Why Belgium?

• Central in Europe, stable EU & NATO member

• High expat population due to European institutions (Brussels)

• Multilingual market—Dutch, French & English

• Good rental demand from diplomats, students, professionals

• Affordable compared to other Western European capitals

Can Foreigners Buy Property in Belgium?

Yes—foreign individuals and companies have the same rights as locals to purchase, lease, or develop residential and commercial property.

• No nationality or residency restrictions

• Good protection under legal frameworks and civil law

Residency & Permit Programs 2025

• No Golden Visa or residency scheme based on property

• Standard options include employment-based permits, entrepreneurship, and family reunification

• Owning real estate may support permit applications by showing stable housing, but is not sufficient alone

Legal Process of Buying Property

1. Obtain a Belgian tax number (Numéro BCE/BTW)

2. Engage a notary and/or lawyer for legal support

3. Sign a compromis de vente/koopovereenkomst (preliminary agreement) with a deposit (~10%)

4. Conduct due diligence—title search, planning restrictions, possible charges

5. Final deed signed at notary’s office

6. Notary registers the deed with the Land Registry

7. Pay all applicable transaction taxes and fees

Taxes & Fees

• Registration tax (le ‘droit d’enregistrement’ / registratierecht):

  • Flanders: 3% (reduced rate for first homes)

  • Brussels & Wallonia: 12.5%–15% (varies by region and property type)

• Notary and legal fees: ~1%–1.5%

• Agent fees: Usually paid by the seller (~3%)

• Annual property tax (‘précompte immobilier’ / onroerende voorheffing): 0.25%–1.25%, depends on location and property

• Capital Gains Tax:

  • Private individuals: exempt if primary residence (held 5+ years); otherwise taxed at ~16.5%

  • Companies: taxed as regular corporate income

• Rental Income Tax:

  • Based on cadastral income + actual rent—effective rate 25%–50% depending on region

Mortgage Availability for Foreigners

• Belgian banks may lend to non-residents with robust income documentation

• LTV usually capped at 70–80% for non-residents

• Interest rates in 2025 range ~2.5%–4%, depending on client and loan term

• Financing more accessible for EU citizens and those with Belgian ties

Is Belgium Right for You?

✅ Ideal for:

• Investors seeking entry into stable EU markets with low currency risk

• Expats or EU institution staff needing rental housing in Brussels

• Long-term builders of rental portfolios in major cities

❌ Less ideal for:

• Buyers expecting property investment to grant residency

• Investors seeking high short-term yields—returns are moderate

• Those deterred by high upfront purchase taxes

Top Places to Buy in Belgium (2025)

Brussels (European Quarter, Ixelles, Saint-Gilles)

• Strong demand, secure tenants—institutions and expats fuel rental market

• Central areas are price-heavy but offer steady rental income

Antwerp (Zuid, Antwerpen-Centrum)

• Major port and cultural hub

• Solid rental yields and slightly lower prices than Brussels

Ghent (Binnenstad, Ledeberg)

• University city with tech growth, student rentals in high demand

Leuven

• Prominent academic center near Brussels, strong long-term rental market

Liège & Namur

• Affordable with developing local economies, good for budget investors

Rental Yield & ROI Overview

Trends in 2025

• High demand in Brussels is pushing prices; supply remains tight

• Large institutional and fund-driven housing stock emerging

• Student housing continues to grow in Ghent and Leuven

• Policy shifts toward social housing and rental regulation may influence returns

Common Mistakes to Avoid

• Underestimating regional differences in registration tax

• Skipping rental income tax planning, especially if property is rented

• Ignoring tenant protection laws—they favor long-term tenants heavily

• Overpaying in prime districts without solid rental demand

• Overlooking obligations like energy performance certificates and building inspections

Conclusion

Belgium offers a modern, multilingual EU real estate market with stable demand and reasonable yields. While upfront costs can be high in Brussels and Wallonia, long-term rental prospects are solid in key cities. Foreign buyers benefit from open policy and legal clarity—just account for taxes, tenant rules, and location specifics to make wise long-duration investments.