How much does a notary cost for a real estate purchase in Belgium?

Notary costs for a real estate purchase in Belgium include: registration duties (12.5% in Brussels, 12% in Wallonia, 3% or 12% in Flanders depending on the case), the notary's fees (set by a legally prescribed degressive scale, approximately 1 to 2% of the price), mortgage registration costs if borrowing (0.3% + 1% of the borrowed capital), and various disbursements. In total, budget between 14 and 18% on top of the purchase price.

Is a notary mandatory for purchasing real estate in Belgium?

Yes, in Belgium, the involvement of a notary is mandatory for any real estate sale. The notarial deed is required for ownership to be legally transferred and registered in the land registers. The notary guarantees the legal security of the transaction by verifying the title deeds, easements, debts attached to the property, and ensuring that all legal conditions are fulfilled.

What is the mortgage right and when does it apply?

The mortgage right is collected upon the registration of a mortgage in favour of a lender (bank) on a property serving as security for a loan. In Belgium, this right amounts to 1% of the amount of the mortgage registration, to which a fixed duty of 0.30% is added. These costs are borne by the borrower and are added to the registration duties on the sale price.

Can I purchase a property without going through a real estate agency?

Yes, absolutely. You can approach a notary directly to find a property and organise the sale. The Borremans office organises public sales and private treaty sales. Purchasing through a notary often allows you to avoid agency fees (generally 2 to 4% of the sale price). The notary handles the entire legal procedure from start to finish.

Real Estate Notary in Brussels — Purchase, Sale & Notarial Deed

Q: What is the difference between the private sale agreement and the notarial deed?

The private sale agreement (or synallagmatic promise) is a privately signed contract by which the seller and buyer commit definitively. It is legally binding from the moment of signature. The notarial deed is signed a few months later before a notary: it is this deed that officially transfers ownership and gives the transaction a certain date. Without a notarial deed, the sale cannot be enforced against third parties nor registered at the Office for Legal Security (OLS, formerly the mortgage registry).

The steps of a real estate purchase in Belgium

Purchasing real estate in Belgium is a structured process comprising several mandatory steps. The notary intervenes from the drafting of the private sale agreement and remains your legal point of contact until the handover of keys — and beyond.

Purchase offer and negotiation

You find a property and submit a written offer to the seller. Once the offer is accepted, the notary intervenes to draft or review the private sale agreement. Please note: an accepted offer may be legally binding even before the sale agreement is signed.

Private sale agreement

A binding preliminary contract signed by buyer and seller. It sets out the price, the conditions precedent (obtaining financing, results of technical inspections) and the projected date of the notarial deed. A deposit of 10% is generally paid. The notary verifies the encumbrances on the property, easements and permits.

File preparation

The notary collects all necessary documents: title deeds, cadastral extract, planning information, energy performance certificate (EPC) and soil certificate, managing agent's certificate (for apartments), statement of co-ownership charges, mortgage status... This phase generally takes 2 to 4 months.

Notarial deed and handover of keys

The deed is read and signed at the notary's office. The purchase price is paid and the keys are handed over. The notary arranges for the deed to be transcribed at the mortgage registry to make it enforceable against third parties. You are officially the owner.

Deed costs and registration duties

Notary costs for a real estate purchase in Belgium generally represent between 14% and 18% of the purchase price, on top of the price itself. They consist principally of registration duties (which vary by region) and the notary's fees (set by a legally prescribed scale).

Brussels-Capital Region

Registration duty: 12.5% of the sale price. An allowance applies to the purchase of a primary residence (subject to income conditions). Additional reductions exist in the context of renovation or purchase in certain zones.

⚑ Indicative figures — please confirm the current conditions with the office at your appointment.

Standard rate: 12.5%
Primary residence allowance (subject to conditions)
Income and floor area conditions apply

Notarial fees

The notary's fees are set by royal decree according to a degressive scale. The higher the price, the lower the percentage. For a property at €300,000, fees amount to approximately €3,500 to €4,000. To this are added disbursements (search costs, copies) and mortgage registration costs.

Degressive scale on the sale price
VAT (21%) on fees
Disbursements: approximately €500 to €800
Mortgage costs if borrowing

Simulate your costs: Notaire.be, the official website of the Belgian notariat, offers an online cost simulator. For a personalised estimate taking into account your specific situation (VAT, allowance regime, type of property), please contact our office directly.

What the notary verifies before the sale

The notary is far more than a mere drafter of deeds. He carries out a comprehensive set of checks and searches to ensure that you are purchasing a property free of unpleasant surprises.

Legal

Verification of title deeds
Search for mortgages and seizures
Tax authority status
Co-ownership regime
Easements and real charges

Planning

Building and works permits
Planning compliance
Any planning infringements
Property designation (PRAS/PPAS)
Right of pre-emption

Technical & environmental

Energy performance certificate (EPC)
Soil certificate (Brussels Environment)
Electrical inspection
Fuel oil tank
Accessibility certificate (lift)

Frequently asked questions — Notary and real estate

What is the difference between the private sale agreement and the notarial deed?

The private sale agreement is a binding preliminary contract, generally in private form, which sets out the conditions of the sale. The notarial deed, signed before a notary, officially transfers ownership and gives the transaction a certain date so that it may be enforced against third parties. The period between the two is generally 2 to 4 months.

How much are the notary's costs for a purchase in Brussels?

For a purchase in Brussels, budget approximately 14 to 17% of the sale price in total costs (registration duties 12.5% + notarial fees 1 to 2% + disbursements and mortgage costs). For a primary residence, an allowance of €22,500 applies subject to conditions, yielding a saving of approximately €2,812. A simulator is available at notaire.be.

Is a notary mandatory for a real estate purchase?

Yes, in Belgium, the notarial deed is mandatory for the transfer of real property. It confers full legal validity on the sale and enables registration in the land registers. Without it, the sale would not be enforceable against third parties (other buyers, creditors...).

Can I choose my own notary as a buyer?

Yes, you have the absolute right to choose your own notary, independently of the seller's notary. In Belgium, it is in fact common for two notaries to be involved (one for the buyer, one for the seller) — without additional cost, as the fees are shared between them. Choosing your own notary guarantees advice directed exclusively towards your interests.

What is a life annuity sale?

A life annuity sale is a real estate sale in which the price is paid in the form of a periodic life annuity paid to the seller until his or her death (vacant or occupied annuity). It may be advantageous for an elderly owner wishing to supplement his or her income while remaining in the property. The notary determines the bouquet (initial lump-sum payment), the annuity and the conditions of any reversionary interest.

What should I do if defects are discovered after the purchase?

In Belgium, the buyer benefits from a statutory warranty against hidden defects: he or she may act within a reasonable period from the discovery of the defect. The deed of sale may also provide for specific warranties from the seller. In the event of a dispute, the notary may be consulted for advice, but the proceedings then fall within the jurisdiction of the civil courts. A detailed property survey prior to signing the private sale agreement is strongly recommended.

Office note. The information presented on this page provides an overview of the general framework of real estate transactions in Belgium. The registration duty rates, allowance conditions and notarial scales are set by law and subject to change — only the office can provide you with an accurate and up-to-date breakdown for your project. Do not make any purchase decision without first requesting a personalised simulation from the Borremans office.

Your notary for buying or selling property in Brussels