Tax and budget · Budget and housing
How much can I borrow in 2026?
Updated on
Since 1 November 2026, withholding tax on pay has been calculated differently (Royal Decree of 27 September 2026). The calculations on this page still follow the previous rules: for pay received from 1 November, withholding tax and net pay may differ. Update in progress.
With €3,000 net a month, the benchmark monthly repayment is about €1,000, a third of your income: at 3.5% over 25 years, you could borrow about €200,900. With a €40,000 deposit, this lets you buy your only own home for about €225,000 in Wallonia, €228,200 in Brussels or €227,300 in Flanders, registration duties (registratierechten / droits d’enregistrement) and notary fees included. Amounts as of 8 October 2026.
The tool starts from your exact net pay (holiday pay and year-end bonus included) and your current loans. Since 1 January 2025, a new mortgage loan for your own home no longer gives any tax benefit: the monthly repayment is paid entirely from your net pay.
Calculate your borrowing capacity
Enter your salary (or your net pay), your current loans, the interest rate, the term and your deposit. Indexo calculates the affordable monthly repayment, the amount you can borrow and the purchase price, duties and costs included. Nothing is sent: everything is calculated in your browser.
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The amount you can borrow, by net pay
The bank first looks at the monthly repayment your income can bear. Common benchmark: no more than a third of the household’s net income, current loans included. The amount you can borrow follows from this, depending on the rate and the term.
| Net per month | Monthly repayment (1/3) | 20 years at 3.5% | 25 years at 3.5% | 20 years at 4.5% | 25 years at 4.5% |
|---|---|---|---|---|---|
| €2,000 | €667 | €115,500 | €133,900 | €106,100 | €121,000 |
| €2,500 | €833 | €144,300 | €167,400 | €132,700 | €151,300 |
| €3,000 | €1,000 | €173,200 | €200,900 | €159,200 | €181,500 |
| €3,500 | €1,167 | €202,100 | €234,400 | €185,800 | €211,800 |
| €4,000 | €1,333 | €231,000 | €267,900 | €212,300 | €242,100 |
| €4,500 | €1,500 | €259,900 | €301,300 | €238,900 | €272,300 |
| €5,000 | €1,667 | €288,700 | €334,800 | €265,400 | €302,600 |
One percentage point more in interest (from 3.5 to 4.5% over 25 years) reduces the amount you can borrow by about 10%. As a couple, add up your net incomes: the bank looks at household income. For a gross salary, the tool calculates net pay with the Indexo engine: €3,500 gross as a single white-collar worker gives €2,672.12 net a month on average over the year, double holiday pay and year-end bonus included.
The purchase price, costs included, in each Region
Your deposit must cover the costs: registration duties, notary fees and loan deed costs. The duties depend on the Region where the property is and on its use.
| Region | Standard rate | Your only home | Main conditions |
|---|---|---|---|
| Wallonia | 12.5% | 3% since 1 January 2025 | Main residence within 3 years, kept for 3 years; no allowance any more |
| Brussels | 12.5% | Nothing on the first €200,000 if the price does not exceed €600,000 | Main residence within 3 years, kept for 5 years |
| Flanders | 12% | 2%, minus €1,867 for a modest home (up to €220,000) | Registration at the address within 3 years; 3% announced for preliminary sale agreements signed from 2027 (not yet voted) |
| Price | Wallonia | Brussels | Flanders |
|---|---|---|---|
| €200,000 | €10,243 | €4,243 | €6,276 |
| €250,000 | €12,036 | €10,786 | €9,436 |
| €300,000 | €13,718 | €17,218 | €10,618 |
| €350,000 | €15,399 | €23,649 | €11,799 |
| €400,000 | €17,081 | €30,081 | €12,981 |
| Price | Wallonia | Brussels | Flanders |
|---|---|---|---|
| €200,000 | €25,000 | €25,000 | €24,000 |
| €250,000 | €31,250 | €31,250 | €30,000 |
| €300,000 | €37,500 | €37,500 | €36,000 |
| €350,000 | €43,750 | €43,750 | €42,000 |
| €400,000 | €50,000 | €50,000 | €48,000 |
Example: for a €250,000 house in Wallonia, you pay €7,500 in duties (3%) and about €4,536 in notary and deed costs: fees of €2,171.56 (reduced legal scale for an only own home), €855 in flat-rate administrative costs, disbursements, transcription, writing duty and VAT at 21% (on the fees, administrative costs, disbursements and part of the writing duty).
The loan deed also costs: 1% registration duty and 0.3% mortgage duty, calculated on the capital plus 10% for ancillary costs, a fee of €230 (€985 for the highest registrations: the threshold is still to be confirmed), the notary’s fees, costs and VAT. For a loan of €200,000, allow about €4,700. The bank adds its arrangement fee (€350 at most) and valuation costs.
What the bank looks at
- The monthly repayment: about a third of household net income, according to Wikifin, current loans included.
- The deposit: the National Bank of Belgium considers a loan of more than 90% of the property’s value risky. Banks can grant a limited number, mainly to first-time buyers. So plan for at least the costs and, if possible, 10% of the price.
- The term: at BNP Paribas Fortis, almost half of 2025 loans were over 21 to 25 years (238 months on average). Longer means a lower monthly repayment, but you pay more interest.
- Your application: income, outgoings, other debts and deposit. The bank often asks for mortgage protection insurance.
No tax benefit for a new loan: the bonus logement, the woonbonus and the chèque habitat (regional housing tax benefits) only apply to older loans. For a current loan, see the year-end tax checklist.
Then compare with renting: rent or buy? covers the price, costs, interest and property tax (onroerende voorheffing / précompte immobilier) over 10 or 20 years. To set your living budget: the salary you need.
Indicative information, not banking advice. Your bank or an approved credit intermediary assesses your full application; the notary gives you the exact breakdown of costs.
Frequently asked questions
How much can I borrow with €3,000 net a month?
About €200,900 over 25 years at 3.5%, with a monthly repayment of a third of net pay (€1,000), with no other loan. Over 20 years, about €173,200. The property price must be lower: your deposit and the loan must also cover duties and costs.
What share of my salary can go to the mortgage loan?
Common benchmark: about a third of the household’s monthly net income (Wikifin), current loans included. The bank decides case by case.
How much deposit do you need to buy?
At least the costs: registration duties and notary fees (about €12,036 for a €250,000 home in Wallonia), plus the loan deed costs. Many banks also ask for 10% of the price, because the National Bank of Belgium considers a loan of more than 90% of the value risky.
Does a new mortgage loan still give a tax benefit?
No. Since 1 January 2025, no Region grants a tax benefit for a new loan on your own home. Older loans keep their regime (bonus logement, woonbonus, chèque habitat).
How much are registration duties in 2026?
For your only home: 3% in Wallonia, 2% in Flanders, and 12.5% in Brussels after an allowance of €200,000 (price of €600,000 at most). Otherwise: 12.5% in Wallonia and Brussels, 12% in Flanders.
What next?
- Rent or buy?The comparison over 10 or 20 years, costs and interest included.
- The salary you needYour budget and loans: the gross pay you need.
- Couple’s budgetSplit the repayment in proportion to your incomes.
- Rent indexationIf you still rent: the indexed rent.
Sources
Parameters in force on 1 October 2026. Each parameter links to its source, the official one where it exists; a secondary source is flagged as such.
- Conseils pour contracter un crédit hypothécaire (6 February 2026), Wikifin (FSMA).
- Rapport 2023, partie « Réglementation et contrôle prudentiels », section 7.1 (page 201), National Bank of Belgium.
- Réforme des droits d’enregistrement : FAQ (December 2024), Wallonia (SPW Fiscalité).
- Abattement sur les droits de vente, Bruxelles Fiscalité (be.brussels).
- Verlaagd tarief in het verkooprecht voor de aankoop van de enige eigen woning, Vlaamse Belastingdienst (vlaanderen.be).
- Bijkomende vermindering van het verkooprecht voor een enige eigen bescheiden woning, Vlaamse Belastingdienst (vlaanderen.be).
- Achat immobilier en Flandre : le taux réduit des droits d’enregistrement pourrait passer à 3 % en 2027 (6 October 2026), Fédération du Notariat (notaire.be).
- Tarif des honoraires des notaires (AR du 16 décembre 1950), unofficial consolidation after indexation on 1 January 2026 (version of 30 June 2026), Fédération du Notariat (notaire.be).
- Infofiche IMMO : frais d’acte d’achat en Wallonie (2025), Fédération du Notariat (notaire.be).
- Infofiche IMMO : frais d’acte d’achat à Bruxelles (2025), Fédération du Notariat (notaire.be).
- Infofiche IMMO: een gezinswoning kopen in Vlaanderen (2025), Fédération du Notariat (notaris.be).
- Les frais liés au crédit hypothécaire, Fédération du Notariat (notaire.be).
- Acheter votre habitation : les frais (updated on 1 June 2026), Wikifin (FSMA).
- Crédit hypothécaire : les frais uniques (6 February 2026), Wikifin (FSMA).
- Tarif des crédits hypothécaires, exemple représentatif (1 October 2026), BNP Paribas Fortis (secondary source).
- Barème des crédits hypothécaires, tarif n° 1175 (1 October 2026), ING Belgium (secondary source).
- Belgian housing market starts 2026 strong, but underlying dynamics soften, ING Think (secondary source).
- Conférence de presse « Crédits hypothécaires » (5 February 2026), BNP Paribas Fortis (secondary source).
- Bonus logement : quel est le régime applicable ? (updated on 23 January 2026), Wikifin (FSMA) (secondary source).
- Instructions administratives : les cotisations de sécurité sociale, NSSO. Cross-checked with: UCM, Securex and the FEB (via the Walloon Public Service) for the basic employer rate in the private sector: 19.88% basic contribution and 5.12% wage moderation contribution, making 25%.
- Calcul du précompte professionnel : annexe III de l’AR/CIR 92 et formule-clé 2026, FPS Finance.
- Pécule de vacances : base de la cotisation sur le double pécule, NSSO.