Category: Geen onderdeel van een categorie

Interest rates 2026 luxury real estate Belgium

What do interest rates in 2026 mean for luxury real estate in Belgium?

In the Belgian luxury real estate market, interest rates remain a defining factor in 2026, though not in the same way as in the mid-market. For exclusive properties, beyond rates, equity contribution, timing, energy performance, location and discretion in the purchase process all play an important role. Anyone buying or selling a premium home today is well advised to interpret the rate environment through the specific rhythm of the luxury segment.

For 2026 the picture is not clear-cut: the ECB kept the deposit rate around 2% at the start of 2026, yet there are also signals that mortgage rates may move (including reports of increases). That does not automatically cause extreme swings, but it does mean a fully “stable” rate climate is not guaranteed. Especially at higher purchase values, even a small change in rates is felt in the total financing cost.

Even so, luxury property typically reacts less abruptly to rate moves than the mainstream residential market. In the top segment, buyer profiles are often financially stronger, so decisions depend less exclusively on the monthly payment. Rates mainly influence the pace of transactions, the room for negotiation, and the relationship between asking price and the eventual deal structure. To place this in a broader market context, see also Luxury real estate trends Belgium 2026.

Why the luxury segment reacts differently than the broader housing market

The general property market is highly sensitive to interest rates because higher rates reduce affordability and can dampen demand for mortgages. In luxury real estate, that dynamic is different. Purchases are more often supported by a larger equity contribution, a broader wealth buffer or a diversified investment strategy. As a result, higher rates do not automatically cause demand to stall.

That does not mean the premium segment is immune. Higher rates often slow decision-making, raise the critical stance of prospective buyers and strengthen the focus on quality. Homes with a prime location, architectural value, privacy and a convincing energy performance generally retain their appeal better than properties that still require major investment.

The key impact of interest rates on buyers in the high-end segment

For buyers of luxury real estate in Belgium, interest rates in 2026 are less about whether a purchase is possible and more about under which conditions a purchase is optimal. That usually translates into four concrete effects.

  • Higher total financing cost – For larger loan amounts, the difference in absolute euros adds up quickly.
  • More emphasis on equity – A stronger capital position can make the financing structure more favorable.
  • Stricter selection of properties – Buyers compare more critically on quality, EPC, level of finish and future value retention.
  • Longer decision cycles – At higher ticket sizes, every market factor, including rates, is weighed more carefully.

Also factor the additional expenses into the total acquisition cost, such as the notary costs when buying luxury real estate in 2026.

For international buyers there is an extra dimension: they assess Belgium not only on local rates, but also on the interplay with their global wealth planning, tax context and alternative investment opportunities. Policy changes are relevant here, such as the registration duties in Wallonia being reduced to 3%.

What interest rates in 2026 mean for sellers of exclusive property

For sellers, the key insight is that rates do not necessarily shut the market, but they do make it more selective. In an environment with rate levels that are not exceptionally low and can fluctuate, the emphasis shifts to realistic positioning, accurate valuation and a strong sales trajectory. Overpriced properties stagnate more quickly, while homes with clear added value hold up better.

In the luxury segment, price is rarely the only criterion. Discreet marketing, international reach and professional screening of prospective buyers weigh heavily on the result. Especially when buyers include financing conditions as a condition precedent, a carefully managed sales process is crucial. In that context, insight into how to determine the right asking price for luxury real estate is particularly valuable.

Which factors beyond rates make the difference in the Belgian luxury market

Anyone wanting to correctly assess 2026 interest rates for luxury real estate in Belgium should never view rates in isolation from the quality of the property itself. In the premium segment, the following elements primarily determine how strongly rates work through to marketability:

  • Location – Prime locations tend to be the most resilient.
  • Energy performance – Buyers are less tolerant of major energy shortfalls, even in higher price brackets. See also the EPC and energy requirements 2026.
  • Uniqueness – Architecture, privacy, views, plot quality or historical value can soften price pressure.
  • Move-in-ready character – Properties that can be occupied without major works align better with current demand.
  • Accurate market positioning – In a selective market, precision in pricing strategy is essential.

Outlook: will interest rates fall to 3% in 2026?

That question is common, but for luxury real estate an exact symbolic figure is less relevant than the broader trend. Even if the market eases slightly in 2026, caution remains advisable. Rate expectations depend on inflation, ECB policy, economic growth and geopolitical pressures. A rapid return to exceptionally low financing costs is therefore not a self-evident base case.

For buyers and sellers in the high-end segment, it is wiser to work with scenarios than with a single reference figure. A modest rate decline can improve sentiment and speed up transactions, while a stable rate environment mainly leads to more rational price formation. In both cases, quality in luxury real estate remains the decisive factor. That evolution makes the question Is it a good time to sell in 2026? particularly relevant.

What you should focus on today as a buyer or seller

In a market where rates play a role but do not determine everything, clarity is more important than speculation. Buyers should look not only at todays rate level, but also at the overall quality of the property and expected value retention. Sellers are best advised not to view the market solely through a macroeconomic lens, but primarily through the lens of segment, location and target audience.

With exclusive property, a well-informed approach is essential. Christies International Real Estate Belgium closely follows the Belgian luxury market and assists owners in selling exceptional properties with attention to valuation, positioning, buyer selection and negotiation. For those who want to think further about the practical approach, a clear sales playbook is useful. Precisely in a rate-sensitive market, that level of precision makes the difference.

Frequently asked questions

What will interest rates do in Belgium in 2026?

For 2026 the picture is mixed: the ECB kept the deposit rate around 2% at the start of 2026, but mortgage rates can fluctuate in practice. For luxury real estate, that mainly means predictability is not guaranteed and the impact runs especially via transaction dynamics and room for negotiation.

What will the interest rate be in 2026?

There is no single uniform rate, because it depends on profile, file, term, equity and market conditions. In the context of luxury real estate, it is therefore more useful to look at how the rate level affects transaction dynamics than to focus on one general number.

What is the expected mortgage rate in 2027?

For 2027, any forecast will depend on inflation, monetary policy and economic developments. For the premium segment, it is more relevant whether the market remains stable and buyer confidence continues to strengthen than whether rates end up a few tenths higher or lower.

True luxury real estate is not a question of price

Luxury is often associated with the price tag, as if the amount were enough to define the quality of a property. In high-end real estate, it is almost always the opposite. Price is not the origin. It is the consequence of an already established value.

Price is a consequence, rarely a starting point.

This explains a common situation. Two properties may be priced at the same level, yet elicit very different reactions. One leads to a quick, almost obvious decision. The other attracts attention, then creates hesitation, discussions, adjustments. And sometimes ends up wearing itself out through overexposure.

Value lies in what is not always visible

The square footage, address, quality of finishes, presence of a garden or view are all necessary. But these criteria alone do not explain the lasting value of a property.

What really makes the difference often lies elsewhere, in more subtle elements that are harder to quantify but immediately noticeable to savvy buyers.

Rarity matters. Not the kind that is decreed, but the kind that stands the test of time. An irreplaceable location, unique architecture, a configuration that current constraints make almost impossible to replicate.

Provenance also plays a central role. The history of a place, its context, what it has been through, what it embodies. As in art, this dimension strongly influences the perception of value, far beyond technical characteristics.

Consistency is a hallmark of luxury

A luxury item is not an accumulation of effects. It is a coherent, legible, controlled whole, where nothing is gratuitous.

When something seems off —an overly ostentatious renovation, forced staging, inconsistent positioning— buyers notice it immediately, even if they don’t always say so.

Buyers are not looking for an opportunity

The clients we work with are not looking for a good deal. They are looking for a clear-cut asset. A property that makes sense today and will remain relevant tomorrow, regardless of cycles and trends.

At this level, the decision is not only rational. It is also linked to a form of obviousness. A property that is fair, in its place, at the right level, in the right narrative.

Overexposure weakens perception

Overexposure is detrimental to luxury. Anything that is shown too much, pushed too far, or explained too much loses some of its power.

True luxury does not need to convince. It is recognisable. And very often, it is decided upon in a space of trust and discretion.

Value precedes price

In a sometimes turbulent market, it is almost always the same assets that hold their value. Those that have been designed and passed on as heritage assets, not as products.

The price eventually aligns. The value, however, was already there.

Registration duties for luxury real estate 2026 in Belgium

Are you buying luxury real estate in Belgium and want to know which registration duty rate applies in 2026? Below you will find a clear outline of what is changing, when the reduced 2% rate for your sole owner-occupied home still applies, and when the standard rate of 12% applies. For the broader policy framework and the impact on transaction costs towards 2026, read more in New measures by the government for Belgian property. Also take into account regional differences, such as the Reform of registration duties in Wallonia: reduction to 3%.

What counts as luxury real estate differs by context. For definitions and nuance, see Prestigious residences in Brussels: definitions and differences.

Key changes for luxury real estate in 2026

The reduced rate of 2% remains reserved for the purchase of your only own home, provided that you, as a natural person, purchase full ownership, do not own another home or building plot at the time of the deed, and establish your domicile in time. As from 2026, you must additionally live at the address of the purchased home for at least one full uninterrupted year. If you buy together with or through a company, or via a split purchase (usufruct/bare ownership), you are not eligible for 2% and you pay 12% registration duties. Are you working with structures often used for luxury real estate, such as French SCIs? Align this in advance with your notary or tax adviser.

Mind the timing: in principle, the date of the notarial deed is decisive for the applicable regime. If the deed is in 2026, the tightened conditions apply. Discuss the planning of the preliminary agreement and the deed in time with your notary, especially when you are preparing a high-end purchase, and follow recent market insights in Sales of million-euro apartments in Belgium are declining. If you are buying in Brussels, also take into account the Right of first refusal for tenants in Brussels, which can affect the transaction path and timing. In Wallonia, the Reform of urban planning permits in Wallonia may also impact procedures and lead times.

Tolerance when selling your previous home – causal link

If you buy luxury real estate as your new primary residence while you still own another home or building plot, you may, subject to conditions, still obtain the reduced rate via the tolerance with a causal link. The essence: there must be a direct link between the purchase of your new primary residence and the planned sale or transfer of your previous property, and you must continue to meet all other conditions for the 2% rate.

  • Standard situation – You buy your new primary residence and commit to selling your previous home/building plot within a period provided for by the regulations. The undertaking and deadlines must be explicitly included in the deed.
  • Energy renovation – If you plan a major energy renovation of your new home, adjusted deadlines often apply. You must be able to demonstrate the renovation with invoices, certificates, and an improved EPC label.
  • Demolition and reconstruction – If you demolish and rebuild, specific milestones and timelines apply for demolition, restart, and later domiciliation. The burden of proof runs via permits and site documents.
  • Protected monument – For protected heritage, deviating deadlines and evidence may apply, tailored to the works and heritage conditions. Think, for example, of prestigious residences in Brussels such as a hotel particulier, hôtel de maître or maison de maître.

You must establish your domicile within the legal period and, from 2026, maintain it for at least one uninterrupted year. The Flemish Tax Administration may verify compliance and request additional documents. If the conditions are not met or deadlines are exceeded, you lose the benefit: the difference in duties will still be collected, increased by a tax surcharge. Plan the sequence of sale, purchase, renovations, and deed carefully, and make sure the statements in the deed match your actual situation exactly.

Frequently asked questions

How do you avoid the 12% rate when buying luxury real estate?

Only the purchase of your sole owner-occupied home by a natural person in full ownership can take place at 2%, subject to timely domiciliation and, from 2026, at least one year of effective residence. Purchase through a company or via a split purchase leads to 12%. Tolerance can help if you still need to sell, but strict conditions apply.

Does the 2% rate also apply to new builds or building plots?

The 2% rate does not apply to building plots or second homes. New builds are generally subject to VAT, while existing homes fall under registration duties. Have it checked in advance which regime applies to your case and which deadlines or evidence requirements apply.

Kwalitatieve criteria en de emotionele waarde

Bij karakteristieke vastgoedobjecten volstaan technische gegevens niet.

De architectuur, de woonvolumes, het licht, de samenhang van de materialen, de charme en de emotie die een plek uitstraalt, hebben een grote invloed op de perceptie van de waarde ervan.

Daarnaast is er nog een essentiële factor: de emotionele waarde.

Het geeft weer wat het product oproept, de zeldzaamheid ervan, de persoonlijke projectie die het teweegbrengt. Deze subtiele interpretatie van de markt is gebaseerd op ervaring en intuïtie. En het is daar waar onze expertise tot zijn recht komt.

Een schatting is een teameffort

Elk eigendom wordt grondig bezichtigd en krijgt een eerste individuele schatting.

Deze schatting wordt vervolgens tijdens onze wekelijkse interne teammeetings door onze andere vastgoedmakelaars opnieuw geanalyseerd.

Door deze manier van werken, kunnen verschillende perspectieven worden vergeleken, de positionering verder worden verfijnd en de strategie worden aangepast aan de verwachte reacties van de markt.

Een strategie bepaald in overleg met de eigenaar

Wanneer er zich meerdere scenario’s voordoen, leggen we deze op een duidelijke en onderbouwde manier uit: hypothesen, uitdagingen, implicaties.

Samen met u als eigenaar bepalen we de meest geschikte prijs en strategie voor uw eigendom en de beoogde doelstellingen.

De juiste prijs, een strategische positionering

Een verkoopprijs vaststellen, is in de eerste plaats een strategie bepalen. Een te ambitieuze prijs kan de interesse afremmen en de verkoop vertragen. Een te lage prijs kan de perceptie van het eigendom beïnvloeden en de werkelijke waarde ervan schaden.

Het is onze rol als makelaar om een gefundeerde, coherente en verdedigbare schatting te maken op basis van concrete gegevens, een deskundige analyse van de Belgische vastgoedmarkt en een grondig inzicht in de waargenomen waarde.

Een aanpak op maat, trouw aan onze waarden

Elk eigendom is uniek, elk project ook.

Onze aanpak blijft dus op maat, trouw aan de waarden van vergaande expertise, discretie en uitmuntendheid die Christie’s International Real Estate Belgium kenmerken.

Indien u de waarde van uw eigendom wil kennen en de meest geschikte strategie voor de verkoop ervan wil bepalen, staan onze teams tot uw beschikking voor een vertrouwelijke en vrijblijvende waardebepaling.

Contacteer ons via deze link.

The value of a property is not only measured in square metres

At Christie’s International Real Estate Belgium, we know that every property tells a story. Valuing a property is therefore much more than just determining its price: it is about understanding its unique character, architectural coherence, relationship with light and surroundings. In a Belgian market with many nuances, our mission is to provide every owner with a fair, substantiated and experience-based assessment. That is how we approach the highly precise art of property valuation.

How do we value your property in Belgium?

When you, as the owner, are considering selling or letting your property, the first step is crucial: the valuation.

In Belgium, where dynamics differ between Flanders, Wallonia and Brussels, an accurate and nuanced estimate forms the basis for a successful real estate strategy.

An approach based on expertise

At Christie’s International Real Estate Belgium, we never consider a valuation to be a simple formality, but rather a genuine expert task.

Each estimate is based on a rigorous methodology, which rests on three pillars:

  • the analysis of objective and verifiable data,
  • a thorough and up-to-date knowledge of the local market,
  • a good understanding of the expectations of Belgian and international buyers.

We systematically enrich this approach by comparing it with recent transactions and properties in our current portfolio, thereby ensuring realistic and consistent positioning.

The fundamental criteria

We begin the analysis by examining the essential parameters: the location and immediate surroundings, the surface area, the orientation, the quality of the terrain, the general condition of the building, the energy performance and the potential for development.

In Flanders and Wallonia, they are interpreted by our local teams, who are familiar with the specific characteristics of their market. In Brussels, these criteria fit into an urban and international context.

Qualitative criteria and emotional value

Technical data alone is not sufficient for unique properties.

The architecture, the living space, the light, the cohesion of the materials, the charm and the emotion that a place exudes have a major influence on the perception of its value.

In addition, there is another essential factor: emotional value.

It reflects what the product evokes, its rarity, the personal projection it elicits. This subtle interpretation of the market is based on experience and intuition. And that is where our expertise comes into its own.

Estimating is a team effort

Each property is thoroughly inspected and receives an initial individual valuation.

This estimate is then re-analysed by our other real estate agents during our weekly internal team meetings.

This approach allows different perspectives to be compared, positioning to be further refined, and the strategy to be adjusted to anticipated market reactions.

A strategy determined in consultation with the owner

When multiple scenarios arise, we explain them in a clear and substantiated manner: hypotheses, challenges, implications.

Together with you as the owner, we determine the most suitable price and strategy for your property and the intended objectives.

The right price, a strategic positioning

Setting a selling price is primarily a matter of determining a strategy. An overly ambitious price can dampen interest and slow down sales. A price that is too low can influence the perception of the property and damage its actual value.

It is our role as real estate agents to provide a well-founded, coherent and defensible valuation based on concrete data, expert analysis of the Belgian property market and a thorough understanding of the perceived value.

A tailor-made approach, true to our values

Every property is unique, and so is every project.

Our approach therefore remains tailor-made, faithful to the values of extensive expertise, discretion and excellence that characterise Christie’s International Real Estate Belgium.

If you would like to know the value of your property and determine the most appropriate strategy for selling it, our teams are at your disposal for a confidential and non-binding valuation.

Please contact us via this link.

Market leader Christie’s International Real Estate Belgium settles in the coastal town of Knokke

Our analysis of figures from the first half of the year from the FPS Economy shows that properties worth millions are in high demand in Knokke. We are therefore logically expanding the Christie's International Real Estate Belgium network with a physical presence in this fashionable and still popular coastal municipality. ‘For us, it is the next logical step to establish ourselves in Knokke through a solid partnership with local estate agent Liv'Immo,’  says our Managing Director Bart Van Delm.  

The province of West Flanders stands head and shoulders above the rest when it comes to luxury property transactions involving multi-million pound flats. It comes as no surprise that Knokke is the frontrunner in the coastal province. With almost 80 per cent of multi-million pound flats sold in the first half of the year, Knokke takes the crown.

Solid partnership

That is why we are moving to Knokke with Christie’s International Real Estate Belgium. To this end, we are joining forces with estate agency Liv’immo, which has been an established name in the Belgian coastal town for more than twelve years.

“Liv’immo was our preferred partner and from the very first meetings, we quickly felt that we clicked. We share the same DNA, which is extremely important to us as a group. This collaboration enables us to serve our clients with property or interests in Knokke from a permanent local base,” Bart Van Delm, Managing Director of Hillewaere Vastgoed and Christie’s International Real Estate Belgium.

In recent years, we have made a number of acquisitions with Hillewaere Group – through our insurance division – and as a result, we know better than anyone that local roots are crucial.

“The expertise and network of a family business such as Liv’immo, which is so strongly rooted in the local community, is invaluable. The partnership offers Liv’Immo the opportunity to strengthen its position at local and national level, but also to tap into the international market even more strongly.” Bart Van Delm, Managing Director of Hillewaere Real Estate and Christie’s International Real Estate Belgium.

Specifically, all luxury residential properties in the price range above €1 million will now also be offered under the Christie’s International Real Estate brand.

“With more than 2,000 local references under our belt, we have a better grasp of the property market in Knokke than anyone else. Over the past decades, we have built up a great deal of expertise in the market segment that Christie’s International Real Estate focuses on in particular. By joining forces with them now and bringing properties in this top segment to national and international attention, we are further expanding our presence and clout in this specific market,” says Julie Hemelaer, manager of Liv’Immo and Christie’s International Real Estate Knokke.

The catch-up movement has begun

In the first half of this year, 767 million homes and 171 million flats were sold in our country, representing increases of 35 per cent and 12.5 per cent respectively compared to the first half of the previous year. Based on these latest figures from the FPS Economy, we can conclude that the luxury property market is catching up.

A few months ago, we expressed our expectation that the number of transactions involving multi-million pound flats would increase again in 2025. The official figures now confirm this national trend. We must not forget that Belgium remains attractive to an international target audience in the top segment of the property market. In addition to its central location in Europe, our country has many assets to offer this target audience: our quality of life, our healthcare, our education, the green and open character of our living environment and (economic) stability,” says Bart Van Delm, Managing Director of Hillewaere Vastgoed and Christie’s International Real Estate Belgium.

This article was picked up by the press, including by:

The Radeski Hotel: an ode to architectural excellence in the heart of Liège

On Boulevard d’Avroy, where the murmur of the Meuse River mingles with the rustling of the park’s century-old lime trees, stands an architectural gem that time has only served to embellish for nearly a century and a half. The Radeski Hotel is not just a building: it is a statement of intent, a manifesto in stone and wrought iron that bears witness to an era when architecture was an expression of refinement and social prestige.

A history written in stone

The history of the Radeski Hotel began around 1875, when the Radzitsky family of Ostrowick, an illustrious line of Polish nobility, decided to make their mark on the Liège landscape. At this pivotal moment in the Belle Époque, when Europe was experiencing its last hours of imperial grandeur, the family chose Boulevard d’Avroy – an iconic thoroughfare created forty years earlier when the Avroy Canal was filled in – to build what would become one of the most remarkable private mansions in the fiery city.
The choice of location was not insignificant. The Boulevard d’Avroy was then, as it is today, one of the most sought-after addresses in Liège, linking the historic centre with the new bourgeois neighbourhoods that were flourishing along the Meuse. It was here that visionary architects, patrician families and renowned artists rubbed shoulders, shaping an avenue that would become a privileged witness to the golden age of Belgian eclectic architecture.

Architecture as an art of living

Spanning 2,200 square metres across four majestic floors, the Radeski Hotel embodies the architectural expertise of the late 19th century at its most sublime. As soon as you cross the threshold of this exceptional residence, you are struck by the grace of its grand staircase, a true centrepiece that rises to the upper floors in a choreography of marble and wrought iron.
The volumes are breathtaking. High ceilings adorned with delicate mouldings, a series of rooms with harmonious proportions, natural light filtered through imposing windows: every architectural detail bears witness to an era when buildings were not only constructed to be lived in, but to enhance everyday life. The rare architectural features that can be discovered at every turn (whether original woodwork, monumental fireplaces or finely carved stucco) tell the story of exceptional craftsmen who devoted their expertise to the construction of this urban palace.

A cultural and creative renaissance

Far from becoming stuck in nostalgia for the past, the Radeski Hotel has successfully navigated the decades by constantly reinventing itself. After serving various purposes throughout the 20th century, this monument underwent a bold transformation in the early 2010s, driven by visionaries who understood that heritage and modernity are by no means mutually exclusive.
The transformation of the hotel into an ecosystem dedicated to art, creativity and entrepreneurial excellence is a model for heritage conversion. Today, the Radeski is home to a constellation of prestigious companies that share the same commitment to excellence: Club Med, whose hedonistic philosophy is perfectly echoed in the elegance of the premises; Braconnier Agency, a communications and branding agency where creativity flourishes in these inspiring spaces; Cocobolo, an agency specialising in digital communications and social media management, which brings a new and connected energy; Les Films du Carré, film producers driven by a contemporary artistic vision; and Aromates, a creative studio dedicated to animated films, which combines imagination and high standards in a historic setting.
This alchemy between 19th-century heritage and 21st-century entrepreneurial dynamism makes the Radeski much more than just an office building: it is a place of life, exchange and creation where the past dialogues harmoniously with the present.

At the heart of exceptional Liège

The location of the Radeski Hotel is one of its most valuable assets. Situated on Boulevard d’Avroy, this address offers an exceptional quality of life in the heart of the city. Avroy Park, redesigned in the 19th century by landscape architect Édouard Keilig, spreads out its greenery just opposite, offering a haven of tranquillity where you can stroll in the shade of century-old trees.
A few steps away are Liège’s major cultural institutions: the Opéra Royal de Wallonie, the La Boverie museum, and the Place Saint-Lambert with its urban buzz. The proximity of the Guillemins station (a contemporary architectural masterpiece by Santiago Calatrava) places the Radeski at the perfect intersection between historical heritage and modernity, between Liège tradition and international connections.
This privileged location makes Boulevard d’Avroy one of the few European thoroughfares where exceptional architectural heritage, generous green spaces and urban dynamism coexist so naturally. Every year, the famous October Fair transforms the boulevard into the scene of a centuries-old popular festival, reminding us that this prestigious location has never ceased to be the beating heart of Liège life.

An investment in excellence

Marketed exclusively by Christie’s International Real Estate, the Radeski Hotel represents a rare opportunity for investors and entrepreneurs seeking an exceptional space. With 2,200 square metres spread over four floors, this property offers particularly attractive development prospects. Whether it is to establish a prestigious head office, create a luxury hotel concept, develop a cultural space or maintain its current role as a creative ecosystem, the possibilities are numerous and promising.
One of the major advantages of this mansion is the possibility of raising the building, thus offering significant expansion capacity for an ambitious project. This opportunity, rare for a heritage property of this quality, allows for a substantial increase in floor space while preserving the architectural integrity of the existing building.
The flexibility of the spaces, combined with the prestige of the address, the architectural beauty of the building and the potential for vertical extension, make it an exceptional property on the Belgian property market. The generous volumes allow for multiple configurations, while the heritage features guarantee lasting value in a market where authenticity and history are increasingly sought-after criteria. For visionaries capable of combining respect for heritage with contemporary ambition, the Radeski Hotel offers an exceptional canvas on which to write the next chapter of an already illustrious history.

The legacy of an era, the ambition of a future

The Radeski Hotel embodies that rare alchemy between respect for heritage and contemporary vision. In an era where architecture often tends towards standardisation, this 19th-century gem reminds us that there is another way: that of timeless excellence, creative audacity and the transmission of a heritage to be preserved.
For those who can see beyond the simple stone, the Radeski Hotel tells the story of Liège, an industrial city that has become a cultural metropolis, a thousand-year-old city resolutely turned towards the future. It bears witness to architectural expertise that continues to inspire current generations, to an elegance that never goes out of fashion, and to an aristocratic ambition that today finds its expression in creative entrepreneurship and professional excellence.

View this property on our website via this link.

La Maison Saint-Cyr: the Baroque audacity of Gustave Strauven

On one of Brussels’ most elegant urban thoroughfares, where Ambiorix Square spreads its foliage like an English garden, stands a façade that defies all measure. Only four metres wide, but so richly ornamented that it seems to contain the entire soul of the Belle Époque.

When Art Nouveau reached its peak on Ambiorix Square

In 1903, Gustave Strauven, a prodigy of Brussels architecture at only 23 years of age, created one of his most breathtaking masterpieces here. The Maison Saint-Cyr embodies “Baroque Art Nouveau”: a decorative extravaganza where polychrome bricks compose a chromatic symphony and floral ironwork winds its way with the sensuality of wisteria.

Its sale naturally aroused the enthusiasm of the Belgian media, from RTBF to La Libre, VRT NWS and Trends Tendances, all hailing the rare opportunity to acquire one of the finest examples of European Art Nouveau.

A restoration in the form of a tribute

Between 2008 and 2019, the residence underwent restoration work that was as much an archaeological quest as it was a declaration of love. The result: 436 square metres where heritage dialogues with contemporary comfort without ever betraying the spirit of the place.

Crossing the threshold on the main floor, you enter a hall where light plays with the stucco and woodwork as if in a painting by Fernand Khnopff. The main living room reveals itself, majestic, supported by dizzyingly high ceilings.

The art of vertical living

On the first floor, the former dining room retains the memory of the Chinese salon it once was, with its orientalist flourishes so beloved at the time. Today, it connects to a kitchen featuring a La Cornue stove, a masterpiece of French culinary craftsmanship.

The second floor houses a spacious 40-square-metre master suite, where the bedroom and palatial bathroom form an intimate retreat. Higher up, two attic bedrooms each have their own shower room, embodying that Brussels elegance that knows how to turn a confined space into a precious setting.

On the fourth floor, a multipurpose room opens onto a large panoramic terrace. Facing the leafy Square Ambiorix, the view takes in one of the most beautiful urban landscapes in Europe.

Light as a guiding principle

The true genius of this house lies in its luminous verticality. The stairwell under the glass roof and the glass walkways transform movement through the house into an aerial promenade. It is a house of light, a prism of a house where each level benefits from rare natural light.

The semi-basement offers a secondary kitchen and a versatile space with multiple possibilities: wine cellar, cinema room, artist’s studio.

A living heritage

Listed as part of Brussels’ architectural heritage, Maison Saint-Cyr is not a static museum. It is a living residence that embraces contemporary life while preserving its identity. It belongs to that rare category of architecture which, through its visionary power, remains eternally modern.

Living here means inhabiting a work of art and writing a new chapter every day in the history of one of the most daring manifestos of European Art Nouveau. A rare privilege, now offered exclusively by Christie’s International Real Estate.

Christie’s International Real Estate continues its expansion in Belgium with a new office in Waterloo

Two years after entering the Belgian market and one year after opening its Brussels office, Christie’s International Real Estate continues to consolidate its presence in the country with the opening of a new office in Waterloo, a strategic location in the heart of Walloon and Flemish Brabant. ‘We are continuing our expansion as planned since entering the Belgian market,’ explains Jean-Marc Delcroix, Managing Partner of Christie’s International Real Estate Brussels.

Brussels, Antwerp, and now Waterloo. Christie’s International Real Estate Belgium, represented by Hillewaere Group, is taking a new step in its development in Wallonia with the opening of an agency in Waterloo. This new office reinforces the global luxury real estate network’s ambition to offer local, excellent and trustworthy service to its clients in the most sought-after regions of Belgium.

A takeover of the former Barnes Brabant agency in Waterloo

This office, which is the result of the complete takeover of the former Barnes Brabant agency in Waterloo, includes its entire property portfolio and part of its existing team.
Nicolas Frings will personally oversee the transition of this business and will then continue his involvement with Christie’s International Real Estate Belgium as a brand ambassador.

‘It is with great pride that I will accompany this transition as ambassador. I warmly congratulate the team on this wonderful integration into the Christie’s family. I am certain that this new stage will open up great prospects,’ said Nicolas Frings, former director of the former Barnes Brabant agency.

Drawing on the local expertise of its agents and the international authority of the Christie’s brand, this takeover opens up new opportunities for clients seeking exceptional properties, while benefiting from tailor-made support that is both local and global. The agency will cover Walloon Brabant and the municipalities south of Brussels.

Belgian development enters a new phase

With offices now operating in Brussels, Antwerp and Waterloo, Christie’s International Real Estate Belgium is firmly anchoring its growth strategy in the main hubs of the luxury property market in Belgium. This new location also marks a strategic shift towards Wallonia, with a stronger presence in a population centre with high potential and strong residential appeal.

‘The integration of the Waterloo office represents much more than geographical expansion. It is a clear commitment to our clients in the region, offering them a local, high-end service that is faithful to Christie’s standards,’ explains Jean-Marc Delcroix, Managing Partner of Christie’s International Real Estate Brussels.

This opening marks an important milestone, but not the last. Christie’s International Real Estate Belgium continues to strengthen its presence in key markets in Belgium step by step.

First steps in Wallonia for the Hillewaere Group

The opening of the Waterloo office marks a new milestone not only for Christie’s International Real Estate, but also for Hillewaere Real Estate. The Hillewaere Group, led by entrepreneur Roel Druyts, has been granted an exclusive licence for Belgium by Christie’s International Real Estate. Since its creation in 2002, the estate agency had only been active in Flanders.

“In concrete terms, properties valued at over €1 million will be offered under the Christie’s banner. At the Waterloo agency, we will also be offering other properties from Hillewaere Real Estate. This marks our first steps as a group in the French-speaking part of Belgium,” explains Bart Van Delm, Managing Director of Hillewaere Real Estate & Christie’s International Real Estate Belgium.

Christie’s International Real Estate Belgium Continues Its Growth – New Establishments in Wallonia

Since our establishment on Avenue Louise, our presence in Brussels has continued to strengthen. Today, we take a new step by expanding our scope to the provinces of Liège and Luxembourg, two regions with undeniable residential qualities.

Patrick Cousin, Attuned to the East of the Country

In eastern Belgium, Patrick Cousin leads our operations in the provinces of Liège and Luxembourg. Originally from Liège, where he currently resides, he combines an intimate knowledge of the region with solid experience in entrepreneurship and marketing. Having transitioned to the local real estate sector, he joins our firm to blend this rooted expertise with the international reach of our network. He supports each client with precision, attentiveness, and discernment.

A natural evolution driven by conviction

This expansion responds to a growing demand from property owners seeking personalized and discreet support beyond the capital’s boundaries. Liège and Luxembourg attract with their quality of life, space, and accessibility. Our strategy is built on a core principle: a deep understanding of the region by experts who live and work there.

Our ambition is to showcase properties with unique character: stately homes, charming residences, and contemporary designs. Through the international reach of the Christie’s network, we provide these properties with the visibility they deserve. Our agents do not merely sell; they tell a story, highlighting what makes each property unique.

This new establishment marks a significant milestone for Christie’s International Real Estate Belgium: it reflects our commitment to delivering tailored service, wherever it may be, with the same level of dedication and care.

Our ambition is to bring visibility to truly distinctive homes – whether elegant historic estates or refined contemporary architecture. Through the Christie’s network, we give these properties the international exposure they deserve. Our agents go beyond transactions: they reveal the essence of each residence.

This expansion reflects our continued commitment to delivering thoughtful, high-level service across Belgium, always grounded in local expertise and the values that define Christie’s.

Subjecting French SCIs and Similar Structures to Belgian Transparency and the Newly Introduced Exit Tax

The so-called “Cayman Tax” is a Belgian fiscal measure (also referred to as a “look-through tax”) that has been in force since 2015 and aims to tax certain foreign legal constructions held by Belgian residents. The measure is specifically intended to combat tax avoidance by creating transparency over assets held through foreign entities. The scope of this tax has already been amended several times, most recently on December 22nd, 2023, and is likely to change again soon.

A frequently recurring discussion point is whether French real estate structures such as the Société Civile Immobilière (SCI) falls within the scope of this Cayman Tax for Belgian taxpayers, for example, those with French roots (who moved from France to Belgium for various reasons, such as tax optimization or as a stopover en route to Monaco) or traditional Belgian residents with a holiday home in France.

Although an SCI is a common and legitimate structure in France for managing real estate, it can sometimes pose tax risks when used by Belgian taxpayers.

What is an SCI?

An SCI is a French company with legal personality (often) without real commercial activity, mainly used to hold or manage real estate. In principle, it is fiscally transparent in France, meaning that its income is directly attributed to its shareholders in proportion to their shareholding.

Applicability of the Cayman Tax

The Cayman Tax is based on the principle that certain “legal constructions” are deemed fiscally transparent, which results in the Belgian ultimate beneficiary being taxed directly on the entity’s income as if they had received it themselves. According to the law, this includes trusts, certain foreign companies and foundations, as well as other entities without legal personality or those benefiting from favourable tax regimes.

According to the Belgian Minister of Finance, SCIs will also fall under this regime starting from January 1st, 2024 (thus relevant for the 2025 tax return), although little explanation has been provided as to the rationale or implementation. This position cannot simply be accepted without nuance: an SCI can only (sometimes) qualify as a legal construction if it fails to meet the minimum tax condition (the so-called “1% test”), calculated according to Belgian tax principles. Without going into detail, this could mean that if the real estate is not rented out and is, for example, made available free of charge to shareholders or their relatives, the tax authorities may try to qualify the SCI as a transparent legal construction.

Risks for Belgian Taxpayers

The greatest risk is that Belgian shareholders of an SCI, despite existing double tax treaties that often provide for exemption (in Belgium) of capital gains realized in France on shares or real estate, may suddenly become subject to a 30% dividend tax.

The new Cayman Tax proposal also includes an “exit tax”, which simply put, means that the founder of a legal construction will be taxed when relocating their tax domicile abroad: the tax authorities will assume that such a move triggers a deemed distribution of the (latent) capital gains of the legal construction—even if nothing is actually sold or paid out!

Attention and Proactivity Required

The legislation surrounding the Cayman Tax is complex and constantly evolving, with unclear administrative positions and disagreements in case law and literature. Not all texts are final at this time, and it is therefore crucial to closely monitor developments so that existing or future structures or family situations can be adjusted or aligned as needed.

This is not only relevant for individuals who hold property in France through an SCI but also for a range of other popular structures that may now fall under the Cayman Tax, such as the Dutch STAK (foundation administration office) or so-called “fonds dédiés” (e.g., Luxembourg SICAVs or their sub-funds).

There are often new or local alternatives to these traditional structures that are not subject to Cayman scrutiny and which therefore deserve serious consideration going forward.

Legal and tax advice is essential when setting up and managing such structures. Failure to comply with reporting obligations or misjudging the tax consequences can lead to unpleasant surprises and financial penalties.