New construction for sale in Belgium: where to look?

The new construction for sale market in Belgium now combines mass-market portals, developer programmes, specialised B2C platforms and networks of sales agents. For a buyer, the challenge is no longer finding offers — there are thousands — but sorting viable properties from shaky projects, poorly located or poorly guaranteed. This page reviews the reliable channels, the minimum checks before any commitment, and the unavoidable Breyne Law warranties in 2026.

Where to look for new construction in Belgium

Three main categories of sources concentrate the supply of new build sale:

Generalist property portals first — Immoweb, Logic-Immo, Zimmo, Realo. They centralise the supply from developers, agencies and private individuals, with “new” or “as new” filters. This is the best entry to quickly compare geography, price, surfaces. Be attentive to listings several months old: a programme that is not selling may signal a positioning defect (price, plans, location).

The sites of the developers themselves next. The major players (Matexi, ION, AG Real Estate, BPI, Eaglestone, Cordeel) publish their programmes in marketing directly, sometimes before the portals. For flagship projects, this is the most up-to-date source. Systematically check the developer’s history at the Crossroads Bank for Enterprises (CBE): age, capital, published balance sheets, possible previous bankruptcies.

Specialised new-build platforms finally (NeufBelgique, Brik, notarial platforms). They aggregate only Breyne Law programmes or delivered new properties, which already filters part of the risk. To understand the overall ecosystem, see new construction Belgium and new property development.

Check the developer’s solidity before any reservation

This is where 80% of the risk plays out. The Belgian new property development market is framed by the Breyne Law of 9 July 1971, but only the developer’s real solidity guarantees the project’s success within the announced deadlines and quality.

First reflex: consult the developer’s CBE record (free at kbopub.economie.fgov.be). Check its age (caution if less than 3 years), its share capital (minimum €50,000 for a serious developer), the regular filing of annual accounts. A brand new LLC without capital for a 30-unit programme worth €8M is a major alarm signal.

Second reflex: ask for the list of completed projects over 5 years, and go visit them. Speaking to existing co-owners teaches you in 20 minutes what no sales argument says: real quality, deadline compliance, after-sales management, lifting of reservations. For a methodical audit, see Breyne Law and construction audit.

Permit, planning and land viability

Before signing the compromise, three planning checks are essential:

• The building permit must be issued and cleared of any appeal (60 days after posting). A developer who markets before obtaining the permit takes a risk that they transfer to you.
• The zoning: check on the sector plan (Wallonia) or PRAS (Brussels) that the land is indeed in a housing zone. Agricultural land reclassified is the subject of recurring disputes.
• Planning charges: some municipalities impose free land transfers, financial contributions, or specific taxes. These charges are sometimes passed on in the selling price without transparency.

Also check the servicing: connection to sewers, water, electricity, gas, fibre. Unserviced land may require €15,000 to €40,000 of additional connections at your expense depending on the municipality.

Breyne Law warranties: what must absolutely appear in the contract

For a purchase of new build sale to be secured, the contract must comply with the Breyne Law in full:

• Article 7: firm and final price (except for strictly framed indexation clauses).
• Article 9: reception in two stages (provisional then final one year later).
• Article 10: staggered payments according to progress (never more than 5% on signing, the balance by measurable instalments).
• Article 12: 5% security deposit retained for one year, and completion guarantee by an accredited bank if the contractor is not registered as such.

Just one of these protections missing? The contract is not Breyne Law and you lose most of your protection in case of developer bankruptcy. See breyne law explanation for details.

Recurring pitfalls and alarm signals

• Developer without history selling their first programme.
• Price “broken” 20% below the local market — often signal of a major defect (zoning, accessibility, quality).
• Strong sales pressure to sign quickly “before the property is gone”.
• Absence of Peeters ten-year certificate for contractors working on the site.
• Imprecise plans or vague specifications leaving room for discretionary modifications.
• Security deposit replaced by something other than the two legal options (5% blocked or bank guarantee).

What to do before reserving

The pre-reservation audit is the most profitable investment of a new-build purchase project. The firm Mon Etat Des Lieux offers Breyne Law support which includes developer verification, analysis of the compromise and specifications, and identification of unfair clauses. Request a free quote within 24 hours. For targeted regional markets, also consult new construction Brussels, new-build house for sale or new apartment for sale.