A buyer signing a compromise in Wallonia in 2025 does not pay the same registration fees as two years ago. A buyer in Flanders who ignores the renovation obligation linked to the energy performance certificate (EPC) risks an unpleasant budget surprise a few months after receiving the keys. Successfully completing a real estate project in Belgium first requires mastering these regional constraints before searching for the ideal property.
Renovation obligation in Flanders: the EPC trap
In Flanders, any purchaser of a residential property displaying an EPC classified E or F is required to renovate the property to achieve at least a D label. This obligation falls on the new buyer, not the seller. The regional framework has recently been strengthened, and the penalties for non-compliance are real.
In practical terms, one must integrate the cost of this upgrade into the total purchase budget. A property listed at an attractive price with an EPC F can become more expensive than a better-rated property once the costs of insulation and heating are accounted for. Returns vary on the exact amount depending on the condition of the building, but the renovation budget often represents a significant portion of the acquisition price.
Before making any offer, check the EPC label of the property and request an insulation quote from a certified contractor. This is the only way to compare two properties on a realistic basis. Listings published on immosphere.be systematically mention the energy certificate, allowing for filtering right from the search.
Registration fees in Wallonia: the new calculation at 3%
Since January 1, 2025, the purchase of a primary and unique residence in Wallonia benefits from a reduced registration fee of 3% instead of the ordinary rate. This tax change profoundly alters the budget calculation.
For a first-time buyer, the difference amounts to several thousand euros saved on notary fees. This reduction applies provided that the property is the buyer’s main residence and that they do not own any other housing. Therefore, it cannot be used for a rental investment.
Conditions to check before relying on the reduced rate
- The property must become the main residence within a timeframe defined by the Walloon Region, not just a pied-à-terre
- The buyer must not own another residential property at the time of the deed
- The notary checks these conditions at the signing, but it is up to the buyer to ensure in advance that they meet the criteria
We recommend asking the notary about this as soon as the first contact is made, even before visiting. A purchase that does not meet the conditions will be taxed at the full rate, and correcting this afterwards is complex.
New or old in Belgium: the price arbitration changed in 2025
The Belgian residential market in 2025 presents a discrepancy that classic guides do not mention. Prices for existing homes have risen faster than those for new ones, whose increase has significantly slowed. For a buyer, this reverses the usual logic.
Buying an older property is no longer automatically synonymous with a good deal. Terraced and semi-detached houses have seen a price increase greater than that of apartments. If looking for rental yield, one must recalculate profitability considering this inflation on existing properties.
Concrete arbitration for a Belgian rental investment
A new property costs more to purchase but does not require immediate renovations and often benefits from a better EPC. An older property listed at a lower price may require mandatory renovations in Flanders or costly upgrades to meet standards. The true price of an older property always includes the renovation budget.
To assess rental profitability, compare the net annual rent (after charges and management) to the total acquisition cost, including renovations. A new apartment with modest but stable rental yield can outperform an old house whose renovation burdens income for two years.
Sales file in Belgium: documents to request before the compromise
Preliminary checks before the compromise in Belgium go beyond simple financial verification. The sales file must include several elements that the buyer should request before committing.
- The valid EPC certificate, with the energy label and its expiration date
- The soil certificate (in Flanders, the bodemattest is mandatory for any transaction)
- Documents related to urban planning: building permits, possible infractions, situation on the sector plan
- For an apartment, the minutes of the general meetings of the co-ownership and the charge account
A seller who refuses to provide these documents before signing the compromise sends a warning signal. Requesting the complete file protects the buyer against hidden administrative defects, which can sometimes be more costly than technical defects.
The role of the notary in securing the purchase
In Belgium, the notary is not just a deed writer. They verify the mortgage situation of the property, the absence of preemption, and urban compliance. You can choose your own notary in addition to the seller’s, at no extra cost. The two share the fees.
This dual notarial intervention is a Belgian specificity that enhances buyer protection. Taking advantage of this from the compromise stage allows for identifying problems before they become irreversible. Choosing a notary independent of the seller remains the best advice for securing a real estate purchase in Belgium, whether the property is located in Brussels, Flanders, or Wallonia.
