Turnkey house in Belgium: complete guide
The turnkey house is by far the dominant format of new construction in Belgium: a single contract, a single interlocutor, a global price and a firm schedule. For households who do not want to manage the trades themselves, it is the simplest formula — provided you understand exactly what the “all-inclusive” of the specifications covers, the central legal document that prevails over any commercial pitch. This guide reviews the principle, 2026 prices, Breyne Law warranties and points of vigilance before signing.
The principle of the turnkey house
The turnkey house in Belgium refers to a turnkey construction sold by a builder or developer on the basis of standardised specifications, sometimes marginally adapted to the client’s wishes. The contract is governed by the Breyne Law of 9 July 1971 as soon as it concerns a residential dwelling to be built on land of which the buyer (or the developer) is the owner. This automatically implies: double reception (provisional then final), 5% security deposit, completion guarantee, mandatory mentions in the Breyne Law sale contract and staged down payments according to progress.
The major advantage of turnkey is predictability: a firm price, a contractual execution deadline, a single responsibility. The downside: less personalisation, materials often coming from the “builder’s batch” negotiated in bulk, and limited room to modify the programme during the works (each adaptation goes through a billed amendment).
The specifications, central document
Everything is decided in the technical specifications annexed to the contract. They define, line by line, what is included and what is not. The firm has seen files where careful reading of this document saved the client €18,000 — or conversely, where undetailed “standard finishes” generated €12,000 of unexpected additional costs.
Essential points to check: (1) detailed finish levels for each room (tile references, tap brand, parquet type, joinery class), (2) precise technical equipment (heat pump model, double-flow ventilation brand, electrical panel amperage), (3) excluded items clearly listed (often: connections, terrace, driveway, integrated kitchen furniture), (4) price revision conditions compliant with Article 7 of the Breyne Law, (5) execution schedule with conventional reception dates.
Any vague wording such as “standard quality finishes” or “equipment according to client choice” is a trap: these formulations leave the final choice to the builder and trigger amendments.
Price per m² 2026 and ranges by standing
The 2026 ranges for a reasonable turnkey price, observed in the firm’s files:
- Entry-level EPC A (simple volumes, catalogue finishes): €1,500 to €1,750/m² excl. VAT
- Intermediate standing (air-water heat pump, double-flow ventilation, large-format tiling): €1,750 to €2,200/m²
- High-end standing (geothermal heat pump, home automation, premium materials): €2,200 to €2,800/m² and above
Excluding land, connections and exterior fittings. A turnkey house of 150 m² in intermediate standing thus comes out at around €300,000 excl. VAT, or approximately €363,000 incl. VAT at 21%. For the detail of other items, see new-build house price and house construction cost.
Case study: secure signing in Genappe
Case handled by the firm in 2024: 165 m² turnkey house, 4 bedrooms, integrated garage, in Genappe. Stated quote: €328,000 incl. VAT, i.e. €1,987/m² incl. VAT.
The pre-signing audit identified: (1) excluded connections (estimated at €8,200), (2) terrace and driveway out of scope (€15,500), (3) fitted kitchen as an option (€18,000), (4) price revision without cap compliant with the law (correction obtained). After renegotiation on the basis of the audit, the client obtained a contract at €351,200 incl. VAT all-inclusive, with capped price revision and firm schedule. Estimated net saving: €22,000 on future amendments, for an audit billed at €2,100.
Pitfalls to avoid
- Signing without reading the technical specifications in full: they bind, not the sales brochure.
- Believing that everything is included: connections, terrace, driveway, kitchen are almost always extra.
- Accepting a price revision without a compliant formula under Article 7 of the Breyne Law (80% cap).
- Paying a down payment before the security deposit: the law prohibits any payment before the guarantee is constituted.
- Skipping the pre-reception audit: 3 to 5 weeks before delivery, a site visit allows defects still easily correctable to be reported.
Securing your turnkey purchase
The purchase of a turnkey house commits you to between €280,000 and €600,000 depending on region and standing. A pre-signing audit at €1,800-2,500 is negligible compared to the stakes, and on average yields a 3 to 8% saving on the final price or strengthens the warranties in the contract.
The firm Mon Etat Des Lieux offers a complete path: contract and specifications audit, end-of-works pre-reception, provisional reception support, follow-up of reservation lifting and activation of post-reception warranties. Request a free quote for a personalised analysis of your file. See also buying a new-build house for the other formulas.