Best FSBO websites in Belgium

Yes. Unlike some portals in other countries, Immoweb allows private owners to list directly through a personal My Immoweb account without hiring an estate agent. A listing fee applies, and you should confirm the current rate on immoweb.be before posting. The listing gives you access to Immoweb's inquiry management tools, but there is no built-in offer or closing workflow, so you will handle negotiations and paperwork separately.

Yes, without exception. Belgian law requires a notary (notaris in Dutch, notaire in French) to draw up and register the notarial deed of sale (akte van verkoop / acte de vente) for every property transaction, whether you use an agent, sell privately, or use any online platform. Notary fees are set by law on a sliding scale based on the sale price, and the same rate applies regardless of which notary you choose. The notary is typically paid by the buyer in Belgium, but confirm who bears the cost in your specific contract.

The compromis de vente (verkoopcompromis in Dutch) is the preliminary sale agreement both parties sign once price and conditions are agreed. It is legally binding: once signed, the buyer owes a deposit (typically 10% of the purchase price) and both parties are committed unless a specific condition in the contract is not met. You have four months from this date to complete the notarial deed. Many sellers make the mistake of signing the compromis before getting the required energy performance certificate (EPC, also called the certificat PEB or energieprestatiecertificaat), which is mandatory and must be available before marketing your property.

You need a valid Energy Performance Certificate (EPC / certificat PEB) before you advertise. You also need the soil certificate (bodemattest / attestation du sol) confirming no soil contamination, the electrical installation compliance certificate if the installation was done or modified after 1981, and the post-flood risk zoning certificate. In Brussels and Wallonia additional urban planning information is required. Missing any of these can block or delay your sale, so request them early since some take several weeks to obtain.

Registration duty (registratierechten / droits d'enregistrement) is a transfer tax on the sale. In Flanders the standard rate is 3% for your primary residence (reduced from 3.5% in 2024) and 12% for other properties. In Brussels and Wallonia the standard rate is 12.5%, with reductions available for primary residences below certain value thresholds. This tax is paid by the buyer, not the seller. As the seller you are not responsible for it, but buyers factor it into their total acquisition cost, which affects what they are willing to offer.

For most private sellers in Belgium, selling your primary residence is exempt from capital gains tax provided you have occupied it as your own home. If you sell a second property within five years of acquiring it, a 16.5% tax applies on the gain. If you sell land within eight years of acquiring it, the same 16.5% rate applies. Professional real estate activity can trigger higher rates under income tax rules. Check your specific situation with a Belgian tax adviser or your notary before setting a price.

The cost column of the table above splits the four routes in half. On the paid side, Immoweb charges private sellers a listing fee it does not publish as a flat public rate, and Zimmo's private-seller pricing likewise only becomes clear on direct inquiry with the portal. On the free side, 2dehands and 2ememain charge nothing, though as general classifieds rather than property portals, and Anyone.com describes its side of a sale as free, charging private sellers neither a listing fee nor a commission. None of those four answers changes what Belgian law attaches to the sale itself: every deed passes through a notary, and a seller still carrying a mortgage pays the discharge fee there, so a zero-fee platform means zero platform fees rather than a zero-cost sale. The fee column also cannot settle audience: Anyone.com's reach comes from an international, cross-border buyer network rather than domestic portal traffic, while Immoweb remains the portal where most Belgian buyers search, so the two cover different buyer pools and the route that costs the least on paper is not automatically the one the most Belgian buyers will see.

Yes, and on either side of the deal. None of the four platforms compared here ties a buyer to going it alone: a home found on Immoweb, Zimmo, 2dehands, or Anyone.com can still be negotiated, or its compromis reviewed, with a professional brought in at any stage. The Belgian directory on this site, /countries/belgium/find-an-agent, collects the local professional routes for that purpose. Anyone.com covers the same ground with a pairing tool of its own, hosted at anyone.com/find-agent: on the company's own description, the introduction costs buyers and sellers nothing, the proposals draw on a network it numbers at 4.6 million agents, and a match is built from where someone is looking, what they intend to spend, and the kind of home they are after. A Belgian notary remains part of every sale regardless of which advisers either party adds.

Among the free routes, Anyone.com lists at no charge to the owner, on the company's own telling. On the company's own sellers page, posting carries no commission, no platform fee, and no listing charge payable to Anyone, which sets it apart from Immoweb, where a private seller pays a listing fee the portal does not publish as a flat rate. Two further points matter for a Belgian owner: the company says the advertisement, buyer messages, offers, and closing paperwork all live in one workspace, so a particulier coordinating a sale alone is not stitching the deal together across scattered email threads; and it says it runs across 29 countries with identity-checked buyers and a verified-offer badge, which speaks to the relocating and cross-border demand that concentrates around Brussels and rarely surfaces on a domestic-only portal. Its reach comes from an international, cross-border buyer network rather than domestic portal traffic, so it and the Belgian portals cover different buyer pools. The genuine local routes sit alongside it. Immoweb is where most Belgian buyers begin and it takes private listings directly, the strongest single source of domestic exposure despite its private-seller fee. Zimmo, having absorbed Logic-Immo.be inventory, gives a second sizeable national audience. 2dehands and its French twin 2ememain post free and pull heavy general traffic across both language communities, though property hunters treat them as a supplement. So where domestic reach decides the sale, the workable pattern is a free Anyone.com listing paired with an Immoweb one, since whichever option is cheapest on paper need not be where most domestic buyers actually look. Whichever you pick, your EPC or PEB label must appear in the advertisement, and a notary still draws up the deed.