You can sell outright to free the full capital, or use a life annuity (viager) for an upfront sum plus monthly income. Selling a main residence is exempt from the 16.5% capital-gains tax (Notaire.be, 2026). If a family member holds power of attorney, they can sign for you.
Moving into a care or retirement home often means turning bricks into a monthly budget. Two structures dominate, and they suit different needs. A straightforward sale releases the entire value at once, which is ideal when the residence’s fees and any healthcare costs need a large, liquid reserve. Because the property being sold is a main residence, the gain is exempt from the 16.5% speculative capital-gains tax (Notaire.be, 2026), so the proceeds arrive intact.
The alternative is a life annuity, or viager. Here the seller receives an upfront lump sum, the bouquet, plus a guaranteed monthly payment, the rente viagère, for the rest of their life. In market practice the bouquet often represents around 20% to 30% of the property’s value, with the balance converted into the annuity (estate-value.be, 2026). A viager libre, where the buyer takes possession immediately, fits a senior who has already left for a care home, since the seller no longer needs to occupy the property. The counter-intuitive appeal is that the annuity income is treated favourably for tax and provides a predictable monthly top-up that a lump sum, once spent, cannot.
Capacity and representation deserve early attention. A senior who can no longer easily attend a notary can grant a notarial power of attorney to a trusted relative to sign the sale on their behalf. Where cognitive capacity is reduced, a court-appointed administrator (administration des biens) may be required, and the judge’s authorisation is then needed to sell. Planning this before a crisis avoids a sale stalling at the worst possible moment.
Practical preparation is the same as any sale: an accurate valuation, an EPC (PEB), an electrical compliance certificate (CE) and a clear-eyed choice between speed and price. The right structure depends on the family’s cash-flow needs, the presence of heirs and how long the residence is expected to be needed.
At a glance
| Option | You receive | Best when |
|---|---|---|
| Outright sale | Full value in one payment | Large reserve needed for fees and care |
| Viager libre | Bouquet (about 20% to 30%) plus monthly annuity | Home already vacated for a care home |
| Power of attorney | A relative signs for you | Senior cannot easily attend the notary |
| Judicial administration | Sale needs judge’s authorisation | Reduced capacity, appointed administrator |
| Tax note | Main residence exempt from 16.5% capital gains (Notaire.be, 2026) | Selling your own home |