Question 1

Is slimmerlenen.be free?

Accepted Answer

Yes, entirely. The calculation guide, the comparison tool and the broker advice are all free. No subscription, no one-time fee, no hidden costs, and you do not even need an account. Want an even better deal? Contact us and our licensed mortgage broker will negotiate with the banks on your behalf.

Question 2

What's included in the calculation guide?

Accepted Answer

The calculation guide explains step by step how to compare a home loan: the APR formula, notary costs, variable rates and mortgage life insurance. This way you're well prepared before you walk into a bank.

Question 3

What exactly do I get with the comparison tool?

Accepted Answer

You get free access to the full comparison tool: a complete amortisation schedule per bank, APR calculation including additional costs, charts and a savings potential. You can also download your results as a PDF, and save them once you create an account.

Question 4

How does broker advice work and what does it cost?

Accepted Answer

Via the "Calculate it yourself" page you can contact a certified mortgage broker without obligation. This is completely free for you as a consumer. The broker compares, negotiates and guides you from quote to notary. They receive their fee from the bank, not from you.

Question 5

What is the APR (Annual Percentage Rate)?

Accepted Answer

The APR is the most complete cost figure for a loan. It includes not only the nominal interest rate, but also all additional costs such as file fees, notary fees and mandatory insurance. The lower the APR, the cheaper the loan in total.

Question 6

What is mortgage life insurance (MLI)?

Accepted Answer

Mortgage life insurance pays out the remaining balance of your loan upon death. Banks often require this as a condition for a mortgage loan. MLI 100% covers the full balance for one borrower; MLI 200% covers both borrowers each for 100%.

Question 7

Can two people compare a loan together?

Accepted Answer

Yes. In the client profile you can choose individual or joint borrowing. With two borrowers, slimmerlenen.be includes both incomes and calculates the debt-to-income ratio for the whole household.

Question 8

What are reference indices?

Accepted Answer

Reference indices are the benchmark values to which variable mortgage rates in Belgium are linked. They are determined by the FPS Economy and published monthly or annually (Index A through J). Slimmerlenen.be shows the historical evolution of all these indices.

Question 9

Does slimmerlenen.be store my quotes?

Accepted Answer

When you are logged in, you can save comparisons in "My comparisons". Without an account, the data is only stored locally in your browser and not on our servers.

Question 10

How accurate are the calculations?

Accepted Answer

Slimmerlenen.be calculates accurate amortisation tables based on the annuity method. We also account for file fees, notary costs (using the Belgian bracket system), insurance and interest discounts based on ancillary products. The calculations are indicative, exact costs will be confirmed by your bank or notary.

Question 11

How much can I borrow on my income?

Accepted Answer

As a rule of thumb, Belgian banks keep your total monthly credit payments at or below roughly one third of your net household income. On €3,000 net per month that means about €1,000 a month, which over 25 years works out at a loan of roughly €200,000. The bank also looks at your remaining living budget, any existing credits and how stable your income is. With two borrowers, both incomes count.

Question 12

How much of my own funds do I need?

Accepted Answer

The National Bank advises lenders to finance at most 90% of the property value for an owner-occupied home, and 80% for a buy-to-let. Expect to need at least 10% of your own, plus the purchase costs. Those costs usually cannot be financed, so in practice you often need 15% to 20% of the price. The larger your contribution, the better the rate you are typically offered.

Question 13

What does a home cost on top of the purchase price?

Accepted Answer

On top of the price come registration duty, the notary's fee for the purchase deed, the cost of registering the mortgage, the bank's file fee and any valuation cost. In Flanders that adds roughly 5% to 8% of the price for an own and only home; in Wallonia and Brussels it is higher because registration duty is heavier. Always work this out before you make an offer.

Question 14

Can I finance the notary costs?

Accepted Answer

Sometimes, but not with every bank. Borrowing the purchase costs pushes you above 100% loan-to-value, and lenders that allow it are stricter on the rest of the file and normally charge a higher rate. Plan your budget on the assumption that you pay the purchase costs yourself.

Question 15

What is loan-to-value and why does it matter?

Accepted Answer

Loan-to-value (quotiteit) is the ratio between the amount borrowed and the value of the property. Borrow €200,000 for a €250,000 home and your ratio is 80%. It helps set your rate: the lower the ratio, the lower the risk for the bank and the sharper the pricing. The gap between 90% and 80% can easily be worth a few tenths of a percent.

Question 16

Can I borrow with no money down?

Accepted Answer

It is possible but has become rare. The National Bank lets lenders write a limited share of their credits above 90% loan-to-value, with more room for first-time buyers. In practice you pay a higher rate and your file has to be strong: stable income, a permanent contract and no outstanding credits. You still have to pay the purchase costs yourself.

Question 17

What is a reinvestment fee?

Accepted Answer

It is the fee your bank charges when you repay your mortgage early or refinance it. For Belgian mortgage credit it is capped by law at three months' interest on the capital repaid early. Always include it when working out whether refinancing pays.

Question 18

When is refinancing worth it?

Accepted Answer

As a rule of thumb, refinancing pays when the new rate is at least 0.5 to 1 percentage point below your current one and you still have a reasonable term left. Add the reinvestment fee, the new file fee and the notary costs for the new mortgage deed. Then compare the total remaining cost of your current loan against the new offer, not just the monthly payment.

Question 19

Is mortgage life insurance mandatory?

Accepted Answer

It is not required by law, but in practice nearly every bank makes it a condition of the mortgage. You are free to take it out with an insurer other than your lender. Watch out: banks often tie a rate discount to buying it from them, so compare the premium and the rate effect together.

Question 20

What is an ESIS sheet?

Accepted Answer

The ESIS (European Standardised Information Sheet) is the information document your lender is legally required to give you with a mortgage offer. It states the APR, the rate, the term, the monthly payment, all costs and any intermediary's fee. Because the format is fixed by law, the ESIS is the best document for putting offers from different banks side by side.

Question 21

How much registration duty do I pay?

Accepted Answer

It depends on the region. In Flanders, since 2025 you pay 2% for your own and only home, 1% with a major energy renovation, and 12% on all other purchases. In Wallonia, since 2025 the rate is 3% for an own and only home and 12.5% as standard. In Brussels the rate stays 12.5%, but an abattement means you pay no duty on the first €200,000 provided the price does not exceed €600,000. Every reduced rate carries conditions, including on registering your residence.

Question 22

Can I choose my own notary?

Accepted Answer

Yes. Even when the seller already has one, you may appoint your own notary as the buyer. It costs you nothing extra: the fees are then split between the two offices. Notary fees are set by law and identical at every Belgian notary, so there is nothing to negotiate.

Everything you want to knowabout slimmerlenen.be

Everything you want to know
about slimmerlenen.be