Investment property: Belgium

Updated 5 October 2026

Belgium is a mature and predictable European market with demand centred on Brussels, Antwerp, Ghent and Liège.

There are no formal restrictions on foreigners: any non-resident, including non-EU nationals, can buy property, and deals go through a notary under uniform rules. Belgium's main feature is high purchase duties, which depend on the region and on whether the property will be your only home.

Where people buy and why

• Brussels - rentals to staff of EU institutions, international organisations and companies, year-round demand.
• Antwerp and Ghent - students, the port, industry and services, steady demand for flats.
• Liège and other Walloon cities - lower prices and higher rental yields, but less liquidity.
• The coast, Ostend and Knokke - seasonal rentals and second homes.

Registration duty by region in 2025-2026

The reduced rates for an own home require moving in and registering there within the set period and owning no other home. For an investor the rate is 12-12.5%, which must be built into the return from the start.

New builds and other costs

• A new building from a developer carries 21% VAT instead of registration duty, while the land part carries registration duty.
• Notary - on a state scale, usually about 1% of the price plus VAT, plus searches and registration costs.
• A mortgage requires a separate notarial deed and a registration fee.
• Annual property tax is based on the cadastral income and the regional and municipal rates.

How a purchase works

• An offer: in Belgium written acceptance of an offer can already mean a binding sale, so financing and inspection conditions go in at once.
• A preliminary contract and a deposit, usually 10%.
• The notary checks title, mortgages, planning certificates, the energy certificate and the electrical inspection.
• The final deed before the notary within 4 months - registration duty must be paid within that period.

Letting and selling

Income from letting a home to a private tenant is taxed not on the actual rent but on indexed cadastral income with a mark-up, so the tax is often lower than expected. A non-resident declares it in the Belgian non-resident tax return. When selling a property that was not your main home within five years of purchase, the gain is taxed at 16.5% plus a municipal surcharge.

Property and residence

Belgium has no residence programme for buying property: a purchase gives no right to live and work in the country. EU citizens only need to register; others need work, business, study or family. If your goal is status in Europe, we will suggest countries where property and residence are genuinely linked.

Common buyer mistakes

• Accepting an offer in writing without financing and inspection conditions.
• Budgeting at the reduced 2-3% rate although the flat is an investment.
• A new build where the 21% VAT in the building price was overlooked.
• Selling within five years without allowing for the 16.5% tax.

What we do

We choose the city and property for your goal - rental, own home or preserving capital, calculate registration duty by region, VAT and taxes, check certificates and conditions with the notary, handle the offer, preliminary contract and deed, and help with letting and the non-resident tax return.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account · Country taxes · All country programs

FAQ