The benefits of buying a new-build property in Belgium
Buying a new-build property means being assured of a building that meets current standards. This translates to better thermal and acoustic insulation, modern materials and optimised energy efficiency, which reduces heating and maintenance costs.
Furthermore, the ten-year guarantee protects against major defects for ten years. Buying a new-build also means you’re covered by the Breyne Act, which safeguards the financing and completion of the project – a reassuring safeguard against the uncertainties of construction.
The advantages of buying an older property
Firstly, older properties offer a more favourable tax regime. Although registration fees in Belgium remain high – ranging from 10% to 12.5% depending on the region – they amount to around half the purchase costs of a new-build property, which is subject to 21% VAT. This difference has a significant impact on the overall cost of the transaction.
The purchase price is also lower. For a property in the same location, with a similar rental potential and an equivalent floor area, the price difference between a new-build and an existing property can be estimated at between 10% and 20%. The secondary market also offers a much wider choice, accounting for 90 per cent of the housing stock, with a varied range of properties in the heart of established neighbourhoods, often boasting a character that is hard to find in new-builds.
You can also invest quickly, without having to wait for a new-build to be completed. Finally, the rental yield can be attractive, particularly if you can anticipate any necessary renovation work.
How can you tell whether a property is new or old in Belgium?
The main criterion for defining a new property is the year of construction. A property is generally considered to be new if it was built within the last five years and has never been lived in.
Other factors are also taken into account: compliance with PEB standards, the condition of the fixtures and fittings, the existence of construction-related guarantees, and the materials used. These guidelines help to avoid confusion between a recently renovated property and a new-build.
The criteria and age that define an older property
In Belgium, a property is classified as ‘old’ if it is more than ten years old and has previously been occupied. Its general condition therefore varies depending on its age, any work carried out and the level of maintenance performed.
Some buildings over a century old may remain attractive due to their architecture and location, but they often require significant investment in renovation and bringing them up to standard.
The main differences between a new-build property and an older property
The most obvious difference lies in energy efficiency and technical standards. New-build properties comply with the latest standards, which translates into lower energy bills and a better quality of life.
The purchase price also differs: new-build properties are often more expensive to buy, with a price difference of 10% to 20% compared with older properties for a comparable property, but maintenance costs are lower. Older properties often require renovation work, which can put a strain on the overall budget in the medium term.
Taxation, guarantees and costs to be expected depending on whether the property is new or second-hand
Taxation varies significantly between new and second-hand properties. New properties are subject to VAT at 21 per cent, whilst second-hand properties are subject to registration fees of between 10 per cent and 12.5 per cent depending on the region – roughly half the purchase costs of a new property. In the Walloon Region, for example, registration fees are reduced for older properties, which can significantly affect the overall purchase cost.
In terms of guarantees, new-build properties offer greater security through the ten-year guarantee and the Breyne Act. Conversely, older properties do not benefit from these protections, which often requires greater vigilance during the inspection and appropriate insurance.
The impact of Belgian property market trends in 2026 on the choice between new-build and existing properties
In 2026, demand for new-build properties remains strong, particularly due to environmental requirements and favourable mortgages for energy-efficient homes. New-build properties retain a
strong appeal for first-time buyers and cautious investors.
Existing properties, meanwhile, continue to appeal to those who prioritise location and character. With 90 per cent of the housing stock available on the secondary market, the supply remains considerably wider. In some areas, the scarcity of building land is driving up prices for existing properties, shifting the balance between new-build and existing homes.
