Notary Fees in Belgium: What You Need to Know in 2026

Notary fees make up a significant share of the total cost of any property transaction in Belgium. Whether you are buying or selling, these fees are a legal requirement and deserve a thorough understanding. This guide explains what they consist of, how much to expect in 2026, and where reductions may be available depending on your situation.

What exactly are notary fees made up of?

The term "notary fees" is widely misunderstood. It does not refer solely to the notary's own remuneration. In reality, these fees are made up of several distinct components.

The largest share goes to registration duties - a tax collected by the Region (Flanders, Wallonia or the Brussels-Capital Region) on the value of the property. Next come the notary's professional fees in the strict sense, which are set by royal decree and are therefore identical across all Belgian notary offices. On top of that come administrative costs: cadastral searches, deed copies, file charges, and other disbursements.

On average, total fees range between 11% and 15% of the purchase price for an existing property, depending on the Region and the buyer's profile. For a new-build property - subject to VAT rather than registration duties - the structure differs considerably.

It is worth noting that in Belgian practice, all these fees are borne entirely by the buyer. The seller, for their part, bears other costs related to the transaction, most notably the estate agent's commission.

Registration duties by Region in 2026

Because Belgium is a federal state, registration duties vary considerably depending on which Region the property is located in.

In Flanders, the general rate has been 3% since the 2022 reform, applicable to the buyer's own and sole residence. This is one of the lowest rates in Europe for this type of property. For a property that is not the buyer's own residence - a rental investment or a second home - the rate rises to 12%.

In Wallonia, the standard rate remains at 12.5%. Abatements do exist, however: a reduction on the lower portion of the price (the "petite propriété foncière" scheme) and reduced rates for certain first-time buyers subject to income and property-value conditions.

In the Brussels-Capital Region, the rate is also 12.5%. The Brussels Region provides an abatement on the first 200,000 euros for the buyer's own and sole residence, which can represent a saving of up to 22,500 euros in the most favourable cases.

These regional differences directly affect the attractiveness of properties depending on their location. For a seller, understanding these mechanisms helps to position a property more effectively on the market and to anticipate questions from prospective buyers.

Notary fees: how are they calculated?

Notarial fees are governed by Belgian law. They follow a degressive scale: the higher the property price, the lower the percentage applied. This scale is the same at every notary office in the country.

To give a rough idea: on a property sold for 300,000 euros, the notary's fees generally come to between 3,000 and 4,500 euros all taxes included. This amount includes the 21% VAT applied to the fees.

It is worth noting that if two notaries are involved in the transaction - one for the seller and one for the buyer - the total fees remain the same. They are simply split between the two offices. Instructing your own notary as a buyer therefore does not represent an additional cost.

Administrative costs - searches, copies, file charges - typically add between 800 and 1,500 euros depending on the complexity of the file.

Can notary fees be reduced in Belgium?

Several mechanisms exist to reduce the final bill, depending on the buyer's situation and the nature of the property.

Duty portability in Flanders allows a property owner who is selling their previous home to carry forward the registration duties already paid and offset them against the new purchase. In concrete terms, if you paid 9,000 euros in duties on your first purchase, you can deduct that amount from the duties owed on your new own residence in Flanders. The ceiling is 13,000 euros.

The "petite propriété foncière" scheme in Wallonia provides a reduced rate of 6% on the lower portion of the price for buyers who do not own any other property outright, provided the cadastral income of the property falls below a certain threshold.

VAT instead of registration duties applies to new-build properties. In that case, VAT is charged at 21%, but no registration duties are due. For major renovation projects, certain conditions allow a reduced VAT rate of 6% to apply.

As a seller, it is worth mentioning these schemes to prospective buyers during viewings. A well-informed buyer is a more confident buyer, which helps the transaction move forward smoothly.

Estimating notary fees: how do you work out the total?

Before signing a preliminary sale agreement, buyers are well advised to run a precise simulation of the fees. Several online tools make this straightforward - you simply enter the Region, the purchase price, and the buyer's status.

As a rough guide, here are estimates for 2026:

• Property at 250,000 euros in Flanders (own residence): approximately 7,500 euros in duties (3%) + 3,500 euros in notarial fees = around 11,000 euros in total.
• Property at 250,000 euros in Wallonia: approximately 31,250 euros in duties (12.5%) + 3,500 euros in notarial fees = around 34,750 euros in total.
• Property at 250,000 euros in Brussels with abatement: reduced duties on the first 200,000 euros + 3,500 euros in notarial fees = around 14,000 euros in total, depending on the situation.

These figures are approximations. Only the notary can provide a precise breakdown after reviewing the file.

If you are considering selling your property, a free property valuation will help you price it accurately and anticipate the fee-related questions your buyers will raise.

The notary's role in a property sale

Beyond the fees, it is important to understand what the notary actually contributes to a transaction. Their role is central and protects all parties involved.

The notary verifies the legal and mortgage status of the property, drafts the authentic deed of sale, ensures all legal conditions are met, and officially registers the transaction. Without a notarial deed, the transfer of ownership cannot be enforced against third parties.

For the seller, the notary also ensures that the price is correctly paid and that any outstanding charges - mortgages, easements - are settled before the funds are released. This is genuine protection, not a mere administrative formality.

As a seller, you generally do not need to choose the notary: it is the buyer who instructs their own notary. However, you may also bring in your own notary to represent your interests, at no additional cost.

To maximise your chances of selling in the best possible conditions, it is advisable to work with an experienced estate agent in your area. Compare IPI-certified estate agents through ImmoMakelaarVergelijker to find the professional best suited to your property.

What the seller needs to budget for

Although notary fees fall to the buyer, the seller must still plan for certain costs of their own relating to the sale.

Estate agency fees are the main item. In Belgium, the commission typically ranges between 2% and 4% of the sale price, depending on the agency and the type of mandate. This commission may be tax-deductible in certain cases.

Mandatory certificates are also the seller's responsibility: the energy performance certificate (EPC), the soil certificate, the electrical inspection report, and - in certain Regions - the heating oil tank certificate. These documents cost between 500 and 1,500 euros depending on the circumstances.

In the event of early repayment of a mortgage loan, the bank may charge an early repayment fee, generally capped at three months' interest.

Planning your sale carefully from a financial standpoint will help you avoid unpleasant surprises. Compare several estate agents to get tailored advice and find the professional who will guide you through every stage of the transaction.

Frequently asked questions about notary fees

Who pays the notary fees in a Belgian property sale?

In practice, notary fees are paid in full by the buyer. This includes registration duties, the notary's professional fees, and administrative costs. The seller bears separate costs, such as agency fees and mandatory certificates.

Are notary fees negotiable?

No. The notary's fees are set by royal decree and are identical at every notary office in Belgium. Registration duties are a regional tax and are equally non-negotiable. Only administrative costs may vary slightly from one office to another.

What is the average level of notary fees in Belgium in 2026?

For an existing property sold at 300,000 euros, total fees range from approximately 15,000 euros in Flanders (own residence, 3% rate) to approximately 42,000 euros in Wallonia or Brussels (12.5% rate, without abatement). These amounts include registration duties, notarial fees, and file charges.

Can a seller have their own notary?

Yes, absolutely. The seller can instruct their own notary to represent their interests during the drafting of the deed. The two notaries then share the fees between them, at no extra cost to the buyer. This is common practice and is recommended for more complex transactions.

In summary

Notary fees in Belgium are an unavoidable reality of any property transaction. Understanding what they consist of and how much they amount to makes it easier to plan a sale or purchase. For the seller, the key is to present the property transparently and competitively, taking into account what the buyer will need to pay on top of the asking price. Good support from a local estate agent often makes the difference between a smooth sale at the right price and a drawn-out process.