Buying a house in Belgium: step by step

Before you start looking for your dream home, you need to know how much you can spend. A realistic budget prevents disappointments and speeds up the search process. The rule of thumb is that your monthly housing costs (mortgage repayment + energy costs + insurance) should not exceed one-third of your net household income. With a net household income of €4,000 per month, your maximum monthly cost is €1,333. At current interest rates (around 3.5% fixed over 25 years), you can borrow approximately €275,000. But the purchase price is not your total budget. Add the additional costs: registration fees (3% or 12%), notary costs (1.5-2%), mortgage costs and any renovation costs. For a property at €300,000 as a sole owner-occupied property, budget for at least €20,000 to €25,000 extra. Own contribution is crucial. Most banks require at least 10% own contribution of the purchase price, plus the additional costs entirely from your own funds. For a property at €300,000, you therefore need at least €30,000 own contribution + €22,000 additional costs = €52,000 in personal funds. Watch out for hidden costs: moving (€500-€2,500), new furnishings, any renovations, utility connections. These costs can easily add up to €5,000-€15,000. Tip: request a preliminary approval from your bank in advance. This is a non-binding confirmation that the bank is willing to lend you a certain amount. This way, you know exactly what your budget is and can act quickly when you find the right property. In the Kempen, where good properties leave the market fast, speed is an advantage.

A mortgage is the largest financial commitment of most buyers' lives. It pays to be well informed and make the right choice. Fixed versus variable rate: with a fixed rate, you pay the same monthly amount throughout the entire term. This provides certainty, but the starting interest rate is higher. With a variable rate (annually or triennially adjustable), you start with a lower rate but take the risk that interest rates rise. Most families choose a fixed or semi-variable formula (adjustable every 5 or 10 years, with a legal cap on increases). The term of your loan significantly affects the monthly payment. A 20-year loan has a higher monthly payment but lower total interest cost than a 25-year loan. Example: for a loan of €300,000 at 3.5% fixed rate, you pay €1,737 per month over 20 years (total interest: €116,880) versus €1,501 per month over 25 years (total interest: €150,300). The difference in monthly payment is €236, but over the full term you pay €33,420 more in interest. Compare at least three banks. Every half percentage point difference in interest rate translates into thousands of euros over the term. Compare not only the interest rate but also the administrative fees, valuation costs and flexibility (can you make extra repayments? can you adjust the term?). Also consider a mortgage broker. They compare conditions at various banks on your behalf and negotiate for you. The advice is typically free for the borrower — the broker receives a commission from the bank. At De Steenboer, we are happy to refer you to reliable mortgage brokers in the Kempen. A well-prepared financing is the foundation of a smooth purchase.

With your budget and preliminary credit approval in hand, the search begins. A structured approach saves time and prevents impulse purchases. Start with a list of must-haves and nice-to-haves. Must-haves are non-negotiable: number of bedrooms, neighbourhood, maximum distance to work or school, minimum surface area, garage. Nice-to-haves are desirable but not decisive: garden, open kitchen, recently renovated, specific style. By establishing these criteria in advance, you filter the supply efficiently. Immoweb is Belgium's largest property platform with over 200,000 active listings. Set up search alerts based on your criteria — you'll receive new properties daily by email. Additionally, Zimmo, Logic-Immo and local agents' websites are useful sources. Hiring an agent as a buyer has advantages. The agent knows the local supply (including properties not yet listed online), can plan viewings efficiently and negotiates on your behalf. In Belgium, the seller typically pays the agent's commission, but always verify this in advance. Location is the most important factor you cannot change. You can renovate a bad kitchen, but not a bad location. Pay extra attention to: distance to schools, public transport, shops and healthcare. Also check the municipality's spatial implementation plan (RUP) for future developments in the area. In the Kempen, each municipality offers a different profile. Herentals combines centre facilities with a green periphery, Zandhoven offers tranquillity and space near Antwerp, Geel has the region's largest hospital, and Kasterlee is ideal for nature lovers. At De Steenboer, we know every municipality in detail and advise you based on your wishes and lifestyle.

A viewing is more than a first impression. Take your time, ask questions and look critically at the property's condition. Structural elements first: check walls, floors and ceilings for cracks. Hairline cracks in plaster are usually harmless, but diagonal cracks near windows or doors may indicate foundation problems. Check whether doors and windows close properly — sticking doors are often a sign of settlement. Moisture is enemy number one. Look for damp spots on walls and ceilings, mould in corners and near windows, a musty smell in basements or unoccupied rooms, and condensation between window panes. Serious moisture problems can cost thousands of euros in repairs. Check the technical installations: how old is the heating boiler? (a boiler lasts on average 15-20 years, replacement costs €3,000-€6,000). What about the electrical installation? (inspection required when selling, a negative inspection means €3,000-€10,000 to bring it up to standard). How old is the roof structure and covering? (a new roof costs €100-€200 per m²). Ask about the EPC label. A property with label E or F brings mandatory renovation costs. Also ask about the property tax (annual levy), the energy bill and any VME costs (for apartments). Enquire about urban planning aspects: is the property properly permitted? Have any renovations been carried out without a permit? Are there plans for infrastructure works in the neighbourhood? You can check this at the municipality's urban planning department. Tip: visit twice, preferably at different times of day. This way, you notice noise disturbance, light conditions and the neighbourhood atmosphere at different times.

You've found your dream home and want to make an offer. This is a crucial moment — a well-prepared offer significantly increases your chances. A verbal offer is in principle legally binding in Belgium, but difficult to prove in practice. Therefore, always make your offer in writing — by email or via a written document. Clearly state: the full address of the property, the offered amount, the validity period of the offer (typically 7 to 14 days), any suspensive conditions and your contact details. Suspensive conditions protect you as a buyer. The most common is obtaining a mortgage. If you include this condition and the bank refuses your loan, you can withdraw from the purchase without cost. Other conditions can include: a favourable result from a structural survey, or the sale of your current property. How much below the asking price should you offer? There is no universal rule, but in the Kempen, an initial offer of 5 to 10% below the asking price is common. For a property that has been listed for a long time, you can go lower. For a newly listed property in a sought-after area, the asking price itself may already be competitive. Be prepared for a counter-offer. The seller can accept your offer, reject it or make a counter-offer. If there are multiple interested parties, the seller may organise a bidding process. In that case, you submit your highest offer without knowing what others are bidding. At De Steenboer, we advise buyers on the right bidding strategy. We know the market prices in Herentals, Zandhoven, Geel, Turnhout and the wider Kempen and know whether an asking price is realistic or leaves room for negotiation.

The compromise — also called the 'private sale agreement' — is the most crucial document in the purchase process. Once you and the seller sign, the sale is legally binding. The compromise contains all essential elements of the sale: the identity of buyer and seller, the description of the property (address, cadastral data), the agreed selling price, any suspensive conditions, the date of the notarial deed and special agreements. Upon signing, you pay a deposit of typically 10% of the selling price. For a property at €350,000, that's €35,000. This amount is deposited into the notary's escrow account and is offset against the total purchase price when the deed is executed. After signing, you legally have 4 months until the notarial deed is executed. During this period, the notary handles all administrative formalities: searches at the land registry, verification of mortgage registrations, urban planning checks and soil certificates. Important: read the compromise carefully before you sign. Have it reviewed by your notary if needed. Pay particular attention to the inventory of included items (kitchen, cupboards, curtains), the agreements about the property's condition at handover, and the penalty clause for non-compliance. If you breach the compromise without a valid suspensive condition, you forfeit the deposit (10% of the selling price). The seller can additionally claim damages through the courts. So ensure all your conditions (credit, inspection) are explicitly stated in the compromise. Our agents at De Steenboer guide you through the signing and ensure your interests are optimally protected in the compromise.

On average four months after the compromise, you go to the notary for the signing of the authentic deed. This is the formal transfer of ownership. The notary has carried out all checks in the intervening period: property title, mortgage status, urban planning compliance, soil condition and fiscal situation. If everything is in order, the notary invites both parties for the execution of the deed. At signing, you pay the remaining amount: the selling price minus the already-paid deposit, plus all costs (registration fees, notary costs, mortgage costs). This amount is communicated in advance by the notary in a detailed statement. Ensure the full amount is in the notary's escrow account on time. The key handover takes place on the day of the deed, unless otherwise agreed. Together with the seller, take the meter readings (gas, electricity, water) and note these on the handover form. The seller hands over all keys, remote controls, technical files and warranty certificates. After the deed, the notary registers the property transfer at the land registry. You are now officially the owner. The notary will provide you with a copy of the deed within a few weeks. Insurance: your fire insurance must take effect on the day of the deed. Arrange this at least a week in advance. If you have a mortgage, a declining balance life insurance is also required by the bank. At De Steenboer, we stand beside you right through to the key handover. We check together with you the condition of the property, the meter readings and the completeness of the handover.

Congratulations on your new home! There are still a few administrative and practical matters to arrange in the coming weeks. Address change: if this is your primary residence, you must register at the municipal office within 8 working days of moving in. This is not only legally required but also necessary to qualify for the reduced rate of 3% registration fees (you have 2 years to register your domicile). Meter readings and utilities: report the meter readings you noted at the key handover to Fluvius (electricity and gas) and the water company. This prevents you from paying for the previous owner's consumption. Also arrange internet and television with your provider if needed. Insurance in order: check whether your fire insurance (home insurance) covers everything needed: fire, water damage, glass breakage, theft and liability. If you have a garden, also consider an extra-contractual civil liability policy. Renovation permit: if you plan renovation works, check with the municipality's urban planning department which works require a permit. In Flanders, minor works (up to 40 m²) are often exempt from permits, but strict conditions apply. A contractor or architect can advise you. Renovation premiums: if you plan energy-efficient renovations, enquire at the Energiehuis Kempen about available premiums (Mijn VerbouwPremie). Submit the application before you start the works — retroactive applications are generally not possible. At De Steenboer, our service doesn't end at the key handover. We remain available for advice and are happy to refer you to reliable tradespeople, contractors and service providers in the Kempen. Don't hesitate to contact us — even after the purchase.