Notary Fees in Belgium: Calculation and Reduction

Understanding Notary Fees in Belgium

When you buy a property in Belgium, the listed price is not the total cost. You need to add notary fees, which represent between 11% and 15% of the purchase price. The term is actually misleading, as the notary's own fees represent only a small portion of the total.

The Three Components of Notary Fees

1. Registration Rights (The Largest Component)

Registration rights constitute approximately 80% of total fees. They are a regional tax with rates varying by region:

• Wallonia: 12.5% of the purchase price. Abatement of 20,000 euros on the first bracket for sole own dwelling (saving of 2,500 euros).
• Brussels: 12.5% of the purchase price. Abatement of 200,000 euros for properties under 600,000 euros intended as own dwelling (saving up to 25,000 euros).
• Flanders: 3% for sole own dwelling (instead of 12%). Additional abatement of 93,600 euros for properties up to 220,000 euros.

2. Notary Fees (Degressive Scale)

Notary fees are regulated by royal decree and are identical regardless of which notary you choose. They follow a degressive scale:

• From 0 to 7,500 euros: 4.56%
• From 7,500 to 17,500 euros: 2.85%
• From 17,500 to 30,000 euros: 2.28%
• From 30,000 to 45,495 euros: 1.71%
• From 45,495 to 64,095 euros: 1.14%
• From 64,095 to 250,095 euros: 0.57%
• Above 250,095 euros: 0.057%

For a property worth 250,000 euros, the fees amount to approximately 3,200 euros (excluding 21% VAT).

3. Administrative and Miscellaneous Costs

These costs cover mortgage searches, urban planning certificates, fiscal stamps, and mortgage transcription. They typically range between 1,200 and 2,000 euros.

Comparative Table by Region

For a property worth 250,000 euros as sole own dwelling:

• Flanders: registration rights 3% = 7,500 euros + fees = approximately 12,500 euros total.
• Brussels (with abatement): rights on 50,000 euros (250,000 - 200,000) = 6,250 euros + fees = approximately 11,500 euros.
• Wallonia (with abatement): rights on 230,000 euros (250,000 - 20,000) = 28,750 euros + fees = approximately 34,000 euros.

The difference is striking: buying in Flanders or Brussels (with abatement) costs nearly three times less in fees than in Wallonia for the same purchase price.

How to Reduce Your Notary Fees

Take Advantage of Regional Abatements

Ensure you meet all conditions to benefit from abatements: first purchase, own dwelling, compliance with price ceilings. Inform your notary from the start of the process.

Negotiate the Property Price

Since registration rights are calculated on the purchase price, every euro of price reduction yields a proportional saving on fees. A 10,000-euro negotiation on the price saves 1,250 euros in rights in Wallonia and Brussels.

Distinguish Movable and Immovable Property

If the property is sold with movable elements (fitted kitchen, built-in wardrobes), their value can be deducted from the taxable base for registration rights. This value must be reasonable and justifiable (typically between 2% and 5% of the total price).

Buy at Public Auction

In a notarial public sale, advertising and organization costs are borne by the seller. However, registration rights remain identical.

Calculate Your Fees in a Few Clicks

For an accurate, personalized estimate of your notary fees, use our online notary fee calculator. It accounts for your region, your situation (first purchase or not), the property price, and any movable property amount.