Costs for the seller of a house: what do you pay when selling your property?

The costs involved in selling a house come as a surprise to many people in Belgium. When selling a property, most people focus on the proceeds - but sometimes forget that there are also expenses to account for. This article gives you a clear and honest overview of everything you can expect, so you can go into the sale fully prepared.

Estate agent fees: the biggest expense for most sellers

If you opt for professional guidance, the estate agent's commission is generally the largest cost. In Belgium, that commission typically ranges between 2% and 4% of the sale price, including VAT. For a property worth €350,000, this amounts to between €7,000 and €14,000.

The exact figure depends on the region, the type of property and the agent themselves. In the province of Antwerp, fixed fees are sometimes used, while agents in Brussels more often work with a percentage. Comparing agents really does pay off. Through ImmoMakelaarVergelijker you can compare up to three recognised local agents side by side, free of charge and with no obligation.

Also pay attention to what is included in the commission. Some agents charge separately for professional photography, a 3D floor plan or listings on Immoweb. Always check this in advance in the mediation contract.

Notary fees for the seller: less than you might think

Many sellers worry about high notary fees, but on the seller's side these are relatively limited. In principle, the notary costs related to a sale are borne by the buyer. The buyer pays the registration duties and the deed costs.

That said, there are situations where you as the seller also need to involve a notary - for example, to request a mortgage settlement statement when repaying a loan early, or to draw up a power of attorney. These costs vary depending on the complexity of the file, but remain modest in relation to the total sale price.

If there is still a mortgage registered on the property, the cancellation of that mortgage after the sale may also carry a cost. Allow for an amount between €500 and €1,200, depending on the outstanding balance and the notary.

Mandatory certificates and inspections

As a seller, you are legally required to provide a number of documents and certificates. These costs are entirely your responsibility:

• EPC (Energy Performance Certificate): mandatory for every sale. Cost: between €150 and €400, depending on the floor area and the accredited energy expert.
• Electrical inspection: mandatory if the installation is more than 25 years old or has not previously been inspected. Cost: between €150 and €250.
• Soil certificates: requested via OVAM (Flanders), BDES (Brussels) or SPAQuE (Wallonia). Cost: typically €50 to €100 per plot.
• Post-intervention file (PID): mandatory for buildings on which works were carried out after 1 May 2001.
• Heating oil tank certificate: mandatory in Flanders if a heating oil tank is present.

Add up all the mandatory certificates and you can quickly reach a total of between €400 and €900 for an average property in Flanders. Do not forget to factor these costs into your calculation of the net proceeds.

Capital gains tax: when does it apply?

In Belgium, private individuals generally do not pay capital gains tax on the sale of their own home, provided it was their primary residence. There are exceptions, however:

• If you sell a building plot within 5 years of purchase, you pay 16.5% on the capital gain.
• If you sell a built property (other than your primary residence) within 5 years of purchase, a capital gains tax of 16.5% also applies.
• For property investors, more specific rules apply, depending on the frequency of transactions and their professional nature.

Not sure whether you owe tax? Consult your notary or a tax adviser before proceeding with the sale.

Early mortgage repayment: the reinvestment fee

Do you still have an outstanding mortgage on the property you are selling? If so, you will repay that loan early at the time of the sale. The bank may in that case charge a reinvestment fee (also known as a break fee). By law, this may not exceed three months' interest on the outstanding capital.

With a remaining balance of €150,000 and an interest rate of 3%, that maximum amounts to €1,125. Check with your bank in good time for the exact figure, as this amount will be settled at the notarial deed.

Summary of costs: what can you expect?

For a Belgian property with a sale price of €350,000, a realistic cost estimate looks as follows:

• Estate agent commission (3%): approx. €10,500 (including VAT)
• Mandatory certificates: approx. €500 to €800
• Mortgage cancellation (if applicable): approx. €500 to €1,200
• Reinvestment fee (if applicable): approx. €500 to €1,500

Total: allow for 5% to 7% of the sale price if you include all possible costs. In most cases the actual costs will be lower - especially if there is no outstanding mortgage remaining.

Would you like to know what your property is worth today? Request a free valuation through ImmoMakelaarVergelijker. That way you start with a realistic picture of your net proceeds.

How to keep your costs as low as possible

Good preparation helps you avoid unnecessarily high costs. Compare agents on both fees and service through our comparison platform, so you do not overpay for the guidance you receive. Request certificates well in advance, as an urgent procedure often costs more. Check with your bank for the exact cost of early repayment, so you are not caught off guard when signing the deed.

With the right preparation and a reliable estate agent by your side, selling your property can be both smooth and financially transparent.

Frequently asked questions