Costs of selling a house: what do you pay as a seller in Belgium?

The costs involved in selling a house are frequently underestimated by owners. Yet it is important to have a clear picture in advance of what you as the seller will need to pay yourself, so you can make a realistic assessment of your net proceeds. Below you will find a straightforward overview of all common costs in Belgium, up to date for 2026.

Estate agent fees: the biggest cost

If you choose a recognised IPI/BIV-registered estate agent, you will generally pay a commission on the sale price. In Belgium that commission averages between 2.5% and 3.5% including VAT, depending on the region, the type of property and the agent. On a property worth €350,000 that works out at €8,750 to €12,250.

That commission typically covers the entire sales process: professional photography, preparation of the listing, viewings, negotiations and guidance right through to the notarial deed. Some agents work with a fixed fee rather than a percentage. Always compare several quotes before you decide.

Through ImmoMakelaarVergelijker you can request free, no-obligation quotes from up to 3 recognised local estate agents. That way you can quickly see who offers the best value for money for your situation.

Notary fees for the seller

Many sellers assume that notary fees are entirely the buyer's responsibility. That is largely true, but as a seller you do pay certain notary fees. Specifically, these include:

• Fee for cancelling the mortgage: if you still have an outstanding mortgage on the property, it must be discharged at the time of sale. The notary charges a fee for this, which varies depending on the outstanding amount. Expect to pay roughly €500 to €1,200.
• Deed costs for the mortgage discharge: on top of the fee, there are administrative costs and taxes. The total for a mortgage discharge averages between €800 and €2,000.
• Administrative costs: the notary sometimes charges a small fee for requesting documents, certificates and extracts.

If you no longer have a mortgage on the property, your notary costs as a seller will be minimal.

Mandatory certificates and inspection costs

In Belgium, sellers are legally required to provide a number of certificates at the time of sale. These costs are entirely your responsibility:

• EPC (Energy Performance Certificate): mandatory for every property. The cost averages €150 to €300, depending on the size of the property and the certified energy auditor. The EPC is valid for 10 years.
• Electrical inspection: if the electrical installation in the property is more than 25 years old, an electrical inspection is mandatory at the time of sale. An inspection costs on average €150 to €250. If the installation fails the inspection, you must inform the buyer, but you are not required to bring the installation up to standard before the sale is completed.
• Soil certificate (OVAM in Flanders): mandatory in Flanders. The application costs €55 (2026 rate).
• Urban planning extract: in Flanders this costs approximately €30 to €60, depending on the municipality.
• Post-intervention file (PID): mandatory for properties on which work was carried out after 1 May 2001. Your contractor or architect draws up this file. If it does not exist, you will need to have it reconstructed, which costs more.
• Heating oil tank inspection: where applicable, this costs €100 to €200.

In total, the bill for certificates and inspections for an average property can quickly add up to €400 to €800, sometimes more.

Capital gains tax: when do you pay tax on your profit?

In most cases, as a private seller you will pay no capital gains tax on the profit you make from selling your primary residence. There are exceptions, however:

• Sale within 5 years of purchase: if you sell a built property within 5 years of purchasing it - and it is not your own home - you will pay 16.5% tax on the capital gain realised.
• Sale of land within 8 years: capital gains on the sale of land within 8 years of purchase are also taxed at 16.5%.
• Speculative sale: if you sell a property within 5 years of purchase and have never lived in it yourself, the tax authorities may treat the capital gain as professional income and tax it accordingly.

If you sell your primary residence after owning it for more than 5 years, you are exempt in most cases. Always consult your notary or tax adviser for your personal situation.

Other costs to take into account

In addition to the main cost items, there are a number of additional expenses that sellers sometimes overlook:

• Styling costs and minor renovation work: a well-presented property sells more easily. Painting, garden maintenance or small repairs can improve the sale price, but they of course come at a cost.
• Home staging: professional home staging costs on average €500 to €2,000, but can have a positive impact on the sale price or the time it takes to sell.
• Removal and vacancy costs: if you have already vacated the property before the sale, you may be paying two sets of housing costs for a period, or storage costs for your furniture.

Would you like to know how your property can be realistically priced and what costs you can expect? Request a free valuation through IMV.

Calculating your net proceeds: a realistic example

Suppose you sell your property for €375,000 in Flanders, with a remaining mortgage of €80,000.

Cost item	Estimated amount
Estate agent commission (3% incl. VAT)	€11,250
Mortgage discharge (notary)	€1,200
EPC certificate	€220
Electrical inspection	€180
Soil certificate and urban planning extract	€100
Repayment of remaining mortgage	€80,000
Total costs and repayments	€92,950
Net proceeds	€282,050

This is a simplified example. Your personal situation may differ. An experienced estate agent can help you map out the exact costs. Compare agents today through ImmoMakelaarVergelijker and know what to expect.

Frequently asked questions about the costs of selling a house

FAQ