Selling a weekend home in a recreation zone: what should you watch out for?

Selling a weekend home in a recreation zone: what should you watch out for?

If you want to sell a weekend home in a recreation zone, you are not selling an ordinary house. The zoning of the land determines what a buyer may do with the property, and that affects both the price and the number of interested buyers. In this article you will read which rules apply in Flanders, what information you have to provide, which documents you need and how to choose the right estate agent for this type of property.

What is a weekend home in a recreation zone?

A weekend home is a dwelling intended for temporary stays: at weekends, during the holidays or a few weeks a year. Think of chalets and bungalows in a holiday park, at the coast, in the Kempen or in the Flemish Ardennes. In Flanders they are usually located in a zone marked on the regional zoning plan (gewestplan), or in a later spatial implementation plan, as a recreation zone or as an area for residential recreation.

That zoning is the starting point of every sale. It states that the plot is intended for recreation, not for permanent living. A weekend home in such a zone is therefore not illegal in itself: it stands where it belongs, as long as it is used for what it was permitted for. The difference with a house outside a residential zone is that the problem here does not lie with the building, but with its use. A house in an agricultural zone is out of zone because living there does not fit the zoning. For a weekend home in a recreation zone the zoning is correct, provided nobody makes it their permanent home.

Some municipalities have drawn up their own plan for weekend home parks, in which part of the park was given a different zoning. What applies to your plot is stated in the planning extract (stedenbouwkundig uittreksel) issued by the municipality.

Living there permanently: the question every buyer asks

Many buyers are looking for an affordable place to live permanently. For a weekend home in a recreation zone the answer is, in principle, no. Anyone who moves in permanently changes the function of the building from residential recreation to housing. Without a permit for that change of use, this is a planning offence, even if the weekend home itself is properly permitted.

A common misconception is that registering in the population register at that address settles the matter. It does not. Your official address is an administrative registration. It does not make permanent occupation compliant with planning rules.

For you as a seller this means two things. First: do not promise anything that is not allowed. An advert that presents the property as "ideal for living in all year round" can later lead to a dispute. Second: if you have lived there permanently yourself for years, or a previous owner did, check whether an offence was ever recorded. You have to disclose it. If you are unsure about the status of your weekend home, ask the planning department of your municipality or a specialised lawyer for advice before putting the property on the market.

What information must you include in the advert?

In Flanders a planning disclosure obligation applies to every sale. In the advert and in the private sale agreement you must, among other things, state the planning zoning of the plot, using the name given in the plan. For a weekend home that will therefore read, for example, "recreation zone". You also state whether a permit was granted, whether there is a planning offence or summons, and whether a right of pre-emption applies to the property.

You will find this information in the planning extract and the permit register of the municipality. Request them before you start the sale. That way your estate agent knows from day one what they may communicate, and you can answer buyers' questions straight away with documents.

If the weekend home is in a holiday park, other documents come into play. There is often a park regulation, an owners' association or a non-profit organisation that manages the park, and annual costs for roads, green areas or utilities. Sometimes the land is not held in full ownership, but under a long lease or building right. Gather those documents in advance. A buyer who only hears at the notary that the land reverts to the landowner after a few years will walk away.

Certificates, costs and the buyer's position

For a weekend home largely the same obligations apply as for a house. For a building from before 2001 you need an asbestos certificate; read more in our article on the asbestos certificate when selling. Because you are also transferring land, a soil certificate from OVAM is mandatory. Whether your weekend home needs an EPC and an inspection of the electrical installation depends on how it is permitted and fitted out. Have this checked by an energy assessor and an accredited inspection body, so you do not run into delays at the last moment.

For the buyer, too, the costs are different. In Flanders there is a reduced rate of registration duties for the buyer's only own home, but it is linked to making it their main residence. Anyone buying the weekend home as a second home pays the standard rate. You can read how those rates work in our article on registration duties in Flanders or with the Flemish Tax Administration (Vlaamse Belastingdienst).

In addition, some banks are more cautious about financing a second home in a recreation park. A buyer with their own funds or a loan confirmed in advance is therefore a stronger candidate for you. Include a clear deadline in the sale agreement for any condition precedent relating to financing.

Setting the price and choosing the right estate agent

A weekend home has its own market. The best references are sales in the same park or in comparable parks nearby, not the price of houses in the centre of the municipality. Location, upkeep, plot size, the annual park costs and whether the land is held in full ownership together determine the value. The condition of the weekend home also counts: many chalets from the seventies and eighties are poorly insulated, and a buyer notices that immediately.

Setting the price too high because you are counting on buyers who want to live there wastes time. Those buyers are in principle not allowed to live there permanently, and a good notary or bank will point that out to them. Focus on the right target group: families looking for a second home, people who want to unwind close to nature or the coast, and investors who look at the municipality's rules on tourist rentals. You can get a first indication of the value through a free valuation.

Then choose an estate agent who knows this type of property. Ask how many weekend homes they have sold in recent years, how they state the zoning in the advert and whether they request the park regulation and costs in advance. Through ImmoMakelaarVergelijker.be you can compare up to three BIV-registered estate agents from your region, free of charge and without obligation.

Frequently asked questions

Can I simply sell a weekend home in a recreation zone?

Yes. A weekend home in a recreation zone can be sold like any other property. You do have to state the planning zoning, the permit status and any offences correctly in the advert and the sale agreement.

Can the buyer live permanently in a weekend home?

In principle, no. In a recreation zone, living permanently is a change of use that requires a permit. Registering in the population register does not make that compliant with planning rules. The municipality can explain the situation for each plot.

Which documents do I need to sell a weekend home?

At least a planning extract, a soil certificate and, for buildings from before 2001, an asbestos certificate. In a holiday park you also need the park regulation, the arrangements on shared costs and, where applicable, the long lease or building right agreement.

Is a weekend home worth less than an ordinary house?

A weekend home is compared with other second homes, not with ordinary houses. Its value depends on location, condition, plot, park costs and the ownership status of the land.

In conclusion

A weekend home in a recreation zone sells most smoothly when everything is clear in advance: the zoning, the permits, the park regulation and the costs. Gather those documents before you place an advert, and set the price based on comparable second homes. Different rules apply in Wallonia and Brussels, so ask the municipality for advice there. Want to know which estate agent in your region has experience with this type of property? Compare up to three estate agents through ImmoMakelaarVergelijker.be.