Complete guide: buying a house in Belgium in 2026

Introduction: the Belgian property market in 2026

Buying a house in Belgium is a major project. In 2026, the Belgian real estate market remains dynamic, with median prices varying significantly across regions. The median house price in Brussels exceeds EUR 500,000, while municipalities like Mons or Charleroi offer opportunities below EUR 200,000.

This guide walks you through every step, from calculating your budget to signing the authentic deed at the notary.

Step 1: define your budget

Before you start searching, establish a realistic budget. It should include:

• Property price: check property prices by municipality to get a sense of the market.
• Notary fees: expect 11% to 15% of the purchase price. Use our notary fee calculator for a precise estimate.
• Loan costs: file fees, remaining balance insurance, etc.
• Down payment: in 2026, Belgian banks typically require 10% to 20% equity.

Estimate your monthly payment with our mortgage simulator.

Step 2: choose the right location

Location is the most important criterion. Evaluate each municipality based on:

• Accessibility: public transport, highways, train stations. Check neighborhood scores.
• Amenities: schools, shops, hospitals.
• Appreciation potential: 5-year price evolution.
• EPC certificate: a good EPC rating reduces energy costs. See our complete EPC guide.

Compare two municipalities with our comparison tool to make the best decision.

Tip: Municipalities like Namur, Leuven, and Ghent combine quality of life and accessibility at a reasonable price.

Step 3: visit and inspect the property

During each visit, pay attention to:

• General condition: roof, facades, window frames, electrical installation.
• Moisture: stains on walls, musty smell.
• EPC certificate: the seller is legally required to provide it. A label D or lower will require renovation work.
• Urban planning: verify existing permits with the municipality.

Have a technical inspection done by an independent expert before committing.

Step 4: make an offer

Once you have found the right property, you can make a written offer. This is legally binding for the buyer if the seller accepts. The offer should mention:

• The proposed price
• The validity period of the offer
• Suspensive conditions (obtaining the loan, inspection results)

Step 5: the compromise agreement

The compromise (or sales agreement) is a bilateral contract that binds both parties. It contains:

• The identity of the parties
• Property description
• The agreed price and payment terms
• Suspensive conditions
• The planned date for the authentic deed (typically 4 months later)

A deposit of 10% is typically paid upon signing the compromise.

Step 6: notary fees

Notary fees in Belgium consist of three main components:

Component	Wallonia / Brussels	Flanders
Registration rights	12.5%	3% (reduced: 1%)
Notary fees	~1.5% degressive	~1.5% degressive
Administrative costs	~EUR 1,100	~EUR 1,100

Use our notary fee calculator for the exact amount. Also read our article on notary fees in Belgium.

Step 7: the mortgage

Most buyers finance their purchase with a mortgage. Key points:

• Fixed vs variable rate: in 2026, fixed rates are around 3.0% to 3.5%.
• Duration: 20 to 25 years on average.
• Loan-to-value: banks typically finance up to 90% of the property value.
• Insurance: remaining balance insurance is practically mandatory.

Simulate your loan with our mortgage simulator.

Step 8: the authentic deed

The authentic deed is signed at the notary's office, typically 4 months after the compromise. At this point:

• The balance of the price is paid
• Notary fees are settled
• Ownership is officially transferred
• The deed is registered at the mortgage office

Tax advantages for buyers

Depending on the region, tax advantages may apply:

• Flanders: reduced rate of 3% for the sole own dwelling. 1% for properties with EPC label A or B below certain price thresholds.
• Wallonia: exemption of EUR 20,000 on registration rights for the first purchase of a modest dwelling.
• Brussels: exemption of EUR 200,000 on registration rights for the first purchase (if the price does not exceed EUR 600,000).

Conclusion

Buying a house in Belgium requires preparation, but the process is well regulated. Use our free tools to estimate your budget, compare municipalities, and simulate your loan. Check our price pages per municipality to follow the market.