Belgium: fixed by law (barema)
In Belgium, notary fees are set by law. Every notary charges exactly the same. The costs consist of:
1. Registration duties — 6% in Flanders (3% for sole owner-occupied home), 12.5% in Wallonia and Brussels.
2. Notary fees — degressive percentage of the purchase price (set by Royal Decree).
3. Deed costs — fixed administrative costs (searches, copies, etc.).
4. VAT — 21% on the notary fees.
For a property of €300,000 in Flanders, total costs are approximately €25,000 to €30,000 (including registration duties).
Netherlands: free market
Since 1999, Dutch notary pricing has been market-based rather than fixed by a national tariff. Each office can quote its own fee. The differences can be significant — up to €1,000 difference for the same transfer deed.
Average costs:
• Transfer deed: €700 – €1,500
• Mortgage deed: €500 – €1,200
• Will: €300 – €700
• Cohabitation agreement: €400 – €900
Tip: always request at least 3 quotes and watch for hidden costs (land registry fees, VAT, searches).
Luxembourg: regulated tariffs + Bëllegen Akt
In Luxembourg, notary tariffs are regulated. The key benefit for buyers is the Bëllegen Akt:
• Tax credit of €20,000 per person on the purchase of your first home.
• For a couple, this is €40,000 off the registration duties.
• Only applies to primary residence and is not reusable.
Registration duties are 6% + 1% transcription fee. With the Bëllegen Akt, the effective rate for a first home is significantly lower.
Comparison by country
Fees fixed? Belgium: Yes (barema). Netherlands: No (free). Luxembourg: Regulated.
Registration duties: Belgium: 6–12.5%. Netherlands: 2% transfer tax. Luxembourg: 6% + 1%.
Company formation: Belgium: BV (adequate capital). Netherlands: BV (no minimum). Luxembourg: Sàrl (€12,000).
First-home discount: Belgium: klein beschrijf (Flanders). Netherlands: None. Luxembourg: Bëllegen Akt (−€40k).
Money-saving tips
• Belgium: in Flanders, you benefit from klein beschrijf (3% instead of 6%) for your sole owner-occupied home.
• Netherlands: always compare. Use our search to find notaries near you and read reviews.
• Luxembourg: explicitly ask your notary about the Bëllegen Akt — not all buyers know about it.
• Everywhere: request a detailed pro-forma calculation before signing.