Buying property in Belgium

Who can buy in Belgium

Any foreign nationals – even non-EU citizens – can buy property in Belgium, but non-residents have a different tax regime from permanent residents. Total transaction costs can be higher than in other European markets.

Most Belgian banks offer mortgages to expatriates, but you’ll need to put down a deposit of 10% of the purchase price.

The buying process in Belgium

• Once you’ve found the home you’d like to buy, your agent will help you submit a written offer.
• When the seller accepts your offer, both parties sign a binding pre-sale agreement that legally commits you to the sale.
• A notary is appointed to draft the authentic deed and ensure everything complies with all legal and tax requirements.
• Buyers may also engage a lawyer for extra support and advice.
• A technical survey is recommended, and mandatory for a mortgage application.
• Contracts are usually written in French or Dutch, so a bilingual real estate agent is useful.
• A 10% deposit is placed in escrow and forfeited if the buyer withdraws.
• The final deed must be signed before a notary within four months, after which the sale is registered with the land registry.

Fees and taxes in Belgium

• Standard registration duties in Wallonia, Brussels-Capital Region and Flanders is 12.5%.
• Reduced registration duties apply in:
  • Wallonia: 3% rate applies if the property is the buyer's sole and principal residence.
    • The buyer must not own another residential property and establish residence within three years – this increases to five years for new builds or plots.
    • Buyers must also live there for at least three years.
  • Flanders: 2% rate applies if the property is the buyer's sole and principal residence.
    • The buyer must not own another residential property and establish residence within two years.
• Notary fees are between 0.2-0.4%, valuation fees are €200 + VAT, and the agent’s commission is 3% + VAT of the sale price, usually paid by the seller.
• For new properties less than two years old, a 21% VAT applies instead of registration duties.
• The owner must pay an annual property tax, which is calculated based on the property’s cadastral income, usually one to two months’ rent.
• Capital gains tax doesn’t apply to the sale of a primary residence if it’s been occupied for at least 12 months before the sale. If occupied for less than 12 months, capital gains tax is 16.5%.
• For secondary or investment properties sold within five years, capital gains tax may also apply.