Costs of selling a house: what is the price tag in Belgium?

The costs of selling a house are often underestimated by sellers who think only of the estate agent's commission. In reality, there are also mandatory certificates, notary fees and sometimes tax items to consider. Anyone who has a clear overview beforehand knows exactly what will be left net and avoids unpleasant surprises just before the deed is signed. In this article we list every cost item for you, with realistic amounts for the Belgian market in 2026.

Which costs are involved when selling a house?

When selling a house in Belgium, you as the seller generally pay three types of cost: administrative costs for the mandatory certificates, the estate agent's commission when you engage one, and a few notary fees that are specific to the seller. In addition, a tax settlement may follow in certain cases, for example when you resell a second home or a property within five years.

The largest item is nearly always the agent's commission, followed by the certificates. For an average family home of 350,000 euros, the total selling costs lie between roughly 4 and 6 percent of the sale price, depending on the commission you negotiate and the condition of your property. It therefore pays to look at each item separately rather than blindly assuming a fixed percentage. A free valuation immediately gives you an accurate sale price against which to set these costs.

Mandatory certificates and administrative costs

Before you may sell a home, you must be able to present a series of legally required documents. The EPC (energy performance certificate) is mandatory and usually costs between 100 and 300 euros. An inspection of the electrical installation is likewise mandatory and costs around 100 to 180 euros. The soil certificate is requested from the regional authority for a few dozen euros.

Since November 2022, in Flanders you also need an asbestos certificate for homes built before 2001. Depending on the surface area and the number of samples, this costs between roughly 400 and 850 euros. On top of that, budget for urban planning information from the municipality and, if a heating oil tank is present, an inspection of it. All told, the certificates for a typical home quickly add up to 700 to 1,500 euros. These costs are unavoidable, but you can spread them out and request them in good time to prevent delays in the sale.

Estate agent costs: commission and what you get for it

The commission of an estate agent in Belgium generally lies between 2 and 4 percent of the sale price, excluding 21 percent VAT. On a home of 350,000 euros, a commission of 3 percent amounts to around 10,500 euros, or roughly 12,700 euros including VAT. That is a substantial sum, but a good agent often earns it back through a higher sale price, a smoother sale and fewer legal risks.

Important to know: the commission is negotiable, and rates vary widely from one office and region to another. An agent with a strong local network can achieve a higher price that more than covers their fee. If you do not want to overpay without compromising on quality, it is wise to compare several agents side by side. Through our comparison platform you can quickly see which recognised agents are active in your municipality and on what terms they work. That way you negotiate from a stronger position.

Notary and deed costs for the seller

A persistent misconception is that the seller bears the large notary costs. In reality, the buyer pays the registration duties and the bulk of the deed costs. As a seller, you mainly incur costs when there is still an outstanding mortgage on the property. In that case you pay for the mortgage release, that is the cancellation of the mortgage registration, which, depending on the original loan amount, usually costs between 800 and 1,300 euros.

In addition, the notary sometimes charges a limited fee for searches and for requesting urban planning data. If you no longer have a running loan on the property, your notary costs as a seller often remain very limited. Always ask your notary for a preliminary settlement so that you know exactly which amounts are for your account. A notary is legally required for every sale, so you cannot avoid that involvement, but the costs for the seller are usually smaller than expected.

Tax costs: capital gains tax and exceptions

For most sellers, the sale of their own family home is tax-friendly: the capital gain on your main residence is, as a rule, fully exempt from tax. You therefore keep entirely whatever remains after deducting the costs. That is the situation for the vast majority of private sales.

There are, however, exceptions. If you sell a property that is not your main residence within five years of purchase, capital gains tax of 16.5 percent may be due on the profit. Separate rules also apply to building land and second homes. If you are unsure whether your situation is taxable, have it checked in advance by your notary or accountant. That way you know for certain what net proceeds you will keep and you avoid an unpleasant surprise at the final settlement.

How to keep the costs of selling a house under control

You can significantly reduce the total selling costs without compromising on certainty. Request the mandatory certificates in good time, so that you do not pay the most expensive rate under time pressure. Negotiate the agent's commission deliberately and do not let yourself be pinned to a standard percentage. And compare at least two or three agents before you award an assignment.

Those who start with an accurate, realistic asking price also sell faster, which means you carry double costs for less time. So begin with an objective valuation of your home and then compare up to three recognised agents in your region, entirely free and without obligation. That way you only pay for what genuinely adds value and keep the net proceeds of your sale as much as possible in your own hands.

Frequently asked questions about the costs of selling a house

How much are the total costs of selling a house in Belgium?
For an average family home, the total selling costs usually lie between 4 and 6 percent of the sale price. The agent's commission is generally the largest item, followed by the mandatory certificates and any notary costs for the cancellation of a mortgage.

Does the seller or the buyer pay the notary costs?
The buyer pays the registration duties and the largest part of the deed costs. The seller mainly incurs costs when there is still a mortgage on the property that must be cancelled.

Do I have to pay tax on the sale of my home?
The capital gain on your own family home is, as a rule, exempt from tax. For a second home that you resell within five years, capital gains tax of 16.5 percent may be due.

Is the estate agent's commission negotiable?
Yes. Rates generally lie between 2 and 4 percent excluding VAT and differ from one office to another. Comparing several agents helps you obtain a fair rate without compromising on quality.