How much does it cost to sell your house?

Yes! You’ve made up your mind: you’re going to sell your house. Exciting! Maybe you can already picture the money pouring into your bank account. It sounds so simple: sell the house, get the money, done. But unfortunately, it’s not quite that straightforward. Selling a house also costs money—often more than you think! Don’t worry, we’ll break down all the costs for you. That way, you’ll know exactly what to expect and avoid any unpleasant surprises. 

Please note: the amounts listed in this article are approximate. They are not fixed amounts, but realistic estimates based on current market conditions. What you ultimately pay will depend on your home, your situation, and the choices you make. 

1. Renovation costs: a fresh start!

Before you put your house on the market, it’s a good idea to take a critical look around. Are there any minor repairs you can make to make your home more appealing? A fresh coat of paint here, fixing a broken tile there. Anything that contributes to a fresh and well-maintained appearance can positively impact your selling price. Expect to spend anywhere from a few hundred to several thousand euros, depending on the condition of your home. Your real estate agent can advise you on this and knows exactly which improvements will make a real difference to the selling price.

2. The costs of a real estate agent: your personal real estate expert

A real estate agent isn’t just any intermediary—they’re your personal sales expert! From crafting the perfect listing to scheduling showings and handling all the paperwork—a real estate agent makes sure everything runs smoothly. Of course, there’s a cost involved: approximately 3.63% (including VAT) of the sale price. 

But did you know that an experienced real estate agent can often get you a better deal than if you tried to sell on your own? Think faster sales and often even a higher selling price. And at Living Stone, you get a valuable estimate completely free of charge! So why make things hard on yourself when it can be so easy?

3. Energy Performance Certificate (EPC): How green is your home?

Buyers want to know how energy-efficient your home is. That’s why an EPC certificate is required. It indicates your home’s energy performance and may only be issued by certified companies. The cost? Expect to pay between 160 and 320 euros, depending on the size of your home. Here, too, your real estate agent can help you find a certified provider and interpret the report.

4. Electrical inspection: safety first

Safety is always the top priority, and that goes for the electrical system in your home as well. To prove that your system meets strict safety standards, you must provide the buyer with an inspection report . Don’t worry—if your home was built after October 1, 1981, this report is usually already in order. But if you don’t have it, or if the report is more than 25 years old, a new inspection is required. 

You should expect to pay around 130 to 145 euros for an inspection like this. What if the report is negative? That doesn't have to stop the sale—your real estate agent knows what to do. Safety first, right? 

5. Soil Test: How Healthy Is Your Soil? 

This certificate guarantees that the soil beneath your home is clean and safe. It provides insight into the quality of the soil and any potential contamination. In Flanders, this important document is issued by the waste management agency OVAM and costs 64 euros. In Brussels, it’s a bit cheaper: there, you pay a base rate of 46 euros. Not much for such a valuable check, right? Your real estate agent knows how to apply for this—and often even does it for you.

6. Inspection certificate for fuel oil tank

Do you have a heating oil tank? If so, it’s important to know that new tanks must always be inspected before they’re put into service. But wait, that’s not all! If you have an underground tank, you must have it inspected every five years. Don’t panic—that rule doesn’t apply to above-ground tanks. Expect to pay between 100 and 160 euros for an inspection. 

A small investment to keep everything in top shape and prevent unexpected problems! Your real estate agent can also help you find the right inspection service.

7. Asbestos certificate: required for homes built before 2001

Since the end of 2022, anasbestos certificate has beenrequired for the sale of homes built before 2001. This certificate indicates whether asbestos is present in the home and in what condition. The report must be prepared by a certified asbestos expert and costs an average of between 370 and 800 euros, depending on the size and complexity of the home. Good to know: your real estate agent can help you find a certified expert and interpret the report.

8. Certificate of Compliance: required by some cities/municipalities

In some cities and municipalities, a certificate of compliance is required when selling or renting a property, especially for apartments or older homes. This certificate confirms that the property meets minimum quality standards. The cost and regulations vary by municipality. Not sure if this is required for your property? Be sure to check with your real estate agent or local government.

9. Fees for requests to the property manager (when selling an apartment)

Are you selling an apartment? As the owner, you’ll need to request a number of documents from the property manager: the financial report, the most recent minutes of the general meeting, information about planned renovations, and so on. This“information package”is required, and the cost varies depending on the property manager and the building. Your real estate agent knows exactly what you need and can arrange or follow up on this for you.

10. Notary fees: essential and required by law

Selling a house without a notary? Nope, that’s not possible. The notary ensures that everything is handled legally and that the transfer of ownership is officially processed.

As the seller, you pay the notary’s fee for drafting the deed of sale (expect to pay approximately 0.9% of a sale price of 250,000 euros).

11. Capital gains tax: if you sell again quickly

Did you buy your home less than five years ago and are you now selling it at a profit? If so, you may owe capital gains tax : 16.5% of the capital gain. Good to know: this applies only to second homes or investment properties, not to your primary residence.

Are you selling a piece of land? If so, the rules are even stricter. If you sell the land within eight years of purchase, you may also have to pay capital gains tax. The rate is 33% of the capital gain, plus any applicable local taxes.

Not sure how this applies to your situation? Don't worry: your real estate agent will review your file with you and help you get everything sorted out.

12. Mortgage pay-off: pay off your loan

Do you still have a mortgage? If so, when you sell your home, you’ll have to pay mortgage discharge fees to officially cancel the mortgage. This costs about 0.8% of the original loan amount. Have you bought a new home from the same bank? If so, ask if you can transfer the mortgage!

13. Reinvestment costs: unexpected prepayment penalty

If you pay off your mortgage early when you sell your home, you’ll often have to pay prepayment penalties—usually equivalent to three to six months’ interest. This can add up quickly, so be sure to check what your bank says about this.

As you can see, there’s a lot involved in selling your home. The costs can really add up, but with a little preparation, you’ll know exactly what to expect. Get good advice from experts and avoid financial surprises. Ready to sell?