Capping of Real Estate Processing Fees for Mortgage Loans in 2026

As 2026 approaches, the mortgage sector in Belgium continues its major transformation. The Minister of Economy, Pierre-Yves Dermagne, has confirmed new regulations that cap real estate and processing fees for mortgage loans at €350. This decision is based on an in-depth study by the Price Observatory and responds proactively to the significant increases observed over the last few years. By limiting these costs, the authorities aim to restore balance between financial institutions and borrowers.

The Price Observatory’s study revealed that between 2014 and 2018, fees associated with mortgage loans increased by an average of 50%, rising from €320 to €479. These rising costs were often buried in the details of contracts, making them difficult for consumers to detect and compare. For borrowers, particularly those requesting low-value loans, these additional fees represented a disproportionate burden, directly impacting their ability to access the real estate market or forcing them to reduce their budget and expectations.

An initial attempt at regulation in 2017 had already set a cap of €500. However, this ceiling quickly became a new benchmark: many credit institutions simply adjusted their fees upwards to reach this limit. The current reduction of the cap to €350 therefore sends a strong signal. It demonstrates the clear determination of the Ministry of Economy to protect consumers, encourage fairer pricing practices and make the mortgage credit market more transparent and equitable for all borrowers, regardless of the size of their loan.

Digitization and Fairness: A New Era for Mortgage Fees in Belgium from 2026

A key driver behind this reform is the digitization of the mortgage process. With the widespread use of online tools and secure platforms, clients now submit most of their documents and personal data digitally. This evolution greatly simplifies the processing of applications, reduces manual tasks, and allows faster verification and analysis of files. In this context, maintaining high processing fees is increasingly difficult to justify.

By automating many steps—data input, document checks, preliminary assessments—financial institutions significantly reduce the time and resources required to manage each file. The new regulation implicitly recognizes these efficiency gains: the reduction and capping of fees reflect the fact that administrative costs should follow the same downward trend as operational complexity. Borrowers are thus entitled to benefit from the savings generated by digital transformation.

The reinforced cap, applicable from 1 January 2026, marks an important milestone for the Belgian mortgage sector. It should not only ease the financial burden on households, but also promote greater transparency and fairness in the real estate market. By limiting hidden or excessive costs, the measure supports access to property, particularly for first-time buyers and modest-income households, for whom every euro counts in the overall budget of a purchase project.