Syndic software in Belgium: choosing among nine solutions

The general meeting has just appointed you volunteer syndic, the outgoing syndic has handed you three binders and a spreadsheet, and the first call for funds is due in a month. You need syndic software. Or you work in a syndic firm and the current program can no longer keep up. Either way, you open a dozen websites that all promise the same thing: accounting, meetings, a co-owner portal.

The difference lies elsewhere: who the tool is designed for, what it really costs for your building, which language it works in, and who answers on the day you get stuck on an allocation key. These are the criteria we used to rank nine solutions active in Belgium. The price table is further up, the detailed profiles further down. Here, we explain our choices and do the maths.

How did we build this ranking?

All the data comes from the providers' official websites, read on 25.09.2026. No price was taken from another comparison, none was estimated. When a provider does not publish its price, its billing unit or the VAT treatment, we write "not published" or "not specified". We did not open an account with each one: this ranking compares published offers, not user experiences.

Six criteria counted, in this order:

• the target audience: a tool designed for the volunteer syndic of a small building or for a firm managing a portfolio;
• human support: a team of experts you can reach, or software alone;
• languages: in Brussels, one co-ownership can bring together French-speaking and Dutch-speaking co-owners, and the Dutch version then matters;
• price transparency: published price, clear unit (per unit or per building), VAT stated;
• the Belgian compliance commitments on display, such as the standard chart of accounts or the calculation of majorities;
• options useful to the syndic: registration with the KBO/BCE, insurance, annual service charge statement.

Syndic Yourself comes first for the reasons set out below. Next, we placed the tools that are aimed first at the volunteer syndic and publish a price per unit with VAT: Syndic24, then OpenACP (OpenVME in Dutch). Konvivio follows, with a clear price but per building and excluding VAT. SyndicIA comes after that: published price, but VAT not specified and no Dutch version seen. oownee is also aimed at volunteers but publishes no price for Belgium. Finally, three tools for professionals close the list: SNDQ, Optipro and MySyndicPro, the latter still in private beta. Their rank says nothing about their quality for a firm; it says they match less well the most common situation on this site, that of a small building managed by a neighbour.

Why does Syndic Yourself come first?

First things first: it is not the cheapest. If price is your only criterion, other rows in the table will suit you better. Our choice rests on the fact that Syndic Yourself is not just software.

The provider presents itself as an online platform backed by a team of experts in accounting, law and co-ownership, which supports the volunteer syndic from start to finish. It is not a professional syndic: the mandate stays with you. But when a question goes beyond the screen (a co-owner disputes their share, an insurance invoice fits no allocation key), someone answers. For a volunteer who is starting out, our reading is simple: that is what is missing, far more than an extra feature.

Four facts support our ranking:

1. The service works in French and in Dutch, with a complete Dutch-language website.
2. Prices are published per unit and including VAT, with no recalculation needed.
3. The syndic's administrative obligations are covered by priced options: registration of the syndic with the KBO/BCE and registration of the association with the KBO/BCE at €40 each plus KBO/BCE fees, syndic liability insurance at €75 per year, legal expenses cover at €25 per unit per year, accounts auditor from €355.
4. An accounting option hands the monthly bookkeeping and the annual statement for the meeting to the team of experts.

How much does support cost compared with software alone?

Let us be honest: more. The Basic plan (€5 per unit per month) includes neither expert hours nor insurance. At that level, you are paying for a platform, and Syndic24 Premium or SyndicIA cost as much or less. The difference becomes justified from Premium onwards.

Premium costs €3 more than Basic per unit per month and adds 3 hours of expert assistance. For 6 units, the difference comes to €216 per year. For reference, the same provider sells the 3-hour support pack at €240. VIP adds 2 expert hours, syndic liability insurance and legal expenses cover. For 6 units, those two insurance policies bought as options would cost €75 plus €150, or €225 per year. The expert hours must be used within the 12 months following signature, and a set-up fee of €185 is added in the first year.

Our reading: if you never intend to call an expert, the Basic plan has no price advantage over software alone. If you want someone to talk to, Premium is the plan that makes the most sense.

How much does software cost for a 6-unit building?

Let us take a typical case, built for the example: a building with six apartments, six charged units, with no cellar or garage counted separately. We applied to this case the prices per unit or per building published on 25.09.2026. Plans with no published price, or whose unit is not specified, are not included.

Three clarifications. The Konvivio row is our conversion: €15 excl. VAT plus 21% VAT gives €18.15 incl. VAT. The SyndicIA amount is shown without any mention of VAT, since the provider does not specify it. At Syndic24, cellars, garages, parking spaces and lock-ups are not charged: in a building with many of them, the gap widens in its favour.

At Syndic Yourself, the accounting option is added to the subscription: €6.0 per unit per month for a 6-unit building, or €36 per month. The page for this option does not specify VAT; the pricing page states that all prices include VAT. The OpenACP Coached plan (€13 incl. VAT per unit per month, with a maximum of 6 expert hours per year) is the only other plan in the table that includes expert hours: €78 per month for 6 units.

These prices change. Check them on the provider's website before deciding, and ask for written confirmation for your number of units. To set these amounts against a professional's fees, see our page on the cost of a syndic in Belgium.

The points to check before signing

A good price is not enough. Before committing, put these six questions to the provider, in writing if possible.

• Is the chart of accounts compliant? Above twenty units, the accounts must follow the minimum standard chart of accounts laid down by the Royal Decree of 12 July 2012; below that, simplified accounts are allowed (art. 3.89, § 5, 15°, of the Civil Code). Ask whether the tool produces a compliant balance sheet and accounts. The page on co-ownership accounting and the MAR/PCMN details what is required.
• Is registration with the KBO/BCE provided for? Every syndic, volunteers included, has their mandate entered in the Crossroads Bank for Enterprises (art. 3.89, § 3, of the Civil Code). Some providers offer it as an option, others do not. The procedure is described on the page about becoming a volunteer syndic.
• Is there a Dutch version? If even one co-owner reads Dutch more easily, check that the portal, the meeting notices and the statements exist in their language.
• Can you get your data back? The day you change tool or syndic, the complete file must follow. Ask in what format the entries, the supporting documents and the list of co-owners can be exported.
• Who answers when you get stuck? Written support, telephone, expert hours included or paid for: the answer separates supported platforms from software alone.
• How are units counted? If cellars, garages and lock-ups are charged like apartments, the annual cost of a building with many of them rises accordingly.

Software alone or support: our position

We do not recommend software alone to a volunteer syndic who has never kept accounts and is taking over a building whose file is incomplete. The software will help them enter data, not understand why the statement does not add up. In that case, a plan with expert hours costs more each month but avoids mistakes that are paid for at the next meeting.

Conversely, an experienced volunteer, in a building of three or four units without heavy equipment, does not need to pay for support. Low-cost software, or even the OpenACP free plan, will do the job.

Firms play in another category. They are looking for a portfolio tool, volume tiers, multiple user accesses: the solutions for professionals at the bottom of the ranking are designed for that.

To go further on the role itself, reread our page on the volunteer syndic. If you are only looking for a volunteer's tool, our comparison of the best software for a volunteer syndic narrows the choice. All our comparisons are gathered on the comparisons page.