How to Buy Your First Property in Belgium: Complete Guide

Buying Your First Property in Belgium: Where to Start?

Buying your first property is one of the most important projects of your life. In Belgium, the process is well-regulated but involves many steps that you need to master. This guide walks you through from defining your budget to receiving the keys.

Step 1: Define Your Budget

Before starting your search, you need to know your exact financial capacity. In Belgium, banks apply the one-third rule: your monthly loan payments should not exceed one-third of your net income.

Your total budget includes:

• The property price: the amount you can finance through your loan and personal contribution.
• Notary fees: between 11% and 15% of the purchase price depending on the region (registration rights + notary fees + administrative costs).
• Personal contribution: minimum 10% of the property price, ideally 20%. The National Bank requires that 65% of own-dwelling mortgages have a loan-to-value ratio below 90%.

Use our notary fee calculator to accurately estimate the costs associated with your purchase.

Step 2: Obtain a Bank Agreement in Principle

Before even visiting properties, request an agreement in principle from your bank or a mortgage broker. This non-binding document confirms your borrowing capacity and gives you an advantage during negotiations.

Documents required for the loan application:

• Last three payslips
• Latest tax assessment notice
• Bank statements for the last 3 months
• Employment contract
• Proof of personal contribution (savings, gift)

Step 3: Search for the Ideal Property

Finding the right property can take from a few weeks to several months. Define your priority criteria: location, surface area, number of bedrooms, property condition (new or to renovate), proximity to transport and schools.

Check average prices per municipality on Immolytics to ensure your expectations match your budget. Price differences between neighboring municipalities can be substantial: sometimes 30 to 50% difference within just a few kilometers.

Step 4: Visit and Evaluate

During visits, pay attention to several critical elements:

• The EPC certificate: a poor score (E, F, G) will require costly energy renovation works. A property rated A or B will be more expensive to buy but cheaper to run.
• Roof and window frame condition: two of the most expensive renovation items.
• Moisture: check walls, cellars, and wall-floor junctions.
• Urban planning: ensure all modifications have proper permits.
• Co-ownership charges: for an apartment, request the last 3 general assembly minutes and the reserve fund amount.

Step 5: Make an Offer

In Belgium, a purchase offer can be written or oral, but a written offer is strongly recommended. It must state: the proposed price, the offer validity period, and potentially conditions (obtaining credit, expert assessment result). Important: an accepted offer at the asking price is legally binding.

Step 6: Sign the Sales Agreement

The sales agreement (compromis de vente) is the contract binding both parties. It is typically signed within 2 to 4 weeks after offer acceptance. Essential points:

• Condition precedent for obtaining credit: essential to protect yourself. Allow a period of 6 to 8 weeks.
• Deposit: typically 10% of the price, paid into the notary's account.
• Precise property description: verify every detail (cellar, garage, land, easements).

Step 7: Finalize the Mortgage

Once the sales agreement is signed, you have the period specified by the condition precedent to obtain your final mortgage. Compare offers from multiple banks and brokers. Elements to compare:

• Interest rate (fixed, variable, semi-variable)
• Processing fees
• Remaining balance insurance (mandatory in practice)
• Early repayment options

Step 8: The Notarial Deed

The authentic deed is signed approximately 4 months after the sales agreement. On signing day, you must pay the price balance, registration rights, and notary fees. This is when you officially become the owner and receive the keys.

Regional Abatements for First-Time Buyers

Each Belgian region offers tax benefits to first-time buyers:

• Wallonia: abatement on the first 20,000 euros, saving 2,500 euros in registration rights. Standard rate: 12.5%.
• Brussels: abatement of 200,000 euros for properties under 600,000 euros (saving 25,000 euros). Standard rate: 12.5%.
• Flanders: reduced rate of 3% (instead of 12%) for the sole own dwelling. Additional abatement of 93,600 euros (for properties up to 220,000 euros).

To calculate the exact costs of your purchase, use our notary fee calculator that integrates each region's specificities.