Phase 1: before the purchase
- Have your situation worked through by an adviser for cross-border workers: income, mortgage interest relief, assets and pension. See Mortgage and tax.
- Ask a Belgian bank or a cross-border mortgage adviser for a financing proposal.
- Choose your own notary. It costs nothing extra and they will check the compromis for you.
- Discuss with the notary whether you qualify for the 2% sale duty, certainly if your home in the Netherlands still has to be sold.
- Are you an entrepreneur or owner-director? Then first read Living in Belgium as an entrepreneur.
Phase 2: around the deed
- Arrange buildings (fire) insurance starting on the day of the deed; with a loan it is compulsory.
- Register for water, electricity and internet. You record the meter readings at the handover of the keys on a transfer document.
- Plan the move. Within the EU you move your household goods without customs formalities.
Phase 3: the first weeks in Belgium
- Register with the municipality of Brecht within eight working days of arrival. The local police officer calls round to confirm your residence. As an EU citizen you then receive a residence document (EU card).
- Deregister in the Netherlands at your municipality, from five days before departure. You receive proof of deregistration; keep it.
- Health insurance. If you keep working in the Netherlands, you keep your Dutch health insurance and apply for the treaty form (S1). With it you register with a Belgian health fund.
- Car. Have your car inspected and registered on Belgian plates. A separate arrangement applies to a car from a Dutch employer.
- Driving licence. Your Dutch licence remains valid; exchanging it is allowed but not required.
- Tax. For the year of departure you file a Dutch return using the M form. In Belgium you file as a resident from then on.
- Children. Apply for the Groeipakket (Flemish child benefit) or, if you work in the Netherlands, check which country has priority. Choose a school: see School across the border.
- Dutch state pension (AOW). If you no longer work in the Netherlands, your AOW accrual stops. You can insure yourself voluntarily with the SVB.
- Changes of address. Bank, pension fund, insurers, employer, DigiD (which keeps working) and subscriptions.
Useful help desks
Grensinfopunt and the Bureau for Belgian Affairs of the Dutch Social Insurance Bank (SVB) provide free information on living and working across the border. The municipality of Brecht helps with registration. For everything to do with buying Villa Grandeur, agent Andres van Elten of De Boer & Partners is your contact.
Reference date: September 2026. This is general information, not personal advice. Rates and conditions change; have your situation checked by your notary or adviser.
