Much is said about the 12.5% registration duties buyers pay in Brussels. Far less is said about the costs sellers themselves need to plan for. Many owners in Saint-Gilles, Ixelles, Uccle or Forest are surprised to discover they don’t pocket 100% of the advertised sale price. Here is, line by line, what to actually budget for.
1. The Real Estate Agency Commission
This is the largest item. In Brussels, the agency commission is typically 3% of the sale price, excluding VAT (around 3.63% VAT included), for a standard mandate. Some agencies charge different rates — from 2% to 5% — depending on the type of mandate and included services, but 3% + VAT remains the market benchmark in Brussels. This amount is only due on the day the deed is signed before the notary, and only if the sale actually goes through — nothing is owed if the property doesn’t sell.
The type of mandate (exclusive or semi-exclusive) often affects both the rate and, more importantly, the level of service: viewing management, home staging, listing on property portals, negotiation. We’ll cover how to choose between them in a future article dedicated to picking an agency.
2. Mandatory Certificates and Diagnostics
EPC, electrical compliance certificate, soil condition certificate, urban planning information: we covered this full checklist in our previous article. Budget between €300 and €700 in total depending on the size and age of the property — something to plan for from the moment you list, not at the last minute.
3. The Mortgage Release (Mainlevée Hypothécaire)
If a loan is still running on the property, the registered mortgage must be released at the time of sale. Handled by the notary, this typically costs around 0.7% of the amount originally borrowed — not the remaining balance. Even a fully repaid loan sometimes requires a formal mortgage cancellation, which is cheaper but not free.
4. Property Tax (Précompte Immobilier)
This annual tax is owed by whoever owns the property on 1 January of that year. In practice, it is customary to split it pro-rata between seller and buyer at the time of the deed, based on the signing date within the year.
5. Notary Fees: A Common Misconception
Contrary to what many sellers assume, the notary fees tied to the sale deed are almost entirely paid by the buyer. Sellers may still face minor related costs: a power of attorney if you’re abroad on signing day, document extracts, or the mortgage release fees mentioned above.
6. Capital Gains Tax on a Quick Resale
If the property was acquired less than 5 years ago and is not your own home occupied without interruption, any capital gain may be taxed at 16.5%. Beyond 5 years, or for a main residence occupied throughout the ownership period, this tax generally does not apply. The rules include nuances and exceptions — a notary or tax advisor remains the best resource to assess your specific situation before setting a sale price.
A Worked Example for a Property in Uccle
For a property sold at €650,000, with €200,000 still outstanding on the mortgage:
- Agency commission (3% excl. VAT): around €19,500 + VAT
- Certificates and diagnostics: around €500
- Mortgage release (0.7% of the amount borrowed): around €1,400
- Minor related costs (power of attorney, extracts): a few hundred euros
In total, seller-side costs generally represent between 5% and 10% of the sale price, excluding any capital gains tax.
In Summary
Preparing a sale well also means anticipating these costs to set a realistic price and avoid surprises on signing day. At GR-Properties, we provide every owner in Saint-Gilles, Ixelles, Uccle and Forest with a precise, personalised breakdown of these costs from the very first valuation.
Want to know the actual net amount you’ll receive from selling your property? Contact GR-Properties (info@gr-properties.be) for a complete valuation, all costs included.