Buying a fixer-upper in Brussels in 2026: the energy abatement few buyers use

Buying an energy-hungry property to renovate is one of the few ways to pay less per square metre in Brussels. In 2026 the Region adds a heavyweight argument: a reinforced abatement on registration duties when you commit to improving the EPC. You just have to know how it works, because few buyers use it.

A reminder: the base abatement in Brussels

For an own and sole home, you pay no registration duty on the first 200,000 € slice of the price. At 12.5 %, that is up to 25,000 € saved. Three conditions: the property becomes your main residence and you do not already own elsewhere, the price stays under 600,000 €, and you commit to establishing your domicile there within three years and keeping it for five.

The full calculation, fees and costs included, is in our guide to notary fees and registration duties in Brussels.

The energy bonus: up to 250,000 € of abatement

Here is the little-known lever. If you commit to improving the property's energy performance by at least two EPC classes, the abatement rises by 25,000 € per class gained. Concretely, taking a home from class E to class C adds 50,000 € to the base abatement, which then climbs to 250,000 €.

The effect on the bill is direct. On those extra 50,000 € exempted, at 12.5 %, you save a further 6,250 € in registration duty. Combined with the base abatement, the total advantage exceeds 31,000 €. It is a disguised grant for buy-to-renovate, on a property you intended to refurbish anyway.