hillewaere | News_Detail

In 2026, a number of changes will come into force that will have an impact on the Flemish property market. Buyers, sellers, investors and owners alike will be faced with revised tax rules, changes to renovation grants and additional obligations in the areas of energy and sustainability. The regulations are becoming more complex, whilst the margin for error is narrowing. In this article, we set out the key points to bear in mind in a clear and concise manner.

Revised conditions for the reduced rate of registration duties

The reduced rate of 2% registration duty for the purchase of a sole owner-occupied property will remain in place in 2026. However, the Flemish government is tightening the conditions under which this rate can be applied. For example, in addition to the obligation to take up residence within three years, there is now also an obligation to maintain this residence continuously for one year.

Arrangements such as the purchase under a split ownership structure (for example, usufruct and bare ownership) will no longer automatically qualify for the reduced rate. In such cases, the standard rate of 12 per cent will apply.

This change requires extra attention when structuring a purchase, particularly in cases involving family or wealth planning.

Market outlook: stabilisation of interest rates and price trends

The property market in 2026 will be characterised by a greater degree of stability.

• Mortgage interest rates are expected to fluctuate between 3.5% and 4.5%, providing greater predictability in financing processes.
• House prices are projected to see a moderate rise averaging 1.5% to 3.5%, depending on the property’s location, type and energy performance.

However, it should be added that regional differences remain significant and that the EPC rating and energy efficiency are increasingly being taken into account in terms of value and marketability.

For buyers, this generally means a less competitive market with more room for negotiation.

Reform of renovation grants and loans

Support measures are also changing significantly in the area of renovation and energy investments.

My Renovation Grant

From 1 March 2026, the conditions will be amended:

• Higher income brackets will only be eligible for grants for heat pumps and heat pump boilers.
• Grants for roof, wall and floor insulation, and for glazing, will no longer be available to these higher income groups.

My Renovation Loan

• Lower income brackets will gain access to additional interest rate reductions.
• At the same time, the eligibility criteria will become stricter, particularly regarding the age of the property and its ownership structure.

In addition, a number of existing grants will be discontinued:

• The Fluvius E-level grant will be phased out completely.
• The demolition and reconstruction grant will no longer apply to new planning permissions from 1 January 2026.

Submitting applications in good time is crucial to still be able to benefit from the current schemes. For sellers, this further phasing out of renovation and energy grants means that a property’s energy performance will become even more visible and tangible in the sale price. Without the expertise of an estate agent, properties with renovation obligations risk being incorrectly priced.

New obligations for owners of non-residential property

Additional obligations will come into force for non-residential property (such as offices, retail premises and practice premises).

• From 1 January 2026, every large non-residential building unit (regardless of floor area and irrespective of the timing of the transaction) must hold a valid EPC NR certificate.
• Buildings with more than 20 parking spaces must meet stricter requirements regarding charging infrastructure for electric vehicles, including preparatory cabling.

These measures form part of the broader Flemish objectives regarding energy efficiency and electrification.

The Walloon property market

Clear shifts are also emerging in Wallonia from 2026 onwards. Walloon regulations place a strong emphasis on energy efficiency and sustainability, including stricter standards for new-builds – such as a mandatory share of renewable energy – and the further phasing out of fossil fuel heating systems such as heating oil.

In addition, traditional renovation grants are gradually being replaced by green financing instruments such as Rénopack and Rénoprêt.

The conditions for reduced registration fees are also being tightened, and certain tax benefits for property investments are being phased out.

As in Flanders, price growth is expected to remain moderate, driven by limited supply and stabilised interest rates, with a property’s energy performance playing an increasingly significant role in its valuation.

Measures announced but not yet finalised

Finally, a number of measures have been announced that may be definitively introduced in the course of 2026, such as the abolition of the ‘Mijn EPC’ label subsidy and the further phasing out of the ‘Mijn Kortingsbon’ voucher scheme for energy-efficient household appliances.

Although these changes have not yet been fully enshrined in legislation, it is advisable to keep a close eye on their official approval and to bear them in mind when making future investment or renovation plans.

Conclusion

Buying and selling property in 2026 will mean navigating a stricter, more technical and legally sensitive framework. The role of the estate agent is evolving from that of an intermediary to that of a subject-matter expert and strategic adviser.

For sellers seeking certainty, transparency and results in line with market conditions, expert guidance is not a luxury, but an essential link in the sales process.

At Hillewaere Vastgoed, we combine market knowledge with legal and technical expertise, ensuring that every transaction is properly prepared and professionally managed within an increasingly complex property market.