuation fees of approximately €200 plus VAT if required by your mortgage lender, and mortgage-related fees totaling 1% of loan amount plus 0.3% mortgage duty if financing your purchase.

Can I buy property in Belgium with cash, and if I need a mortgage, what are the options, rates, and conditions for foreigners?

You can purchase Belgian property with cash, but payments above €3,000 must be made through bank transfers due to anti-money laundering regulations.

Cash purchases eliminate mortgage-related costs and speed up the transaction process, but you'll still pay all other fees including registration taxes and notary costs. Many cash buyers choose this route to strengthen their purchase offers in competitive markets.

Mortgage options for foreigners include standard residential mortgages from Belgian banks, with current interest rates around 3-3.5% as of mid-2025. These rates represent some of the lowest in Europe, making Belgium an attractive financing destination for property purchases.

Foreign mortgage applicants need proof of stable income, good credit history, and often a valid residence permit or long-term visa. Banks typically require a 20% down payment for non-residents, though this can vary based on your financial profile and the specific lender's policies.

How easy is it for a foreigner to get a mortgage in Belgium, and what are the common tips to increase chances of approval?

Mortgage approval for foreigners in Belgium depends primarily on demonstrating financial stability and legal residence status.

Belgian banks evaluate foreign applicants based on income consistency, employment stability, credit history, and debt-to-income ratios. Having a Belgian bank account and establishing a relationship with the lender before applying significantly improves approval chances.

Key strategies to increase approval likelihood include providing comprehensive income documentation from your home country, obtaining official translations of financial documents, demonstrating stable employment for at least 2-3 years, maintaining a debt-to-income ratio below 33%, and working with a mortgage broker who specializes in foreign applicant cases.

Consider opening a Belgian bank account 3-6 months before applying and transferring regular deposits to show income stability. Some banks prefer applicants who already hold legal residence permits, while others will consider visa holders with sufficient financial backing.

Are Belgian real estate agents generally trustworthy, and how do I find a reliable one?

Belgian real estate agents have improved their professional standards significantly, though the industry still faces some credibility challenges.

Many agents operate professionally and provide valuable local market knowledge, but it's essential to verify their credentials and check references before engaging their services. Look for agents registered with the Belgian Institute of Professional Estate Agents (IPI) or similar professional organizations.

To find reliable agents, seek recommendations from expat communities, check online reviews on platforms with verified feedback, and interview multiple agents before making a decision. Professional agents should provide clear fee structures, detailed market analysis, and transparent communication throughout the process.

Red flags include agents demanding upfront fees, refusing to provide written agreements, lacking proper registration credentials, or pressuring you to make quick decisions without adequate time for due diligence.

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 are the most common mistakes foreigners make when buying in Belgium and how can I avoid them?

Foreign buyers frequently underestimate the total cost of property purchases and skip essential due diligence steps.

The most critical mistakes include:1. **Underestimating total costs** - Failing to budget for the 7.2-17.5% additional expenses beyond the property price2. **Inadequate due diligence** - Not thoroughly checking property titles, zoning restrictions, and building regulations3. **Skipping property inspections** - Missing structural, electrical, or environmental issues that become expensive problems later4. **Ignoring urban planning regulations** - Purchasing properties with zoning restrictions that limit renovation or usage options5. **Making illegal cash payments** - Attempting under-the-table transactions that violate Belgian money laundering laws

Avoid these mistakes by working with qualified professionals including a notary, property inspector, and possibly a real estate lawyer. Always insist on seeing all mandatory documents before signing any agreements, and budget conservatively for additional costs.

Take time to understand local regulations, especially regarding rental properties if you plan to generate income. Research the specific municipality's rules about short-term rentals, renovation permits, and property tax implications.

Does the Belgian legal system provide strong protection for buyers, and what precautions should I take to secure my rights?

Belgium's legal system offers robust protection for property buyers through mandatory notary involvement and comprehensive registration requirements.

The notary system ensures all legal requirements are met, verifies clear property titles, and registers the sale with the official Land Registry. This creates a transparent, legally binding transaction that protects buyer interests and provides recourse if issues arise.

Belgian law protects buyers from seller liability for unpaid utility bills and provides cooling-off periods for certain types of property purchases. The Breyne Law specifically protects buyers of new constructions and major renovations with additional safeguards.

Secure your rights by always using a qualified notary, conducting thorough due diligence including property inspections and title verification, obtaining comprehensive property insurance before completion, and keeping detailed records of all transactions and communications throughout the purchase process.

If I buy property in Belgium, does it help me get residency or citizenship, and how does that process work?

Property ownership in Belgium does not automatically grant residency rights or fast-track citizenship applications.

You must apply for residency through standard immigration channels regardless of property ownership status. This means obtaining the appropriate visa, meeting residence requirements, and following the normal naturalization process for citizenship.

However, owning property can demonstrate financial stability and ties to Belgium when applying for residence permits or citizenship. Immigration officials may view property ownership favorably as evidence of your commitment to establishing long-term residence in the country.

The path to permanent residence requires 3-5 years of legal residence with valid permits, while citizenship eligibility begins after 5 years of continuous legal residence. Property ownership can support these applications but doesn't replace the fundamental residence and integration requirements.

It's something we develop in our Belgium property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

It's something we develop in our Belgium property pack.

Sources

1. Belgian Embassy - National Visa Information
2. Expatica - Belgium Visas and Immigration
3. iWorld - Belgium Residence Permits
4. Expatica - Buying Property in Belgium
5. InvestRopa - Belgium Real Estate for Foreigners
6. Global Property Guide - Belgium Buying Guide
7. Just Landed - Belgium Mortgage Guide
8. The Bulletin - Belgium Mortgage Rates
9. Lawyers Belgium - Property Purchase Process
10. Knight Frank - Buying in Belgium Overview