It helps to think of the seller's costs as the expenses of getting a home legally sellable and freeing it from its old financing, rather than the big transfer taxes. Those transfer costs, the 12.5% or 3% registration duty and the notary's purchase honoraria, are borne by the buyer under Belgian custom and law, which is why a seller's own bill is comparatively short (Notaire.be, 2026).
The recurring seller costs are the compulsory documents. A valid EPC (PEB) at 150 to 400 euros and a 10-year validity, plus an electrical compliance inspection at roughly 100 to 170 euros, are required to market and complete the sale (ImmoAnalyse, 2026; Belgian inspection bodies, 2026). Depending on the property you may add a fuel-oil tank attestation, a soil report, or, for an apartment, the syndic documents and the co-ownership information the buyer is entitled to receive.
Two larger items are situational. If a mortgage still encumbers the property, the seller pays the release (mainlevee) at the deed, usually close to 1% of the original loan, often 1,500 to 2,500 euros (Estimer Logement, 2026). And if you used an agency, its commission, a freely agreed percentage of the price, comes off your proceeds. The reassuring counter-intuitive point is that these very costs, agency commission and certificates, are deductible from any taxable capital gain, and for your main residence there is normally no capital-gains tax at all (Notaire.be, 2026).
Finally, the running costs. You settle your pro-rata share of the property tax with the buyer at the deed date, and you clear any outstanding utility or co-ownership charges up to completion. What you will not find on your side of the settlement is a second layer of transfer tax, that belongs to the buyer.
At a glance
- EPC (PEB): about 150 to 400 euros, valid 10 years (ImmoAnalyse, 2026).
- Electrical compliance inspection: about 100 to 170 euros (Belgian inspection bodies, 2026).
- Mortgage release (mainlevee), if applicable: often 1,500 to 2,500 euros (Estimer Logement, 2026).
- Agency commission: a freely agreed percentage of the sale price.
- Pro-rata property tax up to the deed date, plus outstanding charges.
- Situational: fuel-oil tank attestation, soil report, syndic documents for a flat.
- Not the seller: registration duties and the notary purchase fees (buyer pays).