Property buying costs in Belgium and France: taxes and notary fees
Buying a home in Belgium or France? On top of the price you pay transfer taxes and notary fees, often several thousand euros. Here is how they work.
What the costs are made of
- Taxes (registration duties in Belgium, transfer duties in France): the largest part, paid to the state or region.
- The notary's fee, set by a legal scale.
- Other costs: searches, land registry, VAT on fees.
If you take out a mortgage, a second deed (the mortgage deed) adds further costs.
Belgium: it depends on the region
| Region | Only home, to live in | Other property |
|---|---|---|
| Wallonia | 3% | 12.5% |
| Flanders | 2% | 12% |
| Brussels | 12.5% after a €200,000 allowance (homes up to €600,000) | 12.5% |
Example: a €280,000 house as your only home, with about €3,500 in notary fees and costs:
| Region | Registration duty | Total costs |
|---|---|---|
| Wallonia | €8,400 | ≈ €11,900 |
| Flanders | €5,600 | ≈ €9,100 |
| Brussels | €10,000 | ≈ €13,500 |
For a second home or investment in Wallonia, the duty rises to €35,000. The conditions (registering at the address, deadlines, owning no other home) are strict: check them with your notary.
France: existing or new-build
- Existing homes: about 7 to 8% of the price. Since 2025 most départements have raised transfer duties, often bringing the total close to 8%.
- New-build: about 2 to 3%, because the sale is subject to VAT instead of the usual transfer duties.
For an existing flat at €250,000, allow about €18,750 at 7.5%; for a new-build, about €6,250.
Run the numbers
Use Belgium registration fees or France notary fees. Then borrowing capacity tells you whether the total budget works, and the loan calculator shows the cost of the mortgage.
Frequently asked questions
How much are buying costs in Wallonia?
For your only home, 3% registration duty plus notary fees and costs (often €2,500 to €5,000). Otherwise, 12.5%.
What is the Brussels allowance?
The first €200,000 is not taxed when buying your only home for €600,000 or less. The rest is taxed at 12.5%.
How much are notary fees in France?
About 7 to 8% of the price for existing homes and 2 to 3% for new-builds.
This information is for guidance only and does not replace professional advice.