Syndic24 - 2026 Pricing, Features, Reviews & Alternatives

Syndic24 is online co-ownership management software built specifically for Belgium, where the rules differ from country to country and generic tools fall short.

Why Belgium-specific Matters

Belgian co-ownership is governed by Book 3 of the Civil Code (articles 3.78 to 3.100). That means statutory voting majorities at general meetings, a mandatory working capital fund and reserve fund held on separate bank accounts in the association's name, a normalised chart of accounts above 20 units, and an enterprise number that must appear on every document the association issues. On top of that, water billing follows three different regional systems: CVD/CVA tariff brackets in Wallonia, a linear Vivaqua tariff in Brussels, and a vastrecht plus base/comfort structure in Flanders. Syndic24 implements all of this natively. Software designed for another country does not.

Who it is for

Volunteer syndics who manage the building they live in, small co-ownerships of 2 to 20 units for which professional software is oversized and overpriced, and IPI-licensed professional syndics managing a portfolio of client associations.

What it does

Accounting and finance: double-entry or simplified bookkeeping, financial years with opening, closing and carry-forward, CODA and Excel bank import, supplier invoices, recurring charges and provisions, calls for funds, annual per-owner charge statements as PDF, and debtor reminders sent individually or in bulk.

Charge allocation: thousandths, equal shares, percentages, special quotas, lift keys and custom keys, applied automatically to every statement.

Water and energy: collective, sub-metered or individual water management following each region's rules, plus gas, electricity, heating with 30/70 split and solar meters, private or common, carried into the charge statement.

General meetings: convocations, voting by thousandths, Belgian quorums and majorities, proxies, and minutes with resolutions.

Owner portal: each co-owner gets secure access to their balance, charges, votes and shared documents, so the syndic stops re-sending the same files by email.

Documents: legal PDFs including calls for funds, charge statements, meeting annexes, the association balance sheet and the management account, plus a document library and an email dispatch log.

Pricing

Three plans, all with unlimited buildings. Particulier at EUR 2 per unit per month covers day-to-day management. Premium at EUR 5 adds general meetings, minutes, the owner portal, legal reminders, double-entry accounting and PDF branding. Professionnel at EUR 4 excluding VAT offers exactly the same features as Premium and is reserved for IPI-licensed syndics, with deductible VAT.

Billing counts residential and commercial units only. Cellars, garages, parking spaces and storage boxes are never charged. There is no setup fee, no minimum monthly fee and no per-transaction cost.

Languages and hosting

Interface in French, Dutch and English. Generated documents and support in French and Dutch. GDPR compliant.

What Syndic24 is not

It is management software, not a managing agent. The association keeps its mandate and its legal responsibility. It does not provide legal advice: for interpreting a deed of division or challenging a general meeting decision, a lawyer or notary remains the right contact.