Buying property à Anvers with a dedicated expert

Purchase prices in Antwerp vary significantly by property type. The following figures are based on Immoweb price estimates as of 1 August 2025 (prices expressed as net seller price per m²):

• Apartments: The average purchase price for apartments in Antwerp city ranges from €2,289 to €3,827 per m², with an average of approximately €2,900 per m², depending on the zone and property characteristics (source: Immoweb, August 2025).
• Houses: Houses have a lower average price per m² than apartments in Antwerp, at approximately €2,614 per m² on average, ranging from €1,949 to €3,472 per m² — a difference of approximately -10.91% compared to apartments (source: Immoweb, August 2025).
• New-build properties: New constructions command a premium over existing stock and are subject to 21% VAT rather than registration duty. In Ghent — a comparable Flemish city — new-build apartment prices reached an average of €4,223 per m² in 2025, illustrating the premium attached to new construction in Flanders (source: Deloitte Property Index 2025).
• Studios and small apartments: Entry-level units in more affordable Antwerp districts offer lower absolute prices, making them accessible to first-time buyers and investors.
• Townhouses and heritage properties: Belle Époque and Art Nouveau townhouses in Zurenborg or 't Zuid command significant premiums above the city average, reflecting their architectural rarity and strong demand.

When purchasing property in Antwerp, the total acquisition budget must include the purchase price plus a set of mandatory additional costs that typically represent 10 to 15% of the purchase price (source: Investropa, 2025).

• Registration duty (registratierechten): Antwerp is located in Flanders. As of 1 January 2025, the Flemish government reduced the registration duty to 2% for the purchase of a sole and primary residence (source: BDO Belgium / Lexunion, 2025). For a second home or investment property, the standard Flemish rate of 12% applies (source: Investropa, 2025).
• VAT on new-build properties: New constructions are subject to 21% VAT instead of registration duty on the building portion; the land component remains subject to the standard registration duty rate (source: FPS Finance Belgium / Investropa, 2025).
• Notary fees: Set by Royal Decree, notary fees are regulated and typically represent approximately 1 to 1.5% of the purchase price, plus administrative costs (source: Investropa, 2025).
• Mortgage-related costs: If financing through a mortgage, additional notary and registration costs for the mortgage deed apply — generally estimated at around 1.3% of the loan amount, plus a property valuation fee (source: Investropa, 2025).
• Abatement (woonbonus abatement): In Flanders, buyers of a primary residence may benefit from an exemption on the first €200,000 of the taxable base, subject to conditions including personal occupation and registration (source: Notary fees Belgium / Investropa, 2025).

There is no capital gains tax on the sale of a primary residence in Belgium for private individuals, provided standard holding conditions are met. Annual property tax (onroerende voorheffing) is levied on the cadastral income of the property.

Before committing to a property purchase in Antwerp, buyers must carry out thorough legal and technical due diligence. In Flanders, several certificates are legally mandatory and must be provided by the seller.

• Energy Performance Certificate (EPC / Energieprestatiecertificaat): Legally required upon sale in Flanders. Must be available before the property is listed. Failure to provide it can result in a fine of between €500 and €5,000 (source: Flanders.be). The EPC indicates the property's energy efficiency rating and is increasingly important given Flemish renovation obligations.
• Soil certificate (bodemattest): Issued by OVAM, this certificate confirms whether the land is registered as potentially contaminated. Mandatory for all property sales in Flanders (source: Mandatory documents for real estate transactions, Flanders).
• Urban planning information (stedenbouwkundige inlichtingen): Verifies zoning, building permits, any planning infringements, and the legal use of the property. Essential to confirm that any extensions or modifications were properly permitted (source: Due diligence and certificates for purchasing luxury real estate in Belgium).
• Electrical installation inspection: Required for existing properties. Identifies any non-compliances that the buyer may need to rectify after purchase.
• Flood risk assessment: In Flanders, the P-score and G-score indicate the property's exposure to pluvial and fluvial flooding — a growing consideration for buyers (source: Due diligence and certificates for purchasing luxury real estate in Belgium).
• Cadastral and title verification: The notary verifies the chain of title, checks for mortgages, liens, easements, or other encumbrances registered against the property.
• Co-ownership due diligence (for apartments): Buyers should review syndic reports, minutes of general meetings, the building's reserve fund balance, and any outstanding charges or planned major works.
• Structural and technical inspection: While not legally mandatory, buyers are strongly advised to commission an independent structural survey, particularly for older properties, to identify hidden defects before signing the preliminary agreement.

Negotiating a property purchase in Antwerp follows Belgian market conventions, where listed prices are generally considered a starting point for discussion.

• Listed prices are negotiable: Properties for sale in Belgium are known to have negotiable prices; the standard approach is to make an initial offer below the asking price (source: Expatica Belgium).
• Market conditions matter: In high-demand Antwerp neighbourhoods such as Zurenborg, 't Zuid, or Eilandje, competition among buyers can be strong, limiting room for negotiation. In less sought-after districts, price reductions of several percentage points are more common.
• Written offer: Offers should be submitted in writing, specifying the proposed price, any conditions (such as subject to financing), and a validity period. Once the seller accepts in writing, both parties are in principle bound.
• Conditions precedent: Buyers may include a financing condition (opschortende voorwaarde) in the offer, making the purchase conditional on obtaining a mortgage. This protects the buyer if financing is refused.
• Deposit at compromis: Upon signing the preliminary sale agreement, the buyer typically pays a deposit of 10% of the agreed purchase price. If the buyer withdraws without a valid condition precedent, this deposit is forfeited. If the seller withdraws, they must repay double the deposit.
• Role of the agent: The estate agent acts on behalf of the seller and manages the negotiation process. Buyers may appoint their own buyer's agent or negotiate directly.
• Bidding platforms: Some properties in Belgium are sold via the online bidding platform Biddit.be, where buyers submit sealed bids and the highest bidder is selected (source: Buying property in Belgium — Information for expats).