Selling a farmhouse in Flanders as a private seller: what to watch out for

Selling a farmhouse in Flanders as a private seller: what to watch out for

If you want to sell a farmhouse as a private seller, you are selling more than a house. There are often stables, barns, pasture or arable land, sometimes leased to a farmer. Each of these parts has its own rules and its own group of buyers. In this article you will read how to prepare the sale of a farmhouse in Flanders properly, which certificates you need and how to find the right price and the right estate agent.

What makes a farmhouse different from an ordinary home?

A farmhouse is rarely one plot with one function. It usually consists of a house with outbuildings, a yard and land around the buildings. On top of that there is often farmland a little further away. For a buyer these are separate questions: can I turn the stables into a practice space or a horse stable, how big is the land really, and who uses that land today?

A farmhouse also often lies in an agricultural zone. That does not mean the house is not in order, but it does mean the zoning and the permitted use need extra attention. If the house was permitted as a dwelling belonging to a farm business, a buyer who simply wants to live there may need a change of use. You can read how that works in detail in our article on selling a house outside a residential zone. Here we focus mainly on what is specific to farmhouses: the outbuildings, the land and the agricultural lease.

In any case, request a planning extract (stedenbouwkundig uittreksel) from the municipality early on and check the permit register. Especially with stables and barns that were added over the years, it is not a given that everything is covered by a permit.

Farmland and agricultural leases: the first question buyers ask

If pasture or arable land comes with your farmhouse, find out whether that land is leased. Agricultural leases are strongly protected in Belgium. A sale does not end a running lease: the buyer takes over the tenant farmer, together with his rights. A buyer who wants to use the land himself therefore cannot simply do so.

Important for you as a seller: the tenant farmer in principle has a statutory right of pre-emption when the leased property is sold. This means he can buy the property at the same price and on the same terms as another buyer. Your notary must follow that procedure correctly. If the right of pre-emption is ignored, the tenant can challenge the sale later. You can find more on how such a right works in our article on the right of pre-emption in real estate.

There are also pre-emption rights held by the government, for example in certain nature or protected zones. Whether they apply is stated in the planning extract and your notary can check it. If you are not sure whether a lease was ever agreed, even verbally, get legal advice before putting the land up for sale. A verbal lease is no exception in practice.

Sell as one whole or separately?

A strategic choice is whether you sell the farmhouse as one whole or offer the house and the separate farmland on their own. There is no fixed answer, but a few considerations help:

• Target group. Most private buyers are looking for a house with a large garden or a meadow for horses, not dozens of hectares of arable land. A property that is too large can shrink the group of buyers.
• Leased land. Leased plots tend to attract investors or the tenant farmer himself. Offering them separately can then make sense.
• Yard and access. If you split off plots, access, utilities and easements must stay properly arranged. A surveyor draws up a survey plan for this.

Discuss this with an estate agent who knows rural property. They can judge which option appeals to the most buyers in your region and what that means for the total proceeds.

Which certificates and documents do you need?

The same mandatory documents apply to a farmhouse as to any home in Flanders, but more of them are often relevant.

• EPC. For the residential part you need an energy performance certificate before you put the house on the market.
• Asbestos certificate. In Flanders an asbestos certificate is mandatory for buildings from before 2001. With farmhouses this often also covers old stables with corrugated roofing. Read more in our article on the asbestos certificate when selling.
• Soil certificate. When selling land in Flanders you need a soil certificate from OVAM. On a yard where fuel, manure or machinery used to be stored, additional soil investigation may be needed. See our article on the soil certificate.
• Heating oil tank. Many farmhouses have one or more tanks for heating or machinery. How to bring them into compliance is explained in heating oil tank when selling.
• Inspection of the electrical installation and the post-intervention file for recent works.

If a farm business was active, also check which permits or notifications are tied to the business, such as an environmental permit for stables. Manure rights and other production rights belong to the farm business and do not automatically transfer with the building. If in doubt, the Mestbank of the Flemish Land Agency (VLM) can explain.

Determining the value of a farmhouse

Valuing a farmhouse is harder than valuing a terraced house in a street with ten comparable sales. There are fewer reference sales and every property is different. A valuer therefore looks at the parts separately: the house, the usable outbuildings, the land around the house and the separate farmland. Leased land is usually valued lower than vacant land, because the buyer cannot use it himself.

The condition of the outbuildings counts too. A stable with asbestos and a poor roof can be a cost rather than an asset for a buyer. A well-maintained barn with a permit and potential for a new use, on the other hand, attracts buyers. You can get a first indication through a free valuation, but have the final asking price set by someone who knows the local rural market.

Why the estate agent makes the difference here

A farmhouse calls for an estate agent who understands the planning file, communicates the lease situation accurately and knows where the buyers for this type of home are: families looking for space, horse lovers, people who want to combine a care or practice function with living. Ask concrete questions when choosing. How many farmhouses or rural homes have they sold in recent years? How do they handle leased land? Do they work with a surveyor or lawyer when needed?

Through ImmoMakelaarVergelijker.be you can compare up to three BIV-registered estate agents in your region, free and without obligation. That way you quickly see who has experience with rural property.

Frequently asked questions

Can I sell leased farmland?

Yes. Leased land can be sold, but the lease simply continues with the new owner. The tenant farmer in principle has a right of pre-emption, so the notary must give him the chance to buy on the same terms.

Do I have to sell the farmhouse as one whole?

No. You can also sell the house and the farmland separately. That can appeal to more buyers, but it requires a survey by a surveyor and proper arrangements for access and easements.

Which certificates do I need to sell a farmhouse?

In Flanders at least an EPC for the house, an asbestos certificate for buildings from before 2001, a soil certificate and an inspection of the electrical installation. If there are heating oil tanks, they must also be in order.

Can someone who is not a farmer buy my farmhouse?

Yes, anyone may buy a farmhouse. A change of use may be needed, however, if the house is permitted as a farm business dwelling and the buyer wants to live there without farming activity. The municipality can explain this case by case.

In conclusion

Selling a farmhouse as a private seller works best with a complete file: the permit status of the house and outbuildings, clarity on the lease and pre-emption rights, and all mandatory certificates. Then make a deliberate choice whether to sell the whole or the parts separately. Want to know which estate agents near you have experience with rural homes? Compare estate agents through ImmoMakelaarVergelijker.be and receive up to three proposals.