Mistakes to Avoid When Buying Your First Property

Property Buying: A Path Full of Pitfalls

Buying your first property in Belgium is a major milestone. With a median house price of 295,000 euros and acquisition costs reaching up to 15% of the price, the financial stakes are considerable. Yet many first-time buyers make costly mistakes through lack of experience or preparation. Here are the 10 most common pitfalls and how to avoid them.

Mistake 1: Underestimating the Total Budget

The listed price is only the tip of the iceberg. In Belgium, you must add to the purchase price:

• Registration fees: 12.5% in Wallonia and Brussels, 3% in Flanders
• Notary fees: approximately 1.5 to 2% of the price
• Mortgage costs: application, valuation, mortgage registration (3,000 to 6,000 euros)
• Moving and immediate works: budget at least 5,000 to 15,000 euros

Solution: calculate the total budget before you start looking. For a 250,000-euro property in Wallonia, the total cost is approximately 290,000 to 300,000 euros. Use our notary fee calculator for a precise estimate.

Mistake 2: Not Getting a Mortgage Agreement in Principle Before Viewing

Viewing properties without knowing how much you can borrow is a waste of time and a source of frustration. You risk falling in love with a property beyond your budget or missing an opportunity through slow reaction.

Solution: obtain an agreement in principle (mortgage simulation) from your bank or a broker BEFORE starting viewings. You will know your exact budget and can act quickly when you find the right property.

Mistake 3: Only Visiting Once

A single visit is not enough to properly assess a property. A neighbourhood's atmosphere changes dramatically between a sunny Sunday morning and a rainy Tuesday evening. Noise, traffic, and natural light vary depending on the time.

Solution: visit the property at least twice, at different times and on different days. Drive through the neighbourhood in the evening and on weekdays. Talk to neighbours. Check proximity to transport, shops, and schools in person, not just on a map.

Mistake 4: Ignoring the EPC Certificate

The EPC (Energy Performance Certificate) is a crucial indicator often overlooked by first-time buyers. A property with EPC G can cost 3,000 to 5,000 euros more per year in energy than an EPC B property. Over 20 years, that is a difference of 60,000 to 100,000 euros.

Moreover, legal obligations are tightening: in Flanders, properties with EPC E or F must be renovated within 5 years of purchase. The resale discount on energy-hungry properties increases every year.

Solution: include energy renovation costs in your purchase budget. A cheaper property with a poor EPC may ultimately cost more than a well-rated one. Read our complete EPC guide.

Mistake 5: Not Having the Property Inspected

In Belgium, there is no legal obligation to provide an inspection report (unlike some other countries). Result: many buyers discover problems after the sale: damp, dry rot, failing roof, non-compliant electrical installation, asbestos...

Solution: have a technical inspection carried out by an independent expert before signing the sales agreement. Cost: 300 to 600 euros, but it can save you tens of thousands in unpleasant surprises. Include a suspensive inspection clause in your offer.

Mistake 6: Signing the Sales Agreement Without Reading It Fully

The sales agreement (compromis de vente) is a legally binding document. Once signed, you are committed. Yet many buyers do not read it carefully and discover unfavourable clauses too late.

Solution: request the draft agreement at least 48 hours before signing. Read it in full. Check the suspensive conditions (mortgage approval, inspection results), deadlines, and penalties for withdrawal. If in doubt, consult a specialised lawyer or your notary.

Mistake 7: Not Negotiating the Price

In Belgium, the average negotiation margin is between 5 and 10% of the asking price, depending on the region and property type. Not negotiating means potentially leaving 15,000 to 30,000 euros on the table.

Solution: analyse market prices in the municipality using Statbel data (available on Immolytics). Prepare your arguments: works needed, low EPC, property on the market for a long time, price above market level. Make a reasoned offer, not an insulting one.

Mistake 8: Choosing Your Bank Without Comparing

Many first-time buyers go only to their usual bank without comparing. Mistake: rate differences between banks can reach 0.3 to 0.5 percentage points for the same application. On a 250,000-euro loan over 25 years, a 0.3-point difference represents approximately 12,000 euros more or less in interest.

Solution: request offers from at least 3 banks. Use a mortgage broker (free for you). Also negotiate application fees and outstanding balance insurance. See our mortgage guide for full details.

Mistake 9: Overlooking Co-Ownership Charges

If you buy an apartment, co-ownership charges can amount to 150 to 350 euros per month, or more in buildings with a lift, pool, or concierge. Some buildings also have insufficient reserve funds, meaning unexpected calls for major works funding.

Solution: before buying in co-ownership, request the last 3 general assembly minutes, the charge breakdown for the past 2 years, the reserve fund balance, and planned works. A building with low charges but an empty reserve fund is a trap.

Mistake 10: Buying Under Emotional Pressure

The Belgian property market can be stressful, especially in tight areas (Brussels, Ghent, Leuven). The fear of "missing out" drives many buyers to make impulsive offers without having checked all essential points.

Solution: set precise criteria BEFORE you start looking (budget, location, minimum area, minimum EPC, etc.). Stay faithful to these criteria. A good property purchase is a considered purchase. There will always be other opportunities.

First-Time Buyer Checklist

• Total budget calculated (price + costs + works + safety margin)
• Bank agreement in principle obtained
• At least 2 viewings at different times
• EPC certificate checked and renovation costs estimated
• Technical inspection by a professional completed
• Sales agreement read in full with suspensive conditions
• Price negotiated based on market data
• At least 3 mortgage offers compared
• Co-ownership charges and reserve fund checked
• Decision made without emotional pressure

For a complete step-by-step guide, see our article How to Buy Your First Property in Belgium.