Notary Fee Simulation in Belgium: How to Calculate Your Costs in 2026

Before any property transaction, running a notary fee simulation in Belgium allows you to plan your budget with precision. These fees vary depending on the region, the type of property and the transaction amount. Understanding what they are made up of helps you anticipate expenses and avoid last-minute surprises at the time of signing. Here is what you need to know.

What do notary fees in Belgium include?

Notary fees are not limited to the notary's own professional charges. In practice, they bring together several distinct items:

• Registration duties or VAT: this is the largest portion. In the Walloon Region and in Brussels, the standard rate is 12.5% of the market value of the property. In the Flemish Region, this rate has been 3% since 2022 for a sole and primary residence.
• The notary's professional fees: set by law on a progressive scale, they generally represent between 0.057% and 1.06% of the purchase price depending on the bracket.
• Administrative costs: mortgage search fees, deed copy charges, registration costs, and so on. These typically amount to a few hundred euros in total.

Overall, for a property purchased at 300,000 euros in Wallonia in 2026, notary fees come to approximately 37,000 to 40,000 euros - around 13% of the price. In Flanders, the bill is considerably lighter thanks to the reduced rate.

How to run a notary fee simulation online?

Several online tools allow you to estimate your fees quickly. The website of the Royal Federation of Belgian Notaries (Fednot) offers an official simulator. You simply enter the region, the property price and a few personal details to obtain a detailed estimate.

To use these tools correctly, bear the following in mind:

• The simulation is based on the declared sale price, not on the cadastral value.
• Tax allowances apply in certain regions. In Flanders, for example, a deduction of 100,000 euros on the taxable base is available for a sole and primary residence. In Wallonia, the housing cheque was replaced as of 2024 by other reduction mechanisms.
• The results are indicative. The notary finalises the exact calculation when drawing up the deed.

A simulation remains a guidance tool. For a precise figure, consult a notary directly or an experienced estate agent in your municipality.

Notary fees by region: the key differences

Belgium is divided into three regions, each with its own property tax rules. This difference has a direct impact on your simulation.

In Flanders, the 3% registration duty rate applies to a sole and primary residence since 1 January 2022. For other properties - second homes and investment properties - the rate remains at 12%. The 100,000-euro allowance further reduces the taxable base in many cases.

In Wallonia, the standard rate of 12.5% remains in force. Reduced rates exist for certain modest properties (6% for small properties below a certain cadastral income threshold). Specific measures for first-time buyers have been reformed in recent years.

In Brussels, the rate is 12.5%. An allowance of 175,000 euros exists for a primary residence subject to conditions. The exact calculation therefore depends heavily on the personal situation of the buyer.

If you are selling your property, these regional parameters also influence your ability to negotiate the price with potential buyers. A property located in Flanders often attracts buyers more easily due to the lighter tax burden. Working with a competent local estate agent helps you position your asking price in line with these regional realities.

Can notary fees in Belgium be reduced?

Registration duties are set by law and cannot be negotiated. That said, several levers exist to reduce the overall bill:

• Separate sale of movable property: at the time of sale, it is possible to distinguish between the value of the building itself and that of the movable items included in the sale (fitted kitchen, light fittings, etc.). Movable property is not subject to registration duties, which reduces the taxable base. The allocation must, however, be realistic and properly justified.
• Taking advantage of regional allowances: check whether you meet the conditions to benefit from the reduced rates or allowances in force in your region in 2026.
• Buying below the cadastral income threshold: in Wallonia, properties with a cadastral income below certain thresholds benefit from a reduced rate of 6%.

From the seller's perspective, notary fees are borne by the buyer in the vast majority of cases in Belgium. That said, understanding these costs helps you set a realistic asking price and make the transaction run more smoothly. To get a free valuation of your property, IMV provides a simple and quick tool.

Notary fees and property sales: what sellers need to know

If you are a seller, notary fees do not fall directly on you. It is the buyer who covers them. That said, their amount influences the buyer's total budget and therefore their capacity to put forward an acceptable price for your property.

A buyer who has to pay 37,000 euros in fees on top of a 300,000-euro property actually has less room to negotiate upwards. This means that the net vendor price needs to be well calibrated from the outset.

This is precisely where the support of a BIV-recognised professional makes the difference. A good estate agent knows the local tax landscape, anticipates buyer objections linked to fees and positions your property competitively. Through IMV, you can compare up to 3 recognised estate agents in your area, free of charge and with no obligation.

How the sale price affects the simulation

Since registration duties are calculated on the sale price, a variation of a few thousand euros can noticeably change the total fees. Here are some concrete examples for Wallonia in 2026:

• Property at 200,000 euros: registration duties of 25,000 euros + professional fees and ancillary costs = approximately 27,000 to 28,000 euros in total.
• Property at 350,000 euros: duties of 43,750 euros + ancillary costs = approximately 46,000 to 48,000 euros.
• Property at 500,000 euros: duties of 62,500 euros + ancillary costs = approximately 65,000 to 68,000 euros.

These figures are approximate and do not take into account any allowances or special circumstances. The official simulation on the Fednot website remains the reference for a personalised calculation.

---

Frequently asked questions about notary fee simulations in Belgium