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Everything you need to know before buying real estate is included in our Belgium Property Pack
Belgium house prices are not dropping in 2026 - they're continuing to rise steadily at 3% to 3.8% annually. The Belgian residential property market shows strong fundamentals with stable mortgage rates around 3.2%, robust sales activity up 15% year-over-year, and housing shortages that support continued price appreciation across all regions.
As of September 2025, the Belgian housing market demonstrates healthy growth patterns driven by improved affordability compared to 2023, steady wage indexation keeping pace with housing costs, and favorable tax reforms in both Flanders and Wallonia that have boosted buyer activity. Foreign investors remain active, particularly in Brussels and Antwerp, while rental demand continues rising in major cities with gross yields averaging 4.2% nationally.
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.
Belgian house prices continue rising in 2026 with moderate growth of 3-3.8% annually, supported by housing shortages, stable mortgage rates around 3.2%, and strong sales activity.
The market benefits from favorable tax reforms, wage indexation keeping pace with costs, and sustained demand from both domestic buyers and foreign investors across all regions.
| Indicator | 2025 Data | 2026 Forecast |
|---|---|---|
| National Average House Price | €355,371 (+3%) | €368,000 (+3.6%) |
| Brussels Average House Price | €589,280 (+2.3%) | €608,000 (+3.2%) |
| Property Sales Volume | +15% year-over-year | +8-12% projected |
| Mortgage Interest Rate | 3.22% (June 2025) | 3.1-3.4% range |
| Building Permits | Still low (-5-10%) | Limited recovery expected |
| Rental Yields | 4.2% national average | 4.3-4.5% projected |
| Wage Growth | +3.6% indexation | +2-3% projected |
What's the current average house price in Belgium compared to last year?
The average Belgian house price in 2025 stands at €355,371, representing a solid 3% increase from last year's levels.
Regional variations show Flanders leading with 3.3% growth, Wallonia experiencing stronger 5.4% appreciation, and Brussels maintaining moderate 2.3% increases. These figures reflect a healthy, balanced market recovery after the 2023 cooling period when price growth slowed significantly.
For apartments, the national average reached €271,218, making them more accessible for first-time buyers despite their higher per-square-meter costs. The price difference between property types continues to widen, with apartments commanding €3,064 per square meter compared to €2,049 for houses nationally.
Compared to neighboring countries, Belgian price growth remains moderate and sustainable. While Netherlands experienced 10.8% house price inflation in Q4 2024, Belgium's measured approach reflects stronger market fundamentals without the volatility seen elsewhere in Europe.
It's something we develop in our Belgium property pack.
How much have prices changed in Brussels, Antwerp, Ghent and smaller cities since 2025?
Brussels house prices averaged €589,280 in 2025, up 2.3% year-over-year, while apartments cost €3,422-€3,483 per square meter.
Antwerp shows steady performance with apartments at €2,819 per square meter and houses at €2,393 per square meter, with moderate price changes not exceeding 3% annually. The city benefits from strong international business presence and port-related economic activity supporting property demand.
Ghent demonstrates robust fundamentals with apartments at €3,470 per square meter and houses at €2,763 per square meter. The city's combination of university population, tech companies, and cultural attractions creates sustained demand from students, young professionals, and investors.
Smaller cities like Namur and Charleroi offer significant value opportunities, with prices 40-50% below Brussels levels while experiencing above-national growth rates in many cases. These markets attract buyers seeking affordability while maintaining accessibility to major employment centers.
Regional price leadership shows Flemish Brabant and Walloon Brabant as the most expensive provinces, while West Flanders and Hainaut offer the most affordable entry points for property investment.
Are the number of houses being sold higher or lower than a year ago?
Property sales surged dramatically in 2025, with transactions up 15-16% year-over-year nationwide, hitting record levels in some regions.
Flanders outperformed with 18% higher sales volumes, while Brussels registered an 8.6% increase. This sales boom reflects improved market confidence as buyers abandon wait-and-see approaches, realizing that mortgage rates won't return to pre-2022 lows.
The transaction surge indicates strong underlying demand that had been suppressed during the 2023 market cooling. Buyers are now acting on improved affordability conditions created by stable mortgage rates around 3.2% combined with wage indexation.
Market velocity has increased significantly, with properties selling more quickly than in previous years. The combination of limited inventory and strong buyer demand creates competitive conditions favoring sellers in most market segments.
This elevated transaction activity supports continued price appreciation, as increased sales volumes typically correlate with upward price pressure when supply remains constrained.
What's happening with the number of new building permits being issued in Belgium right now?
New building permits remain near decade lows, down 5-10% versus last year nationally, despite minor regional rebounds in some areas.
The Walloon Region showed some improvement with permits for new residential buildings increasing 18.4% in certain months, while Flanders experienced an 11.8% decrease. Brussels-Capital Region issued permits for only 7 new residential buildings in recent reporting periods.
This persistent shortage of new construction approvals stems from multiple factors: high construction costs, stringent energy efficiency requirements, land scarcity, and complex regulatory processes. Material prices remain elevated, while strict environmental legislation adds development costs.
Labour shortages in the construction sector compound these challenges, with skilled workers increasingly difficult to find. Construction sector output is predicted to grow only 0.5-1% in 2025-26, well below historic averages.
The combination of low building permits and rising demand creates a supply-demand imbalance that supports continued price appreciation across all property types and regions.
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How have mortgage interest rates in Belgium moved since 2025?
Belgian mortgage interest rates decreased slightly in 2025, with current average rates at 3.22% in June 2025, down from 3.36% at the end of 2024.
The European Central Bank's monetary policy adjustments led to modest rate reductions, improving borrowing capacity for homebuyers. For 5-10 year fixed-rate mortgages, rates averaged 3.23% in October 2024, following a general decline throughout 2024.
Bank lending rates fell to 3.52% in June 2025 from 3.63% in May, reflecting improved liquidity conditions. Long-term rates are expected to stabilize around current levels, with potential slight increases during 2026 as ECB policy normalizes.
Mortgage rate stability creates predictable borrowing costs for homebuyers, supporting sustained market activity. Banks maintain responsible lending standards while competition for quality borrowers keeps rates competitive.
The rate environment favors fixed-rate mortgages for most borrowers, providing payment certainty over loan terms typically ranging 15-25 years.
What's the average monthly mortgage payment today compared to last year for a standard Belgian household?
Monthly mortgage affordability has improved for Belgian households, with payments representing approximately 28% of average household income, down from higher ratios in 2023.
While specific monthly payment figures aren't available, the combination of slightly lower interest rates and wage indexation growth of 3.6% has enhanced purchasing power. The same monthly payment allows borrowers to qualify for higher loan amounts compared to peak rate periods.
Belgian households benefit from the country's unique automatic wage indexation system, which ensures salaries keep pace with living costs. This mechanism provides a buffer against housing affordability pressures that affect other European markets.
Banks typically require that total monthly credit obligations not exceed 35-40% of net household income. Current market conditions allow many buyers to stay within these guidelines while purchasing desired properties.
For a standard €300,000 mortgage over 20 years at current rates, monthly payments approximate €1,650-€1,750, manageable for households earning €4,500-€5,000 monthly net income.
Are Belgian wages keeping up with housing costs or falling behind?
Belgian wages are successfully keeping pace with housing costs, thanks to the country's automatic indexation system ensuring salary adjustments match cost-of-living increases.
Wage growth reached 3.6% in 2025 due to automatic indexation, closely matching the 3% national house price growth. Projected wage increases of 2-3% annually through 2026 should continue tracking property price appreciation.
This wage-housing cost alignment makes Belgium unique in Europe, where many countries struggle with affordability gaps. While Dutch workers lost 31% purchasing power due to 31% property growth against 8% wage increases since 2021, Belgian workers maintained relative parity.
The indexation system creates market stability by preventing the affordability crises plaguing Amsterdam, Paris, or Munich. Young professionals retain access to homeownership opportunities that are disappearing in neighboring markets.
It's something we develop in our Belgium property pack.
How many houses are sitting on the market for more than three months compared to last year?
Housing inventory sitting on the market for extended periods has decreased significantly, with properties selling more quickly due to increased buyer activity and limited supply.
The 15% surge in sales activity indicates reduced time-on-market across most property types and locations. Strong demand coupled with limited new construction creates competitive conditions favoring faster sales.
Market velocity improvements reflect buyer confidence returning as mortgage rates stabilized and affordability conditions improved. Properties in desirable locations and good condition often receive multiple offers within weeks of listing.
Regional variations exist, with Brussels and Antwerp experiencing the fastest turnover due to international buyer activity, while smaller cities may still see longer marketing periods for premium properties.
Energy-efficient properties sell particularly quickly, benefiting from both buyer preferences and favorable financing terms. Properties with poor energy ratings face longer marketing periods and potential price discounts.
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 foreign buyers still active in Belgium or pulling back?
Foreign buyers remain highly active in the Belgian property market, particularly in Brussels and Antwerp, showing no signs of retreat in 2025.
Brussels attracts significant international investment due to its status as the European Union capital, drawing diplomats, international business executives, and institutional investors. The city's multilingual environment and EU institutions create sustained demand from expatriate professionals.
Antwerp benefits from its position as a major European port and diamond trading center, attracting both European and international investors. The city's cultural offerings and relatively affordable prices compared to Amsterdam or London support continued foreign interest.
Belgium's stable political environment, favorable property laws allowing foreign ownership without restrictions, and competitive tax structures maintain appeal for international buyers. Recent tax reforms in Flanders and Wallonia have enhanced attractiveness by reducing transaction costs.
European buyers particularly favor Belgian properties as safe-haven investments, especially compared to more volatile markets in Eastern Europe or higher-priced alternatives in Switzerland and Luxembourg.
Is rental demand rising in big cities like Brussels and Antwerp, and how are rents moving?
Rental demand is surging in Brussels, Ghent, and Antwerp, driven by strong economic activity, student populations, and international professionals.
Brussels average rents reached €1,000+ monthly, up over 5% year-over-year, with gross rental yields averaging above 4% for apartments. The capital's role as EU headquarters ensures consistent demand from diplomats, lobbyists, and international organization staff.
Antwerp rental market benefits from port activities, university students, and young professionals attracted to the city's cultural scene. Strong job creation in logistics, technology, and creative industries supports rental demand growth.
Ghent shows particularly robust rental fundamentals due to its major university, growing tech sector, and appeals to young professionals. The city's combination of historic charm and modern amenities creates competition among renters.
National gross rental yields average 4.2%, with Brussels apartments offering attractive returns for investors. Rising rents reflect underlying housing shortages in urban areas where job creation outpaces housing supply.
What's happening with construction costs and availability of materials and workers in Belgium?
Construction costs remain elevated due to persistent material price inflation and acute skilled labor shortages across Belgium's building sector.
Material costs stay high despite some stabilization, with energy-efficient building requirements adding premium costs for specialized insulation, windows, and heating systems. Strict environmental regulations mandate expensive compliance measures that increase development budgets.
Labor shortages plague the construction industry, with skilled workers increasingly difficult to recruit and retain. Aging workforce demographics and limited vocational training programs exacerbate these challenges, driving up labor costs.
Supply chain disruptions continue affecting material availability, particularly for specialized energy-efficient products required by current building codes. Lead times for certain materials remain extended compared to pre-2022 levels.
It's something we develop in our Belgium property pack.
Are banks tightening or loosening their lending rules for Belgian homebuyers in 2026?
Belgian banks maintain responsible but stable lending standards, with loan approvals increasing in 2025 without significant tightening of criteria.
Banks continue exercising prudent risk management while competing for quality borrowers, keeping lending standards consistent with 2024 levels. The 35-40% debt-to-income ratio requirement remains standard across major lenders.
Mortgage approval processes benefit from improved economic conditions and borrower confidence, with applications rising alongside sales activity. Banks report strong loan origination volumes supporting the increased transaction activity.
Energy-efficient property financing receives preferential treatment, with some lenders offering rate discounts for homes with high energy performance certificates. This policy supports Belgium's environmental objectives while incentivizing efficient property investment.
Regulatory oversight from the National Bank of Belgium ensures responsible lending practices while avoiding overly restrictive policies that could harm legitimate homebuyer access to financing.
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.
Belgian house prices continue their upward trajectory in 2026, supported by fundamental market strengths including housing shortages, stable financing conditions, and sustained domestic and international demand.
For potential buyers and investors, Belgium offers a balanced opportunity combining moderate but steady appreciation, strong rental yields, and market stability backed by unique wage indexation policies that maintain affordability over time.
Sources
- Average house prices in Belgium
- ING house prices Belgium forecast 2025
- Belgium property price forecasts
- Belgium house prices Q1 2025
- Building permits February 2025
- Belgium building permits data
- Building permits lowest decade level
- Belgium mortgage interest rates
- Belgium mortgage loans Q2 2025
- Property sales rise Belgium 2025