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Everything you need to know before buying real estate is included in our Belgium Property Pack
Finding the most affordable property markets in Belgium requires understanding regional price variations and local market dynamics.
As of September 2025, the provinces of Hainaut, Liège, and Namur offer the lowest property prices per square meter in Belgium, with Hainaut posting the absolute cheapest averages for both apartments and houses nationwide.
If you want to go deeper, you can check our pack of documents related to the real estate market in Belgium, based on reliable facts and data, not opinions or rumors.
The cheapest property markets in Belgium are concentrated in Wallonia, particularly in Hainaut province where apartments average €1,847/m² and houses €1,411/m².
Small one-bedroom apartments in these affordable regions typically cost between €90,000-€130,000, while transaction costs including registration duty add 11-15% to the purchase price.
| Province | Apartment Price (€/m²) | House Price (€/m²) | Rental Yield | Travel to Brussels | 5-Year Price Growth |
|---|---|---|---|---|---|
| Hainaut | €1,847 | €1,411 | 4.5-5.6% | 1 hour | ~2.7-3%/year |
| Liège | €2,292 | €1,708 | 5-6% | 35 minutes | ~2.8%/year |
| Luxembourg Province | €2,448 | €1,620 | 4-4.5% | 2+ hours | ~2%/year |
| Namur | €2,350 | €1,650 | 4.5-5% | 1 hour | ~2.5%/year |
Where in Belgium are property prices currently the lowest per square meter?
Hainaut province offers the absolute lowest property prices in Belgium as of September 2025.
In Hainaut, apartments average €1,847 per square meter while houses cost €1,411 per square meter on average. This makes Hainaut significantly cheaper than the national averages, with some areas within the province offering even lower prices in smaller towns and rural locations.
Liège province ranks second for affordability, with apartments at €2,292 per square meter and houses at €1,708 per square meter. The province of Luxembourg follows closely with apartment prices at €2,448 per square meter and house prices at €1,620 per square meter.
Namur province also offers competitive pricing, with properties generally priced between the Luxembourg and Liège averages. These four provinces in Wallonia consistently offer the most affordable property options compared to Flanders and Brussels.
It's something we develop in our Belgium property pack.
What are the cheapest cities or regions to buy an apartment versus a house?
Houses are consistently cheaper per square meter than apartments across all Belgian regions.
In the cheapest markets like Hainaut, houses cost €436 per square meter less than apartments (€1,411/m² vs €1,847/m²). This price difference means a 100-square-meter house in Hainaut costs approximately €43,600 less than a similar-sized apartment.
Charleroi in Hainaut province and Liège city offer the best value for apartment purchases among larger urban centers. Dison in Liège province was recently identified as having Belgium's lowest apartment prices per square meter.
For house purchases, rural areas within Hainaut, Liège, and Luxembourg provinces provide the steepest discounts. Small towns like Mons, Tournai, and areas around Namur offer particularly good value for detached and semi-detached houses.
How much does a small one-bedroom apartment cost in the most affordable areas right now?
A small one-bedroom apartment in Belgium's cheapest regions typically costs between €90,000 and €130,000 as of September 2025.
In Hainaut province, a 45-square-meter one-bedroom apartment would cost approximately €83,115 based on the average price of €1,847 per square meter. However, actual market prices often range from €90,000 to €120,000 depending on the specific location and condition of the property.
In Liège, a similar 45-square-meter apartment would cost around €103,140 at the average rate of €2,292 per square meter. Real market prices in Liège typically fall between €95,000 and €130,000 for one-bedroom units.
Rural towns and smaller municipalities within these provinces can offer one-bedroom apartments for under €90,000, particularly in areas requiring renovation or located further from transport links.
What is the typical price per square meter for houses in the least expensive regions?
Houses in Belgium's most affordable regions average between €1,411 and €1,708 per square meter.
Hainaut province leads with the lowest house prices at €1,411 per square meter, meaning a typical 90-square-meter townhouse costs approximately €127,000. This represents exceptional value compared to national averages.
Luxembourg province offers house prices at €1,620 per square meter, while Liège province averages €1,708 per square meter for residential properties. Namur province typically falls between €1,650-€1,700 per square meter for houses.
Rural areas within these provinces often see prices drop below €1,200 per square meter, particularly for older properties or those requiring modernization. Some small towns routinely offer complete houses for under €120,000.
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Which provinces or towns have shown the slowest price growth over the past five years?
Wallonia region, including Hainaut and Liège provinces, has experienced the slowest property price growth in Belgium over the past five years.
Hainaut province has seen annual price increases of only 2.7-3% since 2020, significantly below the national average. This modest growth is attributed to weaker economic momentum and limited population growth compared to Flanders.
Liège province has experienced similar growth rates of approximately 2.8% annually, while Luxembourg province has seen even slower appreciation at around 2% per year. These growth rates contrast sharply with some Flemish municipalities that have seen 4-6% annual increases.
Brussels and the broader Wallonia region have consistently underperformed national price growth trends, with annual increases remaining below 3% throughout the 2020-2025 period. This creates opportunities for buyers seeking affordable entry points with potential for future appreciation.
Are there upcoming infrastructure projects that could change prices in these cheaper areas?
Several major infrastructure projects are planned for Belgium's affordable regions that could impact future property values.
The Boucle du Hainaut transport improvement project aims to enhance rail connectivity within Hainaut province and strengthen links to Brussels and other major cities. This project could improve commuter access and potentially boost property demand in currently affordable areas.
Liège benefits from existing high-speed rail infrastructure with 35-minute connections to Brussels, and additional transport upgrades are planned to enhance regional connectivity. New road improvements and public transport expansions are scheduled for implementation through 2026-2027.
Charleroi and the broader Hainaut region are seeing investments in logistics infrastructure due to their strategic location. Namur province is also benefiting from planned highway improvements and enhanced rail services.
It's something we develop in our Belgium property pack.
How do transaction costs, taxes, and notary fees vary across the cheapest places?
Transaction costs in Belgium's cheapest regions typically total 11-15% of the purchase price.
Registration duty represents the largest cost component at 12.5% in Wallonia (including Hainaut, Liège, and Namur) and Brussels region. Flanders charges 12% registration duty, but offers reduced rates of 3% for primary residences, making Flanders potentially more cost-effective for first-time homebuyers.
Notary fees are standardized across Belgium at approximately 1% of the sale price, regardless of location. Legal fees and other administrative costs typically add another 1-2% to the total transaction cost.
Property taxes are generally lower in Wallonia, with an effective rate of about 1.25% of the cadastral value annually. This represents a significant ongoing cost advantage compared to higher property tax rates in some Flemish municipalities.
First-time buyers and energy-efficient renovations may qualify for reduced registration duty rates as low as 6% in some circumstances, making the already affordable Wallonia markets even more accessible.
What are rental yields like if I buy in the most affordable parts of Belgium?
Belgium's cheapest property markets offer attractive rental yields ranging from 4.5% to 6% gross annually.
Liège delivers some of the best rental yields in Belgium, with gross returns of 5-6% annually. Student accommodation and studios near the university often achieve yields at the higher end of this range, sometimes exceeding 6%.
Charleroi in Hainaut province offers similar yields of 5.6% or higher, particularly for properties in well-connected areas near employment centers. The lower purchase prices in Charleroi combined with steady rental demand create favorable investment conditions.
Hainaut province overall typically generates yields of 4.5-5%, which compares favorably to more expensive markets like Bruges or Ghent where yields often fall below 4%. These higher yields in affordable areas help offset slower capital appreciation rates.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Belgium versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Are these low-cost regions easy to access by train or car from Brussels or Antwerp?
Belgium's affordable property regions offer excellent transport connectivity to major employment centers.
Liège provides the best connectivity with high-speed rail service reaching Brussels in just 35 minutes. Frequent departures throughout the day make Liège highly practical for commuters working in Brussels while benefiting from lower property costs.
Charleroi offers direct train service to Brussels in under one hour, making it accessible for daily commuting. The city also benefits from good highway connections to both Brussels and Antwerp via the Belgian motorway network.
Hainaut province towns like Mons and Tournai connect to Brussels within 1-1.5 hours by train or car. The extensive motorway system provides reliable road access, while regional rail services offer public transport alternatives.
Namur sits strategically between Brussels and the Ardennes, with good rail and highway connections making it accessible within one hour from Brussels and 1.5 hours from Antwerp.
What kind of amenities can I expect in these cheaper locations?
Belgium's affordable regions offer varying levels of amenities depending on town size and location.
Major cities like Liège, Charleroi, and Namur provide comprehensive amenities including universities, regional hospitals, shopping centers, and cultural facilities. These provincial capitals maintain full urban services despite lower property costs.
Medium-sized towns throughout Hainaut and Liège provinces typically offer basic services including primary and secondary schools, local medical facilities, supermarkets, and essential retail. Most towns have adequate infrastructure for daily living needs.
Rural villages and smaller municipalities may have limited amenities, often requiring travel to larger towns for specialized services like hospitals or secondary schools. However, these areas offer tranquility and often better value for money.
French is the primary language in these Wallonia regions, and services for expats are increasingly available in university towns and larger cities. Internet connectivity and modern utilities are generally reliable throughout the region.
How easy is it to resell a property in these low-priced areas if I change my mind later?
Property resale liquidity varies significantly between urban centers and rural areas in Belgium's cheapest regions.
Provincial capitals like Liège, Charleroi, and Namur offer much better resale prospects due to local employment, student populations, and ongoing demand. Properties in these cities typically sell within 2-3 months under normal market conditions.
Smaller towns and rural areas experience slower resale markets, with properties sometimes taking 6-12 months to sell depending on location and property type. Remote villages or areas with limited amenities face the longest selling times.
Properties near transport links, schools, or employment centers maintain better liquidity regardless of overall regional pricing. Well-maintained properties in good locations within affordable regions generally find buyers, though patience may be required.
The steady rental demand in these areas provides an alternative exit strategy, allowing owners to generate income while waiting for optimal selling conditions.
It's something we develop in our Belgium property pack.
Are there any government incentives or tax advantages for buying in these cheaper regions?
Belgium offers several incentives that particularly benefit buyers in affordable regions.
Wallonia provides reduced registration duty for first-time homebuyers and energy-efficient properties, with rates potentially dropping to 6% or lower for qualifying "modest dwellings." This significantly reduces the cost barrier for entry-level buyers.
Some municipalities in Hainaut and Liège provinces offer local grants for homebuyers or renovation projects, especially in areas targeted for revitalization. These grants are typically modest and may be means-tested or capped by budget availability.
Energy efficiency renovations qualify for various tax incentives and grants across all Belgian regions, making older properties in affordable areas potentially more attractive when factoring in renovation support.
Regional development programs occasionally provide additional incentives for buyers willing to relocate to specific municipalities, though these vary by local government priorities and available funding.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Belgium's cheapest property markets in Wallonia offer compelling opportunities for both investors and residents seeking affordable European real estate.
While these regions show slower price appreciation, they compensate with higher rental yields, lower transaction costs, and excellent connectivity to major employment centers like Brussels and Antwerp.
Sources
- Immoweb Price Database
- Belgium Price Forecasts - InvestRopa
- Portugal Business News - Cheapest European Cities
- Brussels Times - Property Prices
- Brussels Times - Market Slowdown
- BlackRidge Research - Infrastructure Projects
- Elia Infrastructure Projects
- Belgium Real Estate Market Trends - InvestRopa
- DLA Piper Real World - Belgium Taxation
- CMS Law - Transaction Costs Belgium