Perceelscan
1ConclusionWhat the rules allowfound⌂Home›
Grote Markt 1, 2000 Antwerpen
Zone voor Centrumfuncties - Publieksgerichte gebouwen (Ce5)
RUP BINNENSTAD (municipal, 2012)
At a glance
- Heritage and archaeologyWeighs heavilyProtected monument: as a rule, demolition is not possible
- FloodingNot at risk of flooding (P-score A)
- SoilNeeds attentionSoil contamination established: descriptive soil investigation (2020)
- Nature and SevesoNo Habitats Directive area, no VEN area and no Seveso site on the plot
- Plans in preparationNo plans in preparation
- Right of pre-emptionNo right of pre-emption
What applies here
| Use | What the provision of zone Ce5 allows (article 5) |
| Dimensions | In the provision of zone Ce5 |
| Gross legally buildable | approx. 10,070 m² gross floor area (now approx. 12,450 m²) |
| Dwellings | Rules of the Antwerp Bouwcode (2024) (art. 26 to 29) |
| Zoning | Zone voor Centrumfuncties - Publieksgerichte gebouwen (Ce5) |
| Plan | RUP BINNENSTAD (municipal, 2012) |
| Regulations | 2 municipal, no provincial, 6 regional |
| Building code | Antwerp Bouwcode (2024) |
| Plans in preparation | none |
So: a RUP repeals by operation of law those provisions of a pre-existing regulation that conflict with it (VCRO art. 2.3.3); a later regulation applies alongside the RUP.
How certain
20 of the 20 registers responded at the time of the scan. Each answer appears further on with its source and the date on which it was retrieved. The registers are as up to date as the government keeps them; each answer bears the date on which it was retrieved. This report is a translation. Names and descriptions taken from a register (a plan, a regulation, a permit) are given as the register writes them: in Dutch or, in Brussels, in French.
Explanation
What is allowed on a plot is set out in the plan in force and in the planning regulations of the municipality, province and region. This report says what they allow here and where their text is (per topic in the section What stands and what is allowed); the permitting authority applies them to a specific design.
Sources
Planning information (DSI, Departement Omgeving)Antwerp Bouwcode (2024)2ConclusionWhat could stand in the way‹⌂Home›
Three potential obstacles: protected monument, soil contamination and public use (town hall/administration)
So: each potential obstacle appears further on in its own section, with its source.
- Weighs heavilyThe building is protected as a monument: as a rule, demolition is not possible, and alterations require authorisation.section 10 ›
- Needs attentionA descriptive soil investigation was carried out for this land (2020): it follows when a first investigation pointed to serious contamination. The soil certificate says whether remediation is needed.section 12 ›
- Needs attentionThe building is in public use (town hall/administration): it will not become vacant of its own accord.section 3 ›
Sources
Onroerend Erfgoed (Flemish heritage agency)Omgevingsloket (mercator)Flood maps (Vlaamse Milieumaatschappij)PFAS zones (DOV, OVAM)3Plot and buildingIdentification‹⌂Home›
Grote Markt 1, 2000 Antwerpen: plot 11002A1433/00_000, 1,799 m²
| Address | Grote Markt 1, 2000 Antwerpen |
| Municipality | Antwerp |
| Cadastral parcel (capakey) | 11002A1433/00_000 |
| Plot area | 1,799 m² |
| Street frontage | 68 m and 26.1 m (corner plot) |
| Plot depth | 27.9 m |
| Addresses on the plot | 1 |
| Main buildings | 1 |
| Outbuildings | none |
| Built-up area (ground floor) | 1,799 m² |
Show all 18 rows ▾Show less ▴
| Unbuilt area | 0 m² |
| Use | town hall/administration |
| Heritage item | Stadhuis Antwerpen |
| Vacant business premises | not in the inventory of vacant business premises |
| Vacancy register | not on the city’s vacancy register |
| Unfit or uninhabitable | not in the Flemish inventory |
| Restoration claim | not in the register of restoration claims |
| Certificate of conformity | none in the register |
Explanation
The width at the street is the edge of the plot that borders no other plot; the depth is how far the plot extends from its longest street side. Both are derived from the GRB plot boundaries, accurate to within a few decimetres.
The use comes from OpenStreetMap: volunteers maintain it, it is not a register. The address register counts the units with their own box number, but does not say whether they are homes, offices or shops.
The register of restoration claims lists the properties for which the Flemish Housing Inspectorate filed a restoration claim and for which it has not yet been established that the dwelling was repaired. A certificate of conformity shows that a dwelling met the housing quality standards at the time of the inspection.
The plot through time: choose the Ferraris map (1777), the Vandermaelen map (1846-1854) or the aerial photos of 1971 and 1979-1990 at the bottom right of the map. That shows what used to be there.
Sources
Address register (Digitaal Vlaanderen)GRB, the large-scale reference database (Digitaal Vlaanderen)Onroerend Erfgoed (Flemish heritage agency)Vacancy and neglect of business premises (VLAIO, via Mercator)Vacancy register of the City of Antwerp (open data)Flemish inventory of unfit and uninhabitable dwellings (Wonen in Vlaanderen)OpenStreetMap (the use of the building)Register of restoration claims (Wonen in Vlaanderen)Certificates of conformity (Wonen in Vlaanderen)4Plot and buildingWhat stands and what is allowedfound‹⌂Home›
Legally, approx. 10,070 m² of gross floor area can stand here; now it is approx. 12,450 m²
| Existing | Legally allowed | Potential additional building space | |
|---|---|---|---|
| Built-up area of the main building (ground floor, gross) | 1,799 m² | approx. 1,440 m² | none |
| Gross floor area (all storeys) | approx. 12,450 m² | approx. 10,070 m² | none |
| Habitable area (net: gross minus 15%) | approx. 10,580 m² | approx. 8,560 m² | none |
| Building volume (gross) | approx. 40,000 m³ | approx. 30,200 m³ | none |
So: more is built now than the rules permit here today; anyone who demolishes and rebuilds must, as a rule, stay within that limit.
Legally allowed: based on the Antwerp Bouwcode (2024), applied to this plot.
This is what the rules themselves say about this plot, each with its source. How they apply to a specific design is decided by the permitting authority.
A subdivision from before the Omgevingsloket is not included in the registers used for this report. If one applies, its provisions help determine what is allowed; the municipality’s planning extract lists them.
UseZone Ce5 of RUP BINNENSTAD (municipal, 2012), in the residential category
The uses permitted are set out in article 5 of the RUP.
Height, depth and sitingThe provision of zone Ce5 determines how and where you build
If it lays down dimensions, those apply. At the reasoned request of the applicant, the permitting authority may, after a public inquiry, grant limited deviations regarding dimensions and siting, roof shape and materials, but not, among other things, regarding the designated use or the floor area ratio (VCRO art. 4.4.1). The Antwerp Bouwcode (2024) also requires: the size and form of a building fit in with its surroundings, taking the urban block as the starting point (art. 6).
Dwellings (minimum net floor area of a dwelling, art. 26)A new dwelling has a net area of at least
A studio 35 m², with 1 bedroom 51 m², with 2 bedrooms 70 m², with 3 bedrooms 83 m², with 4 or more 97 m²; a room 14 m².
Dwellings (protection of single-family houses, art. 28)A single-family house that coincides with the entire building and has a gross floor area of no more than 350 m² may not be split into several dwellings.
Anyone splitting a larger one must retain at least one dwelling of 130 m² net with 15 m² of outdoor space; anyone demolishing and replacing must provide one such dwelling for each single-family house demolished.
Dwellings (distribution and mix of student rooms, art. 29)In the designated area of the inner city, no further student rooms are added
Elsewhere, at least one self-contained dwelling per 8 rooms, unless a lively public function is placed on the ground floor.
Minimum outdoor space area (art. 12)4 m² per dwelling, plus 2 m² per bedroom from the second bedroom onwards.
Existing outdoor space may not be reduced below this.
Layout of the open space (art. 23)In the garden, at most 20 m² of hard surface (for a garden up to 60 m²) or a third of the garden
The rest is green in open ground. In the front garden, only paths, a driveway of at most 3 m and a fence of at most 1 m.
Preservation and protection of green (art. 24)Trees and valuable green are preserved as far as possible.
Felling a tall tree within 15 m of the dwelling requires a notification, and during the breeding season there is no pruning or felling on sites with a lot of green.
Also for every project: rainwater, accessibility, broadband and advertising
RainwaterFor new construction, reconstruction, extension or the (re)laying of paving, rainwater is kept separate from waste water and collected on your own land
As a rule with a rainwater tank for reuse (for a single dwelling at least 5,000 litres, more for a larger roof) and an infiltration facility, except on a property smaller than 120 m² (regional rainwater regulation 2023, art. 6 to 8).
AccessibilityFor building or renovation works on publicly accessible parts (below 150 m², only for the entrance), and on the common parts of an apartment building with at least six dwellings and dwelling doors on more than two levels, accessibility standards apply
Among other things, a clear door width of 90 cm (dwelling doors 85 cm), corridors of 150 cm and a ramp or lift where there are differences in level (regional accessibility regulation, art. 3, 5, 15, 18, 21 and 22).
BroadbandEvery building for which a permit is applied for or a notification is made, and every major renovation, must be equipped internally with infrastructure for high-speed internet up to the connection points
An apartment building also gets an access point for operators. Outbuildings are exempt (regional broadband regulation, art. 3 and 4).
AdvertisingAdvertising visible from the public road is governed by the regional advertising regulation (2023)
It may not hinder road safety or free passage, and a non-illuminated sign for your own business of up to 4 m² is exempt from a permit (art. 5 and 16).
Explanation
Gross is measured on the outside of the walls, all storeys together; the built-up area is the ground floor only. Habitable (net) is gross minus 15% for the walls. The current building volume is measured up to the roof; what is allowed counts storeys of 3 m, without a roof. Everything is an estimate: the permitting authority decides on a specific design.
Sources
GRB, the large-scale reference database (Digitaal Vlaanderen)Planning information (DSI, Departement Omgeving)Royal Decree of 28 December 1972 on the presentation and implementation of draft plans and regional zoning plans (Inrichtingsbesluit)Flemish Spatial Planning Code (VCRO)Antwerp Bouwcode (2024)TerraFact (the rules applied to this plot)5Rules and plansBuilding code and regulationsfound‹⌂Home›
On this plot, 2 municipal, no provincial and 6 regional regulations apply
So: a RUP repeals by operation of law those provisions of a pre-existing regulation that conflict with it (VCRO art. 2.3.3); a later regulation applies alongside the RUP.
The municipality reports that the boundaries of all its plans and regulations are in the register (DSI).
All 33 articles of the Antwerp Bouwcode (2024) (in force since 15 July 2024), each with a link to the official text:
Art. 1 · Scope
The Bouwcode applies throughout the territory of the city of Antwerp, except the port area and the navigable waterways. Official text
Art. 2 · General framework
In force since 15 July 2024, for applications submitted after that date. The permitting authority may impose fire safety conditions. Official text
Art. 3 · Possibility of derogation
The permitting authority may depart from any provision if the result is at least equivalent. Official text
Art. 4 · Definitions
The terms of the Bouwcode, such as gross and net floor area, storey, protected single-family house and large-scale project. Official text
Art. 5 · Development-oriented approach to heritage
For protected heritage, the heritage values are preserved as far as possible. For heritage in the inventory, preservation and reuse are weighed up, and changes to the side and rear façades and to pitched roofs require at least a notification. Official text
Art. 6 · Spatial capacity
The size and form of a building fit in with its surroundings, taking the urban block as the starting point. Official text
Art. 7 · Programmatic capacity, urban mix of functions
What is built fits the building, the plot and the surroundings. The entrance and exit of an underground car park lie within the building, loading and unloading take place on the plot itself, and a hospitality terrace in the inner courtyard area is not allowed. Official text
Art. 8 · Visual and formal integration
At most one access gate per 8 m of plot width (at most 3 m wide), and no gate in a front façade narrower than 8 m. In addition, rules on the colour and finish of façades, the joinery and advertising. Official text
Art. 9 · Minimum room height
A living space, hospitality space or retail space is at least 2.60 m high, any other room 2.20 m; a living space lies at most 1.10 m below ground level. Official text
Art. 10 · Daylight, outlook and minimum air supply
Every living space has windows of at least 10 % of its net floor area (at least 1 m²), with an outlook, and an opening of at least 1 m² for ventilation. Official text
Art. 11 · Accessibility of the function
Every dwelling is accessible from the public road, and storeys with their own function get a separate entrance. An undeveloped plot between adjoining buildings is closed off on the building line. Official text
Art. 12 · Minimum outdoor space area
4 m² per dwelling, plus 2 m² per bedroom from the second bedroom onwards. Existing outdoor space may not be reduced below this. Official text
Art. 13 · Underground and above-ground projections
No cellars or pits under the public domain or under the front garden. A projection above the street hangs at least 2.60 m high and sticks out at most 1.25 m from the façade. Official text
Art. 14 · Recesses and openings in front façades
A deep recess in the front façade must be able to be closed off at night; doors and windows below 2.60 m do not open out over the public domain. Official text
Art. 15 · Technical installations
Technical installations are located inside the building. Solar panels, satellite dishes and the outdoor unit of a sustainable heat pump are allowed under conditions on the roof or against the side or rear façade. Official text
Art. 16 · Energy supply
Above 1,000 m² of conditioned net floor area, a room for energy distribution is provided; where a heat network connection is available, no new natural gas heating installation. Official text
Art. 17 · Flues and outlets for all gases
Gases are discharged through dedicated flues to above the roof; no outlets in the façade, except grilles and certain heating appliances in the side and rear façades. Official text
Art. 18 · Stability and party walls
A façade on the building line has foundations down to 1.75 m below the public domain; a new party wall has a fire resistance of EI 120. Official text
Art. 19 · Waste collection
From 4 dwellings in a multi-family building, a shared waste store of at least 4 m², larger as the number of dwellings increases. Official text
Art. 20 · Roofs
A new roof with a pitch of less than 15° and at least 20 m² becomes a green roof (with exceptions for a roof terrace, solar panels and rainwater collection); any other flat roof is light-coloured. Official text
Art. 21 · Sewerage elements
A grease separator for hospitality premises, an oil separator for an open-air car park with more than 3 spaces, a septic tank and separate sewerage up to the building line; ditches are not piped. Official text
Art. 22 · Size of the open space
After the works, 20% of the plot remains unbuilt at ground level, with an exception in the core shopping area. Official text
Art. 23 · Layout of the open space
In the garden, at most 20 m² of hard surface (for a garden up to 60 m²) or a third of the garden; the rest is green in open ground. In the front garden, only paths, a driveway of at most 3 m and a fence of at most 1 m. Official text
Art. 24 · Preservation and protection of green
Trees and valuable green are preserved as far as possible. Felling a tall tree within 15 m of the dwelling requires a notification, and during the breeding season there is no pruning or felling on sites with a lot of green. Official text
Art. 25 · Green landscaping
The spaces of a public open-air car park are permeable, and from 100 m² trees cover at least 20 % of the area. Official text
Art. 26 · Minimum net floor area of a dwelling
A new dwelling has a net area of at least: a studio 35 m², with 1 bedroom 51 m², with 2 bedrooms 70 m², with 3 bedrooms 83 m², with 4 or more 97 m²; a room 14 m². Official text
Art. 27 · Housing mix
From 5 dwellings upwards, an average of at least 1.8 bedrooms per dwelling. Official text
Art. 28 · Protection of single-family houses
A single-family house that coincides with the entire building and has a gross floor area of no more than 350 m² may not be split into several dwellings. Anyone splitting a larger one must retain at least one dwelling of 130 m² net with 15 m² of outdoor space; anyone demolishing and replacing must provide one such dwelling for each single-family house demolished. Official text
Art. 29 · Distribution and mix of student rooms
In the designated area of the inner city, no further student rooms are added; elsewhere, at least one self-contained dwelling per 8 rooms, unless a lively public function is placed on the ground floor. Official text
Art. 30 · Retail
Dividing a retail space is not allowed; in residential areas, a shop above 400 m² is only allowed if it serves the neighbourhood, and in the core shopping areas specific rules apply per zone. Official text
Art. 31 · Integration of business activity
A business building may be divided into units of at least 250 m²; a change from business use to housing only if a spatial-economic analysis supports it. Official text
Art. 32 · The POET principle (parking on one’s own plot) applies
The parking spaces for a project are provided on the plot itself, according to a standard per function and per zone (for at most 5 dwellings, 1 per dwelling). Official text
Art. 33 · Bicycle parking on the plot itself as far as possible
Bicycle spaces on the plot itself, covered and lockable: per dwelling 1 per bedroom plus 1, per room 1. Official text
These are the rules themselves. The permitting authority applies them to a specific design and may depart from them if the result is at least equivalent.
Municipal 2
- Stedenbouwkundige lastenadopted on 29 April 2024
- Stedenbouwkundige verordening Bouwcode - Herzieningadopted on 25 March 2024, Belgian Official Gazette 30 May 2024
Regional 6
- Besluit van de Vlaamse Regering tot vaststelling van een gewestelijke stedenbouwkundige verordening voor publiciteitsinrichtingen, tot wijziging van het besluit van de Vlaamse Regering van 5 juni 2009 tot vaststelling v…approved on 12 May 2023, Belgian Official Gazette 10 October 2023
- Gewestelijke stedenbouwkundige verordening inzake hemelwaterapproved on 10 February 2023, Belgian Official Gazette 21 June 2023
- Gewestelijke stedenbouwkundige verordening inzake breedbandapproved on 9 June 2017, Belgian Official Gazette 11 July 2017
- Gewestelijke stedenbouwkundige verordening inzake toegankelijkheidapproved on 5 June 2009, Belgian Official Gazette 2 September 2009
- Gewestelijke stedenbouwkundige verordening inzake openluchtrecreatieve verblijven en de inrichting van gebieden voor dergelijke verblijvenapproved on 8 July 2005, Belgian Official Gazette 10 August 2005
- Algemene bouwverordening inzake wegen voor voetgangersverkeerapproved on 29 April 1997, Belgian Official Gazette 7 May 1997
- Stedenbouwkundige lasten
- Stedenbouwkundige verordening Bouwcode - Herziening
- Besluit van de Vlaamse Regering tot vaststelling van een gewestelijke stedenbouwkundige verordening voor publiciteitsin…
- Gewestelijke stedenbouwkundige verordening inzake hemelwater
- Gewestelijke stedenbouwkundige verordening inzake breedband
- Gewestelijke stedenbouwkundige verordening inzake toegankelijkheid
- Gewestelijke stedenbouwkundige verordening inzake openluchtrecreatieve verblijven en de inrichting van gebieden voor de…
- Algemene bouwverordening inzake wegen voor voetgangersverkeer
Explanation
These are the planning regulations that, according to the register of the Departement Omgeving (DSI), apply to this plot: municipal, provincial and regional. The record of each regulation contains its full text. The permitting authority applies them to a specific design.
Sources
Planning information (DSI, Departement Omgeving)Municipal planning regulation ‘Bouwcode’, City of Antwerp, in force since 15 July 20246Rules and plansZoning and planning regulationsfound‹⌂Home›
The plot lies within a RUP: RUP BINNENSTAD (municipal, 2012)
So: where several plans cover the same spot, the most recent RUP is listed first; which provisions of older plans it repeals is stated in the RUP itself.
| RUP BINNENSTAD (municipal, 2012) | Artikel 5: Zone voor Centrumfuncties - Publieksgerichte gebouwen (Ce5) |
| BPA BINNENSTAD (municipal, 1980) | ZONE VOOR GEMEENSCHAPSUITRUSTING |
| regional zoning plan (1998) | woongebieden met cultureel, historische en/of esthetische waarde |
| Overlaps the plot | RUP Afbakening grootstedelijk gebied Antwerpen (regional, 2009) |
| Building line | none in a municipal RUP (a building line plan or a BPA has not been checked) |
- RUP BINNENSTAD (municipal, 2012)
- BPA BINNENSTAD (municipal, 1980)
- regional zoning plan (1998)
- RUP Afbakening grootstedelijk gebied Antwerpen (regional, 2009)
Source
Planning information (DSI, Departement Omgeving)7Rules and plansPlans in preparationnot found‹⌂Home›
No plans in preparation
Explanation
A plan in preparation is a new plan that the municipality, province or region is preparing and that does not apply yet. Usually it is a spatial implementation plan (RUP): it sets out what may be built where and can change the zoning of a plot. It can also be a planning regulation, with general building rules (for example on parking, rainwater or dividing homes), or a project decision for a large project. If it is approved, the rules for this plot can change; until then, the current rules apply.
Source
Spatial plans of Flanders8Rules and plansRight of pre-emptionnot found‹⌂Home›
No right of pre-emption
Explanation
A right of pre-emption gives a public authority or another beneficiary the right to be the first to buy a plot when it is sold, at the same price and on the same terms. The notary first offers it to the beneficiary; who that is appears on the record of the plan. The register of rights of pre-emption is still being completed: in the event of a sale, the notary requests the current status.
Source
Rights of pre-emption (Departement Omgeving, via Mercator)9Rules and plansBuilding without a permitfound‹⌂Home›
Protected monument: what is allowed without a permit may still require consent from Onroerend Erfgoed here
What can limit the exemptions
HeritageProtected monument: exempt from a permit does not mean without consent here.
Works to the monument require consent from Onroerend Erfgoed, or from the municipality if it grants that consent (Art. 1.2). There is an archaeological zone: the rules on archaeology still apply (Art. 1.2).
ZoningZone voor Centrumfuncties - Publieksgerichte gebouwen (Ce5)
Not a spatially vulnerable area.
The dwellingThe exemptions apply if the dwelling is mainly permitted or deemed permitted
The municipality’s permit register says so.
RUP or BPAZone Ce5 of RUP BINNENSTAD (municipal, 2012)
Its provisions take precedence (Art. 1.4). If the provision deals differently with outbuildings, fences, paving or the façades, that applies; read it before you start. 1 more plan touches the plot: see the section Zoning and planning provisions.
SubdivisionNo subdivision in the Omgevingsloket. A subdivision from before the Omgevingsloket is not in the registers of this report
If it is less than fifteen years old, its provisions take precedence (Art. 1.4). The planning extract mentions it.
RegulationsOn this plot, 2 municipal regulations and 6 provincial or regional regulations apply
Exempt works must also comply with them (Art. 1.3). The regional regulation on rainwater applies everywhere.
So: before any work, ask Onroerend Erfgoed whether consent is needed, even if no permit is.
What is allowed without a permit, with the conditions
Interior alterationsInterior alterations are allowed without a permit
Structural works only if an architect designs and supervises them. The number of dwellings stays the same and the use does not change (Art. 2.1, 4°).
Façades and roofsProtected heritage: even without a permit, this may require consent from Onroerend Erfgoed.
Works to the façade and roof are allowed without a permit if the building volume stays the same and the dwelling’s energy performance does not get worse; with structural works, only with an architect. A dormer or a higher roof changes the building volume and requires a permit (Art. 2.1, 2°).
External insulationProtected heritage: even without a permit, this may require consent from Onroerend Erfgoed.
Insulating façades and roofs on the outside is allowed up to 26 cm thick, including the usual finish. The insulation may not cross the building line (Art. 2.1, 2/1°).
Solar panels and solar water heatersProtected heritage: even without a permit, this may require consent from Onroerend Erfgoed.
On a flat roof up to 1 m above the roof edge, in or on a pitched roof, on a façade up to 4 m² per façade, or on a balcony railing (Art. 2.1, 3°).
Underground structuresUsual underground structures, such as a rainwater tank or a septic tank, are allowed without a permit.
Not if they conflict with a building line plan, a setback zone or an expropriation plan (Art. 2.1, 1°).
Garden shed, garage, carport or storeroomDetached outbuildings that no one lives or stays in, together at most 40 m² per plot and at most 3.5 m high.
Existing detached outbuildings count. In the side garden at least 3 m from the plot boundaries, in the back garden at least 1 m, or there against an existing party wall that does not change. Rainwater stays on the plot (Art. 2.1, 11°).
Terrace, swimming pool, paths and paving in the gardenStructures without a roof up to 1.5 m high in the side and back garden, such as a terrace, a path, a swimming pool or a natural swimming pond, together at most 80 m² and at least 1 m from the plot boundary.
What is already there counts, and against an existing party wall is allowed too. Rainwater stays on the plot; a pool overflow may go to the sewer (Art. 2.1, 8°).
Driveway and access in the front gardenThe strictly necessary access and driveway to the building are allowed without a permit if rainwater stays on the plot.
A ditch or stream may not be culverted for this, except one roadside ditch over at most 5 m (Art. 2.1, 9°, and 12/1.3).
Fences and gatesIn the side and back garden up to 2 m high.
In the front garden a closed fence up to 1 m, and anywhere an open fence (wire or wire mesh) or a gate up to 2 m (Art. 2.1, 5° to 7°).
Small changes to the ground levelDigging or raising the ground by less than 0.5 m at any point, per plot in total less than 30 m³ dug out or 5 m³ added.
Without filling in a ditch, and not in a spatially vulnerable or erosion-prone area, nor in an area with a medium probability of flooding. An above-ground infiltration facility up to 70 cm deep is also allowed (Art. 12/1.1).
DemolitionProtected heritage: even without a permit, this may require consent from Onroerend Erfgoed.
What may be built without a permit may also be removed without a permit. Fully demolishing a detached building is allowed, except heritage in the established inventory, a building in an area of cultural, historical or aesthetic value, more than 1,000 m³ for a building that is not a dwelling, or more than 5,000 m³ for a residential building that is not a single-family house. Removing paving is allowed, except heritage (Art. 13.1 and 13.2).
Temporarily during the worksWhat is needed to carry out exempt or permitted works, such as a site hut or a skip, on the plot itself and removed within 30 days after the works.
A mobile unit for what cannot stay in the building during a renovation: at most one year (two for permitted works), 3.5 m high and 2 m from the side and rear boundaries (Art. 7.1).
For a dwelling, the following always applies: it is mainly permitted or deemed permitted, the works lie within 30 m of the dwelling, the use does not change and the number of dwellings stays the same (Art. 2.2).
Exempt works must still comply with the municipal, provincial and regional regulations and the express conditions of an earlier permit (Art. 1.3), and with the provisions of a municipal RUP, a BPA or a subdivision less than fifteen years old (Art. 1.4). The regional regulation on rainwater applies everywhere, and so do the rules between neighbours in the Civil Code.
No exemption applies in a 5 m strip from the top of the bank of a classified watercourse, in the easement zone of a ditch of general interest or in a designated riverbank zone (Art. 1.6), nor to works that require an environmental impact report, an appropriate assessment or a mobility study (Art. 1.5).
Not on the list, and therefore requiring an environmental permit: an extension, conservatory or covered terrace against the dwelling, any increase in the building volume, an extra dwelling, splitting a dwelling and a change of use that requires a permit. A notification is no longer enough: since 1 March 2026 the notification requirement for these works has been abolished.
For a building that is not a dwelling, a similar list applies (Art. 3.1 and 3.2).
The municipality can still require a permit for some of these works in a planning regulation, for instance to fell trees or to work on heritage.
The zoning was checked at the address point: if part of the plot lies in another zone, something else may apply there.
This report is neither a permit nor a certificate: the municipality’s planning department (dienst omgeving) gives the certainty. If in doubt, ask before the works.
- The exemption decree (codex.vlaanderen.be, in Dutch)
- Exempt works by topic (vlaanderen.be, in Dutch)
- Works to heritage (Onroerend Erfgoed, in Dutch)
- Provision of zone Ce5
Explanation
Exempt means: no environmental permit (omgevingsvergunning) and no notification. Below are all the exemptions in the Flemish Government’s exemption decree (16 July 2010, as it applies on 25 October 2026) that concern a dwelling and its plot, each with its conditions and its article.
Sources
Exemption decree (Flemish Government decree of 16 July 2010), as it applies on 25 October 2026Planning information (DSI, Departement Omgeving)Onroerend Erfgoed (Flemish heritage agency)Omgevingsloket (mercator)Flood maps (Vlaamse Milieumaatschappij)10Heritage and risksHeritage and archaeologyfound‹⌂Home›
Protected monument: as a rule, demolition is not possible
So: the area has archaeological potential; earthworks may require an archaeology report (archeologienota).
The building is protected as a monument: as a rule, demolition is not possible, and alterations require authorisation.
| Protected monument | Stadhuis Antwerpen |
| Protected townscape | not found |
| Heritage inventory (established) | Stadhuis van Antwerpen |
| Inventory of architectural heritage | Stadhuis van Antwerpen |
| Archaeological zone | Historische stadskern van Antwerpen |
Source
Onroerend Erfgoed (Flemish heritage agency)11Heritage and risksFloodingnot found‹⌂Home›
Not at risk of flooding (P-score A)
The sale advertisement and the deed must state the P-score and the G-score (disclosure obligation since 2023).
What a sales listing and the deed must say about flooding (the disclosure duty): the P-score, the G-score and whether the plot lies in a designated flood area or riverbank zone. The signal area and the risk zone are not part of it, but they do appear on the Waterinfo flood report.
| fluvial | plot A · building A |
| pluvial | plot A · building A |
| coastal | plot A · building A |
| Signal area | none |
| Designated flood area or riverbank zone | no |
| Flood risk zone | no |
Explanation
The P-score (P for ‘perceel’, the plot) indicates how likely the plot is to flood, and the G-score (G for ‘gebouw’, the building) does the same for the building on it: from A (no flooding modelled) to D (a medium probability in today’s climate).
A signal area is an area that is not yet built on but floods or stores water. With a no-build objective, the aim is for it to remain unbuilt; with a stricter water test, building is still possible, under stricter conditions. The boundaries and the objective on the signal area’s record take precedence.
Sources
Flood maps (Vlaamse Milieumaatschappij)Signal areas (Integrated Water Policy, via Waterinfo)Designated flood areas and riverbank zones (VMM, via Waterinfo)Flood risk zones 2017 (VMM and CIW, via Waterinfo)12Heritage and risksSoilfound‹⌂Home›
Soil contamination established: descriptive soil investigation (2020)
So: read the soil certificate and the investigations before you decide; they show how far the remediation has come.
| Orienting soil investigation | 18 December 2020 · file 95472 |
| Descriptive soil investigation | 18 December 2020 · file 95472 |
| PFAS | no no-regret zone |
| Soil files within 100 m | 2 files
|
Explanation
OVAM keeps track, per site, of the soil investigations carried out: an orienting soil investigation (a first investigation), a descriptive soil investigation (if the first one pointed to serious contamination), a soil remediation project (how it is cleaned up) and a final evaluation investigation (after the remediation). Every sale requires a soil certificate: if there is a file, the certificate lists those investigations. No contamination established means that OVAM knows of no investigation here that pointed to contamination; an old fuel-oil tank or a former workshop can still be unknown.
An orientation soil investigation is only required on risk land (land with an activity that can contaminate the soil); every sale does require a soil certificate from OVAM. More at perceelscan.be/uitleg/bodemonderzoek.
The soil files within 100 m of the plot concern other land: they say nothing about this plot, only that investigations or remediation took place nearby.
Sources
Soil investigations and remediation (OVAM, via Mercator)PFAS zones (DOV, OVAM)13Heritage and risksNature and Sevesonot found‹⌂Home›
No Habitats Directive area, no VEN area and no Seveso site on the plot
| Habitats Directive | no |
| Flemish Ecological Network | no |
| Grounds of a Seveso site | no |
| Consultation zone of a Seveso site | no |
Explanation
The areas checked are the Habitats Directive areas (part of Natura 2000) and the Flemish Ecological Network, two of the areas where nature is most strictly protected; Birds Directive areas and nature reserves are not included. A Seveso site works with hazardous substances; around such a site lies a consultation zone in which a permit decision takes the risk into account.
Sources
Nature (Agency for Nature and Forests, via Mercator)Seveso sites (Departement Omgeving, via Mercator)14SurroundingsPermits on the plot and next doorfound‹⌂Home›
1 permit file on the plot, none next door
| 2018-07-20 | Melding omgevingsproject | Notification acknowledged |
Explanation
You request a file from before 2018 and the building plans from the municipality or the city archive: anyone may view them, but a copy of the plans is in principle only given to the owner. How to do this is explained at perceelscan.be/uitleg/bouwdossier.
Source
Omgevingsloket (mercator)15SurroundingsLiving environmentfound‹⌂Home›
Mobiscore 9.6 out of 10: you can reach most amenities on foot, by bike or by public transport
- 9.6/ 10Mobiscore
- 322mto the nearest De Lijn stop
- 21.5µg/m³nitrogen dioxide (NO2) per year
- 8%green within 250 m
Location in figures
- ▲1.6 km1.6 km (better than the region)to the nearest railway station, as the crow fliesFlanders: 2.4 km (median of the addresses)
- ▲9 (better than the region)types of amenities within 500 m (out of 13)Flanders: 4 (median of the addresses)
- ▼109.9 (less favourable than the region)recorded offences per 1,000 residents in the municipality (2025)Flanders: 65.7
- ▼38% (less favourable than the region)of residents sometimes or often feel unsafe in their neighbourhood (2023)Flanders: 27%
- €344,000median price of a house in the municipality (2022-2024)Flanders: €325,000
- 3potential obstacles on the plotno regional figure: each plot has its own registerssection 02 ›
Explanation
Each figure is shown next to the region’s, with no total: you decide what matters. Distances as the crow flies; the regional figure is the median of 3,000 random addresses from OpenStreetMap.
Recorded offences are what the police log, not the number of crimes: a city with many visitors, shops and nightlife records more per resident.
The colour compares each figure on its own with the region: green is at least 15% more favourable, red at least 15% less favourable, orange in between. Prices, taxes, population and income have no colour: they are neither good nor bad. It is not a score of the location.
Sources
OpenStreetMap contributors (ODbL), 26 October 2026Federal police, via the Gemeente-Stadsmonitor (Agentschap Binnenlands Bestuur)Gemeente-Stadsmonitor, Agentschap Binnenlands BestuurStatbel (open data)the registers in this report▲ more favourable · ● around the average · ▼ less favourable than the region (difference of 15% or more)
Amenities within 500 m
- Supermarkets7The nearest: Robuust, 219 m
- Bakeries5The nearest: Brood en Spelen, 132 m
- Butchers2The nearest: Goeminne Slagerij, 135 m
- Hospitality (cafés and restaurants)348The nearest: Nelly, 49 m
- Childcare and nursery schools0none within 500 m
- Schools0none within 500 m
- GPs1The nearest: Antigoon Huisartsen, 490 m
- Pharmacies7The nearest: Toba Wereld, 103 m
- Hospitals0none within 500 m
- Parks0none within 500 m
- Sports facilities7The nearest: 162 m
- Charging points1The nearest: 160 m
- Post points1The nearest: bpost Antwerpen, 457 m
- Libraries2The nearest: Erfgoedbibliotheek Hendrik Conscience, 328 m
Explanation
From OpenStreetMap: volunteers maintain the map, so a business may be missing or already closed. As the crow flies from the address point.
Getting around
- Mobiscore
- 9.6 out of 10 (per hectare)
- Nearest De Lijn stop
- Antwerpen Groenplaats, at 322 m
- De Lijn stops within 500 m
8 stops
- Antwerpen Groenplaats322 m
- Antwerpen Wolstraat346 m
- Antwerpen Melkmarkt367 m
- Antwerpen Klapdorp370 m
- Antwerpen Keizerstraat406 m
Show all 8 ▾Show less ▴
- Antwerpen Greesstraat436 m
- Antwerpen Sint-Paulusplaats444 m
- Antwerpen Meirbrug493 m
- Nearest railway station
- Antwerpen-Centraal, 1.6 km as the crow flies
- Low-emission zone
- yes: Lage-emissiezone Antwerpen
Air, noise and greenery
- Nitrogen dioxide (NO2)
- 21.5 µg/m³ on average in 2025; European limit value from 2030: 20 µg/m³; WHO guideline: 10 µg/m³
- Fine particulate matter (PM2.5)
- 10.3 µg/m³ on average in 2025; European limit value from 2030: 10 µg/m³; WHO guideline: 5 µg/m³
- Particulate matter (PM10)
- 19.6 µg/m³ on average in 2025; European limit value from 2030: 20 µg/m³; WHO guideline: 15 µg/m³
- Road traffic noise
- 60 to 64 dB (Lden)
- Rail traffic noise
- no contour: below 55 dB or not mapped
- Green within 250 m
- high green 6 %, low green 2 %, farmland 0 %
- Heatwave days per year
- 7.8 in the current climate
Nearby
- Mobile phone masts within 250 m
- 19 sites, the nearest at 57 m
- Wind turbines within 2 km
- none
- Companies with a class 1 or 2 environmental permit within 500 m
17 companies
- a private individual class 2120 m
- DEMOCO class 2157 m
- a private individual class 2187 m
- AQUAFIN class 1189 m
- MINDMOVER class 2233 m
Show all 17 ▾Show less ▴
- MINDMOVER class 2254 m
- MINDMOVER class 2258 m
- iret development class 2295 m
- MUCC class 1295 m
- Karel de Grote Hogeschool, Katholieke Hogeschool Antwerpen class 2332 m
- a private individual class 2376 m
- MOVAST class 2383 m
- a private individual class 2395 m
- MBG class 2403 m
- a private individual class 1405 m
- a private individual class 1428 m
- DIVANI class 2458 m
- High-voltage line within 1 km
- none
- Railway line within 1 km
- none
- Motorway or expressway within 1 km
- none
Antwerp in figures
- 565,615residents on 1 January 2026Flanders: 6,898,350
- €27,554median net taxable income per tax return (2023)Flanders: €32,191
- ▼5 (less favourable than the region)road accidents with injuries per 1,000 residents (2025)Flanders: 3.3
- 850municipal surcharges on the property tax (2026)Flanders: 913 (median of the municipalities)
- 7%additional municipal income tax (2026)Flanders: 7.5% (median of the municipalities)
- ▼54% (less favourable than the region)of residents sometimes or often feel unsafe in the municipality (2023)Flanders: 33%
- ●70% (around the regional average)of residents are satisfied with their neighbourhood (2023)Flanders: 79%
- ●69% (around the regional average)of residents are satisfied with the municipality (2023)Flanders: 73%
- ●81% (around the regional average)of residents like living in the municipality (2023)Flanders: 88%
- ●42% (around the regional average)of residents have a lot of trust in the police (2023)Flanders: 46%
Explanation
Sources: Statbel (population on 1 January 2026, taxable income 2023, road accidents 2025; CC BY 4.0), Flemish Tax Service and FPS Finance (2026).
Gemeente-Stadsmonitor, Agentschap Binnenlands Bestuur: residents' survey 2023 (a sample, with a margin of error in small municipalities), crime 2025 from the federal police and median prices 2025.
The colour compares each figure on its own with the region: green is at least 15% more favourable, red at least 15% less favourable, orange in between. Prices, taxes, population and income have no colour: they are neither good nor bad. It is not a score of the location.
Sources
StatbelStatbel, taxable incomeFlemish Tax Service and FPS FinanceFPS FinanceGemeente-Stadsmonitor, Agentschap Binnenlands Bestuur▲ more favourable · ● around the average · ▼ less favourable than the region (difference of 15% or more)
Recorded offences by type (2025)
| Type | Per 1,000 residents | Flanders |
|---|---|---|
| All recorded offences | ▼109.9 (less favourable than the region) | 65.7 |
| Other offences | ▼40.3 (less favourable than the region) | 27.6 |
| Fraud | ●6.7 (around the regional average) | 6.2 |
| Damage to property | ▼8.7 (less favourable than the region) | 5.1 |
| Theft and extortion | ▼34.8 (less favourable than the region) | 15.5 |
| Drugs | ▼6.9 (less favourable than the region) | 5.1 |
| Offences against physical integrity | ▼12.5 (less favourable than the region) | 6.1 |
Explanation
Federal police, police crime statistics, via the Gemeente-Stadsmonitor (Agentschap Binnenlands Bestuur). Recorded offences, not the number of crimes: a city with many visitors records more per resident.
▲ more favourable · ● around the average · ▼ less favourable than the region (difference of 15% or more)
Median prices by type (2025)
| Type | Antwerp | Flanders |
|---|---|---|
| All houses | €369,000 | €349,000 |
| Terraced or semi-detached houses | €365,000 | €317,100 |
| Detached houses | €649,500 | €430,000 |
| Flats | €245,000 | €260,000 |
Explanation
Gemeente-Stadsmonitor, Agentschap Binnenlands Bestuur, from Statbel sales: the median of one year, by type of home.
Explanation
The Mobiscore (Departement Omgeving) gives each hectare a score from 0 to 10: how close amenities and public transport are, and how sustainably you can get there. On the Mobiscore website you can see the score for your address, with the sub-scores.
Air quality is the annual average at street level (IRCEL-CELINE). From 2030, stricter limit values apply in the European Union: 20 µg/m³ NO2, 10 µg/m³ PM2.5 and 20 µg/m³ PM10.
Since 2021 the World Health Organization has recommended lower annual averages: 10 µg/m³ NO2, 5 µg/m³ PM2.5 and 15 µg/m³ PM10 (WHO Global Air Quality Guidelines). It is health advice, not a legal limit.
The noise comes from the 2021 strategic noise maps: Lden is the weighted average over day, evening and night. A map starts at 55 dB, and local roads outside the large cities are not on it: no contour therefore does not mean it is quiet there.
The green comes from the Groenkaart Vlaanderen (2024): high green is trees and shrubs, low green is grass, gardens and verges.
Heatwave days: the average number of days per year during a heatwave, in the current climate (VMM, Klimaatportaal Vlaanderen).
Mobile phone masts: the sites with a certificate of conformity in the register of the Departement Omgeving.
Around the address: De Lijn stops from its register, companies with an environmental permit from the Omgevingsloket portal and the permitted wind turbines of the Departement Omgeving (in Flanders); the station, amenities, high-voltage lines, the railway, motorways, low-emission zones and, outside Flanders, the stops, wind turbines and transmitter masts from OpenStreetMap. Distances are as the crow flies from the address point; no figure does not mean you will not notice anything.
Sources
Departement Omgeving (Mobiscore, noise maps, mobile phone masts)IRCEL-CELINE (air quality)ANB (Groenkaart Vlaanderen)VMM (Klimaatportaal Vlaanderen)De Lijn (stops)OpenStreetMap contributors (ODbL)Statbel and the Federal Police (the municipality in figures)Gemeente-Stadsmonitor, Agentschap Binnenlands Bestuur16PurchaseCosts on purchase‹⌂Home›
Registration duties: 2% for your only own home, otherwise 12%; work them out with the price
Calculate
| Registration duties, only own home (2%)2% of the price, minus €1,867 if the price is no more than €220,000 (in Antwerp, Ghent and the Flemish periphery of Brussels: €240,000); for buyers who own no other home or building plot in full ownership and move in within three years (VCF art. 2.9.4.2.11 and 2.9.5.0.5). | – |
|---|---|
| Registration duties, general rate (12%)12% of the price, for any other purchase (VCF art. 2.9.4.1.1). | – |
| Property tax per yearCadastral income × 2.3000 (indexation 2026) × 3.97% × (1 + surcharges / 100), without reductions (modest home, children); whoever owns the property on 1 January pays for the whole year. | – |
| Notary: fees and costs, only own home (reduced fees)Fees according to the statutory scale (decreasing per price bracket), €855 administrative costs, €250 to €450 third-party disbursements (certificates and information), 21% VAT on these, €285 for the transcription and €100 writ duty; excluding the mortgage deed. | – |
| Notary: fees and costs, other purchase (standard fees)Fees according to the statutory scale (decreasing per price bracket), €855 administrative costs, €250 to €450 third-party disbursements (certificates and information), 21% VAT on these, €285 for the transcription and €100 writ duty; excluding the mortgage deed. | – |
The amounts appear here with JavaScript; without scripts, the rates are listed below.
Explanation
The amounts appear as soon as you enter the price and the cadastral income; your browser calculates them and the Perceelscan stores nothing.
The rates
| What | Rate |
|---|---|
| Registration duties, only own home | 2%, minus €1,867 up to a price of €220,000 (€240,000 in Antwerp, Ghent and the Flemish periphery of Brussels) |
| Registration duties, other purchase | 12% |
| Property tax | 3.97% of the indexed cadastral income, plus the surcharges |
| Surcharges 2026 | 850 for the municipality, 160 for the province |
| Notary | fees according to the statutory scale, plus costs and VAT: a range |
We do not know whether you meet the conditions for a reduced rate, so all the rates are shown side by side. Your notary calculates the exact amounts.
The municipality also levies an additional municipal income tax of 7% on the personal income tax of its residents (tax year 2026, FPS Finance).
- Flemish Tax Code (registration duties, property tax)
- Surcharges per municipality (Flemish Tax Service)
- Notary’s fees (Royal Decree of 16 December 1950, Justel)
- Calculator on notaris.be
- Additional municipal income tax per municipality, tax year 2026 (FPS Finance)
Explanation
Registration duties are charged on the price, but never on less than the market value of the property.
Sources
Flemish Tax Code (VCF), art. 2.9.4.1.1, 2.9.4.2.11, 2.9.5.0.5 and 2.1.4.0.1 (Codex Vlaanderen, checked on 26 October 2026)Notary’s fee scale: Royal Decree of 16 December 1950 (Justel) and the notaris.be calculator (1 January 2026)Surcharges and additional municipal income tax 2026: Flemish Tax Service and FPS Finance17PurchaseObligations on purchase‹⌂Home
Required on sale: EPC (energy performance certificate), asbestos certificate, electrical inspection, soil certificate (OVAM) and planning information (renseignements urbanistiques)
- EPC (energy performance certificate)required on saleThe seller has an EPC from the first advertisement and hands it over at the deed; for a flat, also the EPC of the common parts. · Energy Decree (Energiebesluit) art. 9.2.3
- Renovation obligationexemption possible (heritage)Anyone who buys a home with a deed in 2026 or 2027 must reach at least label D within six years (for a deed from 2028: label C) and have a new EPC drawn up. Protected or established heritage and demolition within six years may be exempt. See section 10. · Energy Decree (Energiebesluit) art. 9.3.3 to 9.3.5
- Asbestos certificaterequired on sale if the building predates 2001On the sale of a building built in 2000 or earlier, a valid OVAM asbestos certificate with the sale agreement; otherwise the buyer can seek annulment. The year of construction is not in an open register. · Materials Decree (Materialendecreet) art. 33/14
- Electrical inspectionrequired on sale if the installation predates 1981An inspection by an accredited body on the sale of a home with an installation from before 1 October 1981; after a negative report, the buyer must have the installation brought into compliance within 18 months and inspected again. · RGIE (AREI), book 1, part 8, 8.4.2
- Soil certificate (OVAM)required on saleBefore the sale agreement, the seller requests a soil certificate from OVAM and discloses its content; it is included in the agreement and the deed. See section 12. · Soil Decree (Bodemdecreet) art. 101
- Planning information (renseignements urbanistiques)required on saleThe deed mentions a planning extract no more than one year old; the notary requests it, and the price varies by municipality. · VCRO art. 5.2.1 and 5.2.5 to 5.2.7
- Flood informationto be disclosed on saleThe advertisement and the deed state whether the plot lies in an area at risk of flooding, a designated flood area or a riverbank zone (the P-score and the G-score). See section 11. · Integrated Water Policy Decree art. 1.3.3.3.2
- Archaeology note (archeologienota)with a planning applicationThe plot lies in an archaeological zone: an archaeology note is required with a planning application involving ground works of 100 m² or more. See section 10. · Immovable Heritage Decree (Onroerenderfgoeddecreet) art. 5.4.1
- Protected heritageto be disclosed on saleThe protection follows the property: the advertisement and the deed mention it, and works require an authorisation. See section 10. · Immovable Heritage Decree (Onroerenderfgoeddecreet) art. 6.4.8 and 6.4.9
- Right of pre-emptionnot needed hereNo current right of pre-emption in the register. See section 08. · Land and Property Policy Decree and the property information (VCRO art. 5.2.1)
Explanation
What the law requires on a sale or after a purchase, per region, with the source. The label says whether it is needed here: ‘not needed here’ only if the registers in this report show it. The list is complete for what we check; your notary confirms what applies.
These obligations do not count towards the potential obstacles in section 02.