Buying building land in Belgium: the checks

Zoning: sector plan and PRAS

In Wallonia, the sector plan says what each plot is used for. According to the Walloon State of the Environment report (situation at 1 January 2023), the residential zone covers 180,817 ha, or 10.7% of the territory, and the agricultural zone 835,722 ha, or almost half. A plot in an agricultural zone is therefore not a building plot for a house: look at the zoning before you look at the price.

In Brussels, the Regional Land Use Plan (PRAS, Plan régional d’affectation du sol), adopted by the Government in 2001, sets the general use of the zones. be.brussels offers a search engine to find the land use of an address.

An advertisement that says “building plot” does not replace these documents. Notaire.be puts it another way: if you do not ask for a planning certificate, the seller makes no commitment about what you will be able to build.

Planning information

The notary asks the commune for the planning information (renseignements urbanistiques). Our planning information and infringements guide explains what it contains. For a plot, read above all: the zoning, the permits granted, whether there is a subdivision and any constraints.

Subdivision and development permit

If the plot is part of a subdivision (lotissement), you must comply with the subdivision deed and check the easements. According to notaire.be:

• in Wallonia, the development permit (permis d’urbanisation, which replaced the permis de lotir) is compulsory, with exceptions, when land is divided into at least three unbuilt lots intended for housing;
• in Brussels and Flanders, land can be subdivided by creating just one unbuilt lot;
• having a subdivision or development permit does not exempt you from applying for planning permission to build.

Planning permission and the planning certificate

Even for a “building” plot, notaire.be points out that “constructions and most works require a prior permit”. The permit is applied for before the works and its validity is limited. The procedures are long: start early.

The planning certificate (certificat d’urbanisme) is optional and does not authorise anything. In Wallonia, there are two types:

• CU1: general information on the status of the parcel, issued within 30 days of receipt of the application by the municipal college;
• CU2: an official opinion on your preliminary design, in 30 to 115 days depending on the procedure, valid for 2 years.

In Brussels, notaire.be describes the planning certificate as an agreement in principle, mainly requested for large projects. The CU2 is the way to test a project before buying. If the purchase depends on a specific project, consider having it included as a condition precedent in the sale agreement (compromis).

Servicing and connections

Notaire.be warns that connections (water, gas, electricity, cable TV, sewers) can represent a significant budget. It gives no amounts: ask the network operators for quotes before you sign. Also check whether access to the plot is guaranteed and whether an easement exists.

Area, boundaries, occupation

Notaire.be advises checking the exact area and whether a survey exists, as it sets the maximum size of your house. Check whether the plot has boundary markers: the site mentions neighbours who have moved fences. Also check that it is not occupied. A surveyor (géomètre-expert) can measure and mark the boundaries.

Soil and water

Notaire.be suggests a soil analysis before purchase to assess stability. On pollution, the sale comes with a document: a certified extract from the BDES (the Walloon soil-condition database) in Wallonia, a soil certificate (attestation du sol) in Brussels. Read our guide on the soil certificate.

Also look at the flood risk: in Wallonia, the flood hazard map can be consulted on WalOnMap, and it can show run-off paths. See flood zone.

Duties on the land

Registration duties are calculated on the price of the land, with specific rules:

• Wallonia: the 3% rate applies to a building plot. According to notaire.be, you must register your domicile there within 5 years (3 years for an existing property) and stay at least 3 years.
• Flanders: the 2% rate does not cover a building plot, according to our guide on registration duties.
• Brussels: the €200,000 abatement follows its own conditions, explained in the same guide.

The VAT or registration duties regime is explained in the guide above: ask the notary which one applies to your sale.

Which professionals to consult

The notary checks the title, planning and servicing. A surveyor measures and marks the boundaries. An architect can tell you what the plot allows. A credit broker finances the land and then the construction: see mortgage credit broker.