Complete Guide for Expats: Buying Property in Belgium

Why Belgium attracts foreign buyers

Belgium is extremely open to foreign buyers. Unlike many European countries, it imposes no restrictions on property purchases by non-residents, whether EU citizens or not. This openness, combined with a central European location and reasonable prices compared to Paris, London or Amsterdam, makes Belgium a popular destination for expats.

With nearly 200,000 expats in Brussels alone (representing about 35% of the population), the Belgian real estate market has developed solid expertise in supporting international buyers.

Step 1: Understanding the Belgian market

Three regions and their specificities

• Brussels-Capital: most international, high median prices (480,000 EUR house, 250,000 EUR apartment), generous 200,000 EUR tax reduction
• Flanders: most expensive on average (330,000 EUR house), but lowest registration duties (3%), EPC renovation obligation
• Wallonia: most accessible (195,000 EUR house), 12.5% duties, green living environment

Check our price data per municipality to compare areas of interest.

Step 2: Legal process

Required documents

• Valid ID (passport or European ID card)
• Proof of domicile
• National registry number (if Belgian resident) or tax number
• Income proof (pay slips, tax returns)

The purchase process

1. Search and visits: via Immoweb, Zimmo or real estate agents
2. Purchase offer: written, binding upon seller acceptance
3. Preliminary contract: signed at the notary, with 10% deposit
4. 4-month period: for financing and deed preparation
5. Authentic deed: signed at the notary, balance and fees payment

Important: in Belgium, the buyer chooses the notary, not the seller.

Step 3: Financing

Belgian banks grant mortgages to non-residents with specific conditions:

• Loan-to-value: 70 to 80% maximum (vs 90% for residents)
• Down payment: minimum 20-30% of price + fees
• Rates: comparable to resident rates, around 3.0-3.5% fixed for 25 years
• Foreign income: accepted but with additional documentation

Check our mortgage guide for details.

Step 4: Costs to plan for

Beyond the purchase price, budget for 12 to 15% additional costs:

• Registration duties: 12.5% (Wallonia/Brussels) or 3% (Flanders)
• Notary fees: about 1 to 1.5%
• Bank fees: 500 to 1,500 EUR
• Mortgage registration: about 1.3% of borrowed amount

Use our notary fees calculator for a precise estimate.

Step 5: Taxation for non-residents

Non-resident owners pay non-resident tax (BNI) on indexed cadastral income. If rented, Belgian rental income is declared in Belgium. Double taxation treaties generally prevent double taxation.

Practical tips for expats

• Visit multiple neighborhoods before committing
• Mind the language: the notarial deed is drafted in the region's language
• Check the EPC: in Flanders, a poor EPC implies a renovation obligation

FAQ

Can a foreigner buy without being a Belgian resident?

Yes, no restrictions exist. You can buy even without a national registry number.

What minimum budget to buy in Belgium?

With a 50,000 EUR down payment, you can target apartments at 150,000-200,000 EUR in Wallonia. In Brussels city, budget at least 200,000-250,000 EUR.

How long does the purchase process take?

From preliminary contract to deed: about 4 months. Including search: 6 to 12 months total.