Buying property in Belgium as an American – is it hard?

Are you dreaming of a canal-side house in Bruges, a modern apartment in the heart of Brussels, or a country retreat in the Ardennes? For many Americans, Belgium offers a high standard of living, but before you start packing boxes, you need to know what you’re getting into.

The Belgian property market is generally stable, but transaction costs can be high compared to the US. In the first half of 2025, the median price for a semi-detached house in Belgium was €280,000, while detached houses hit €385,000 according to the Belgian statistics office.

If you are wondering whether an American citizen can actually buy a home here, the short answer is yes. It is possible, and while the paperwork can be heavy, the process is well-regulated.

Use Wise to save money on your property purchase

Buying a property abroad is a big step and involves important financial decisions. Wise, an international money transfer company, provides specialist support to help you navigate large international transfers and save on exchange fees. Fill out Wise’s online form today to find out how they can assist you.

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Can Americans buy property in Belgium?

Yes, Americans can buy property in Belgium without any restrictions. The Belgian government does not discriminate based on nationality when it comes to property ownership. Whether you are a resident or a non-resident, you have the same rights to purchase land or property as a Belgian citizen.

However, while the right to buy is unrestricted, the financing might be different. Banks may have stricter lending criteria for non-residents or those earning income in US dollars, often requiring a larger down payment.

If you’re looking to move money to Belgium for your deposit or property purchase, you might want to consider using Wise. It offers a low-cost, transparent way to transfer USD to EUR at the mid-market exchange rate, helping you avoid high bank fees on large international transfers. Wise will always tell you what they’re charging.

What buying property gets you

• A solid investment: Belgium’s property market is known for stability rather than volatility.
• Rental income potential: Brussels, as the capital of the EU, has a robust rental market driven by expats and diplomats.
• A base in Europe: You own a home in a country with excellent healthcare and transport links.

What buying property does not get you

It is crucial to understand that buying property in Belgium does not grant you residency or a visa. Unlike some other European countries that have offered “Golden Visas” based on real estate investment, Belgium has no such scheme for property buyers.

If you want to live in your new Belgian home for more than 90 days, you must qualify for a residence permit through standard routes, such as employment, self-employment (Professional Card), or family reunification. Owning a home might demonstrate financial stability, but it is not a ticket to a residence permit.

How difficult is the process?

The process of buying property in Belgium is highly formalized and relies heavily on notaries. It is generally considered secure but can be slow and paperwork-heavy compared to the US.

The Forms Involved

• The Offer (Offre d’achat / Aankoopbod): A formal written offer. Once accepted by the seller, it is legally binding.
• The Sales Agreement (Compromis de vente / Verkoopcompromis): This is the detailed contract signed shortly after the offer is accepted. At this stage, you typically pay a deposit of 10%. This contract is binding; backing out without a valid suspense clause (like failure to get a mortgage) usually incurs a heavy penalty.
• The Notarial Deed (Acte authentique / Notariële akte): The final transfer of ownership signed at the notary’s office.

Typical Timelines

The entire process usually takes between 3 to 4 months.

• Offer to Compromis: 1–4 weeks.
• Compromis to Deed: Up to 4 months. This time is used by the notary to conduct searches (debts on the property, planning permissions) and for you to finalize your mortgage.

Transferring money to Belgium for the purchase

When you buy a house, you will need to transfer a significant amount of money—first for the 10% deposit and later for the balance.

You can use Wise to move money abroad for the property purchase. It allows you to send large sums securely from your US bank account directly to the notary’s escrow account or the seller in Euros.

If you’ve already set up a Belgian bank account, you can use Wise to move money between your US and Belgian accounts to ensure you get a fair exchange rate before making the final payment.

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What are the tax implications?

Belgium is known for having high transaction costs. You should budget an additional 11% to 15% (for existing properties) or 21% (for new builds) on top of the purchase price for taxes and fees.

In Belgium

• Registration Duties (Transfer Tax): This varies significantly by region.
  • Flanders: The standard rate is 12% (for investment properties or second homes). For a sole, owner-occupied family home, it is currently 3% (dropping to 2% from Jan 1, 2025).
  • Brussels & Wallonia: The standard rate is 12.5%. However, abatements (tax-free allowances) exist for first-time buyers on the first slice of the property price (e.g., on the first €200,000 in Brussels), provided you live there.
• VAT: If you buy a new property (less than 2 years old), you pay 21% VAT instead of registration duties.
• Notary Fees: These are fixed by the state based on the property value, typically ranging from 0.2% to 4%, averaging around 1.6%.
• Immovable Withholding Tax (Précompte immobilier / Onroerende voorheffing): An annual property tax based on the “cadastral income” (a notional rental value) of the property.

In the USA

• Reporting: As a US citizen, you must report foreign assets if their value exceeds certain thresholds (e.g., on Form 8938).
• Capital Gains: If you sell the property later, you may be liable for US capital gains tax, though you can often claim a credit for foreign taxes paid.

Local laws and regional variations

Belgium is a federal state, and property rules—especially taxes—differ depending on whether you buy in the Flemish Region (Dutch-speaking), the Walloon Region (French-speaking), or the Brussels-Capital Region (bilingual).

• Flanders: Generally has lower registration taxes for primary residences (3%, soon to be 2%) but higher rates for investors.
• Brussels: Higher registration tax (12.5%) but offers an abatement (allowance) to reduce the taxable base for primary homes.
• Wallonia: Similar to Brussels with a 12.5% rate, though reduced rates (6% or 5%) exist for “modest” housing, subject to conditions.

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Renting out your property: is it allowed?

Yes, foreign nationals can become landlords in Belgium.

• Private Renters: You can rent to long-term tenants. Belgium has strong tenant protection laws, so ensure you use a registered lease agreement.
• Tax on Rental Income: Individuals are generally taxed on the indexed cadastral income (a theoretical value) increased by 40%, rather than the actual rent received, which can be tax-advantageous. However, if you rent to a company or for professional use, you are taxed on the actual net rental income.
• Short-term/Holiday Rentals: If you plan to use platforms like Airbnb, strict local regulations apply (especially in Brussels), requiring registration and compliance with safety norms.

Buying land in Belgium

Americans can buy land in Belgium with the same rights as buying built property. However, building on it requires a planning permit (permis d’urbanisme / stedenbouwkundige vergunning). Be aware that land purchases usually attract the higher registration tax rate (12% or 12.5%) or 21% VAT if bought with a new construction contract.

Getting a mortgage: should I get one in Belgium or the US?

Most US lenders will not offer a mortgage for a property located in Belgium because they cannot easily repossess the home if you default. You will likely need a Belgian bank.

• Belgian Banks: Major banks like ING, KBC, and BNP Paribas Fortis lend to foreigners.
• Requirements: As a non-resident or non-EU citizen, banks often view you as higher risk. You may need a down payment of 20% to 30% (or even 40%), whereas residents might only need 10%.
• Income: You must prove solvency. If your income is in USD, the bank will factor in exchange rate risks.

The verdict: should you buy a house in Belgium as an American?

Pros

• No restrictions: You have the same property rights as a local.
• Market stability: Property prices tend to grow steadily rather than boom and bust.
• Location: You are in the heart of Europe, with easy access to Paris, London, and Amsterdam.
• Potential tax benefits: Rental income taxation for individuals can be relatively low compared to actual rent.

Cons

• High transaction costs: Expect to pay 15%+ in fees and taxes on top of the price.
• No visa attached: Buying a home does not give you the right to live there.
• High deposit: You may need 30% down as a non-resident.
• Language barrier: Contracts are in Dutch or French (or German), requiring translation.

Useful resources

Notaire.be: The official website of the Federation of Notaries, offering detailed guides on buying, selling, and taxes.

FPS Finance: Official information on registration duties and tax allowances.

Statbel: The Belgian statistical office for official property price data.

Immoweb: One of the largest property portals in Belgium for finding listings.

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