Estate agent fees in Brussels:
every cost for the seller.

How much does an estate agent charge in Brussels?

There is no legal rate: in Belgium each agency sets its own commission, which is agreed in the brokerage contract. As a benchmark, Immoweb's annual survey reported by Business AM (July 2025) puts the average commission at 3.1% in Belgium, with regional differences:

• Brussels: 2.4% on average;
• Flanders: 3%;
• Wallonia: 3.4%.

These percentages are usually quoted excluding VAT, so 21% VAT is added to the invoice. The same survey found that 61% of Belgians use an agency to sell their home. In its seller's brochure, notaire.be also gives the example of an agency charging 3% of the sale price plus VAT.

At Diamant Consult the commission is 2% of the sale price excl. VAT, all inclusive: photos, listings, viewings and follow-up until the deed at the notary. You only pay if the property sells.

Which documents does the seller have to provide (and pay for) in Brussels?

On top of the commission, the seller pays for the mandatory documents. The notaire.be seller checklist lists in particular:

• The EPC (PEB) certificate: it must appear in the listing and be given to the buyer at the latest when the preliminary agreement is signed. An approved assessor issues it and sets the price.
• The electrical inspection report: the seller of a home must have one. If the result is negative, the buyer normally has 18 months to bring the installation up to standard.
• The soil certificate: requesting it from Brussels Environment is mandatory for every sale in Brussels. It costs €48 per cadastral parcel, with surcharges for paper or urgent requests (Brussels Environment).
• Urban planning information from the municipality and, for an apartment, the co-ownership documents (working and reserve funds, minutes of the last three years).
• The post-intervention file (DIU) if work has been done, and details of any heating oil tank.

Apart from the soil certificate, these prices are not set by law. It is best to ask for several quotes as soon as you list the property, as some documents take time.

Does the seller pay the notary fees?

In a private sale, registration duties and the purchase deed costs are paid by the buyer: in Brussels, registration duties are generally 12.5% of the price (notaire.be). The seller still pays some costs, for example releasing the mortgage if a loan is still secured on the property. Your notary sends a detailed statement before signing.

A public auction works differently: according to the notaire.be brochure, the seller generally pays between €3,500 and €4,000 (advertising, viewings, sale room). More in our Biddit public auction guide.

Do you pay capital gains tax when you sell?

Not if you sell the house you live in. For another built property resold less than 5 years after purchase, the gain is taxed at 16.5%, according to notaire.be. The dates that count are those of the notarial deeds. After 5 years, this tax does not apply.

How can you lower the total cost of your sale?

• Compare commissions in euros, not percentages: on a €400,000 property, each point of commission is €4,000 excl. VAT.
• Check what is included: photos, listings, evening and weekend viewings, follow-up until the deed. Some agencies charge extras.
• Order the documents early (EPC, electrical inspection, soil certificate) so the preliminary agreement is not delayed.
• Set the right price from the start: an overpriced property stays online longer. See also how long it takes to sell in Brussels and our Brussels market analysis.

Selling in your municipality

Statbel median prices, neighbourhoods and our 2% excl. VAT service: find the page for your municipality.

• Anderlecht
• Auderghem
• Berchem-Sainte-Agathe
• City of Brussels
• Etterbeek
• Evere
• Forest
• Ganshoren
• Ixelles
• Jette
• Koekelberg
• Molenbeek-Saint-Jean
• Saint-Gilles
• Saint-Josse-ten-Noode
• Schaerbeek
• Uccle
• Watermael-Boitsfort
• Woluwe-Saint-Lambert
• Woluwe-Saint-Pierre
• Waterloo
• La Hulpe
• Wavre
• Rixensart

Frequently asked questions

How much does an estate agent charge in Brussels?

Fees are free to set. According to Immoweb's 2025 survey, the average commission is 2.4% of the sale price in Brussels and 3.1% in Belgium, excluding VAT. At Diamant Consult it is 2% excl. VAT, all inclusive.

Does the agency commission include VAT?

Usually not: quoted percentages exclude VAT, and 21% VAT is added. On a commission of €8,000 excl. VAT you therefore pay €9,680 incl. VAT.

Which documents does the seller pay for in Brussels?

The EPC certificate, the electrical inspection, the Brussels Environment soil certificate (€48 per cadastral parcel), urban planning information and, for an apartment, the co-ownership documents.

Does the seller pay the notary fees?

In a private sale, registration duties and the purchase deed costs are paid by the buyer. The seller pays some costs, such as releasing the mortgage if a loan is still secured on the property.

Do you pay capital gains tax when selling your home?

Not on the house you live in as your family home. For another built property resold less than 5 years after purchase, the gain is taxed at 16.5%.

Sources

• Business AM · Près de deux Belges sur trois font appel à une agence immobilière (enquête Immoweb, 11/07/2025)
• notaire.be · Checklist des documents à prévoir pour le vendeur
• Bruxelles Environnement · Demander une attestation du sol
• notaire.be · Droits d'enregistrement, réduction et abattement à Bruxelles
• notaire.be · Brochure « Je vends mon bien » (2025)
• notaire.be · Taxes sur les plus-values immobilières

Thinking of selling? Diamant Consult sells your house or apartment anywhere in Brussels for 2% excl. VAT, all in: free first meeting, professional photos, Immoweb listing, viewings and follow-up through to the notary deed. Book a meeting →