Authored by the expert who managed and guided the team behind the Belgium Property Pack
Everything you need to know before buying real estate is included in our Belgium Property Pack
Belgium's housing market offers distinct price ranges across its three regions, with significant variations in cost per square meter depending on location and property type.
As of September 2025, the average price per square meter for houses ranges from €2,049 to €2,400 nationally, while apartments command higher prices at €3,064 to €3,483 per square meter. Brussels remains the most expensive region, followed by Flanders, with Wallonia offering the most affordable options for property buyers.
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.
Belgium's property market shows clear regional price differences, with Brussels commanding premium prices and Wallonia offering the most affordable options for buyers.
New builds in prime locations can exceed €7,000 per square meter, while older properties in rural areas start around €1,200 per square meter.
| Region | Houses (€/m²) | Apartments (€/m²) |
|---|---|---|
| Brussels | €3,308 | €3,423 |
| Flanders | €2,257-€2,539 | €2,890-€3,260 |
| Wallonia | €1,411-€1,708 | €1,847-€2,292 |
| National Average | €2,049-€2,400 | €3,064-€3,483 |
How much does it currently cost per square meter to buy a house in Belgium?
As of September 2025, the average price per square meter for houses in Belgium ranges from €2,049 to €2,400 nationally.
This national average masks significant regional variations, with Brussels commanding the highest prices at €3,308 per square meter for houses. Flanders follows with prices between €2,257 and €2,539 per square meter, while Wallonia offers the most affordable options at €1,411 to €1,708 per square meter.
For apartments, prices are generally higher across all regions, with a national average ranging from €3,064 to €3,483 per square meter. The premium for apartments reflects their typical urban locations and modern amenities compared to houses, which are often found in suburban or rural areas.
These prices represent the current market conditions and reflect steady growth patterns observed throughout 2024 and into 2025. Property buyers should expect variations within these ranges based on specific location, property condition, and local market dynamics.
It's something we develop in our Belgium property pack.
What is the average price per square meter in Brussels compared to Flanders and Wallonia?
Brussels commands the highest property prices in Belgium, with houses averaging €3,308 per square meter and apartments at €3,423 per square meter.
Within Brussels, the most expensive communes like Ixelles and Etterbeek regularly exceed €4,000 per square meter for both houses and apartments. These premium areas attract buyers seeking urban lifestyle amenities, excellent public transport connections, and proximity to European institutions.
Flanders occupies the middle ground with house prices ranging from €2,257 to €2,539 per square meter and apartments from €2,890 to €3,260 per square meter. Major Flemish cities like Antwerp and Ghent drive these higher averages, while smaller towns and rural areas within the region offer more affordable options.
Wallonia provides the most budget-friendly options for property buyers, with houses priced between €1,411 and €1,708 per square meter and apartments from €1,847 to €2,292 per square meter. Despite lower prices, many Walloon cities have experienced notable growth due to buyers seeking value and space outside Brussels.
How do prices per square meter differ between city centers and suburban or rural areas?
City centers in Brussels and major Flemish cities command premium prices ranging from €3,250 to €4,250 per square meter, with some new builds reaching even higher levels.
Prime Brussels locations and central areas of cities like Antwerp, Ghent, and Leuven represent the most expensive segments of the Belgian property market. These areas offer walkability, cultural amenities, and proximity to employment centers, justifying their premium pricing.
Suburban areas typically offer more space and family-friendly environments at moderate price points, usually 20-30% below city center rates. These locations provide good transport links while offering better value for money compared to urban cores.
Rural areas and smaller towns, particularly in Wallonia, can see prices drop significantly to €1,200 to €2,000 per square meter. These areas appeal to buyers seeking larger properties, peaceful environments, and maximum value for their investment, though they may require longer commutes to major employment centers.
What is the typical range of prices per square meter for newly built houses versus older ones?
Newly built houses and apartments in Brussels command premium prices ranging from €4,250 to €7,000 per square meter in prime locations.
| Property Type | New Build Price (€/m²) | Older Property Price (€/m²) |
|---|---|---|
| Brussels Prime | €4,250-€7,000 | €2,500-€4,000 |
| Flanders Urban | €3,000-€4,500 | €2,000-€3,200 |
| Wallonia Cities | €2,200-€3,200 | €1,400-€2,500 |
| Rural Areas | €1,800-€2,800 | €1,200-€2,000 |
New builds attract buyers with modern energy efficiency standards, contemporary layouts, and reduced maintenance requirements. These properties often come with warranties and meet current building regulations, justifying their premium pricing over older alternatives.
Older houses typically range from €1,200 to €2,500 per square meter depending on condition and location. Well-maintained period properties in desirable areas can command prices closer to new builds, while properties requiring renovation offer entry points for budget-conscious buyers.
How much do luxury houses in Belgium cost per square meter compared to standard houses?
Luxury houses and apartments in top Brussels communes regularly exceed €5,000 to €7,000 per square meter, representing significant premiums over standard properties.
High-end properties in prestigious areas like Uccle, Ixelles, and Etterbeek command these premium prices due to their exceptional locations, architectural quality, and exclusive amenities. These properties often feature historic charm, large gardens, or modern luxury finishes that appeal to affluent buyers.
Standard houses across Belgium typically range from €2,000 to €3,400 per square meter depending on location and condition. This represents the mainstream market where most transactions occur, offering good quality housing without luxury premium pricing.
The luxury premium can reach 100-150% above standard property prices in the same area. Buyers of luxury properties prioritize location prestige, unique features, and exclusivity over value considerations that drive standard market transactions.
Investment potential for luxury properties often focuses on capital appreciation rather than rental yields, as these properties target owner-occupiers rather than rental tenants.
What are the cheapest provinces in Belgium when you calculate price per square meter?
Hainaut province offers the most affordable property prices in Belgium, with houses at €1,411 per square meter and apartments at €1,847 per square meter.
Luxembourg province (Belgian Luxembourg) follows as the second most affordable option, with house prices at €1,620 per square meter and apartments at €2,448 per square meter. This province offers scenic rural landscapes and proximity to the Luxembourg border for cross-border workers.
Namur province provides moderate affordability with houses at €1,673 per square meter and apartments at €2,553 per square meter. The provincial capital offers good amenities while maintaining reasonable property prices compared to Brussels or major Flemish cities.
Liège province rounds out the affordable options with houses at €1,708 per square meter and apartments at €2,292 per square meter. As a major urban center, Liège offers employment opportunities and cultural amenities while maintaining competitive property pricing.
These Walloon provinces attract buyers seeking value, space, and quality of life at prices significantly below Brussels and Flanders averages.
Don't lose money on your property in Belgium
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Which Belgian cities have seen the biggest rise in price per square meter over the last five years?
Brussels has experienced the most significant price appreciation with a 13.5% increase over five years and 2.6% growth in the last year alone.
Within Brussels, the communes of Ixelles, Etterbeek, and Uccle have led price growth, driven by their desirability among young professionals and families seeking urban amenities. These areas benefit from excellent transport links, cultural attractions, and proximity to European institutions.
Several Walloon cities, including Namur and Liège, have also experienced above-average price increases, benefiting from the "urban exodus" trend where buyers seek more space and value outside Brussels. This shift accelerated during the pandemic as remote work became more common.
Flemish cities like Antwerp and Ghent have seen steady but more moderate growth, reflecting their established market positions and balanced supply-demand dynamics. These cities continue attracting buyers but without the dramatic price pressures seen in Brussels.
The growth patterns reflect changing lifestyle preferences, with buyers increasingly willing to consider locations outside traditional high-demand areas for better value and quality of life.
What is the current year-on-year growth rate of house prices per square meter in Belgium?
Nationally, Belgian house prices are growing at 2.5% to 3% year-on-year as of September 2025.
Brussels specifically shows house price growth of 2.1% for 2025, with new-build apartments experiencing stronger growth of 5% to 7%. This reflects continued demand for modern properties in the capital region despite overall market moderation.
The current growth rates represent a normalization from the higher increases seen during 2021-2022, when pandemic-driven demand and low interest rates fueled faster appreciation. Current rates suggest a more sustainable market trajectory.
Flanders and Wallonia are experiencing similar growth patterns to the national average, with some local variations based on specific market conditions and development activity. Rural areas tend to show more modest growth compared to urban centers.
It's something we develop in our Belgium property pack.
How much more expensive per square meter are detached houses compared to apartments?
Detached houses typically cost €400 to €1,000 more per square meter than apartments in the same area, with the gap widening in suburban locations.
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.
What are the extra costs per square meter to expect on top of the purchase price, like taxes or notary fees?
Buyers should budget for additional costs totaling 11% to 15% of the total purchase price, covering registration taxes, notary fees, and legal expenses.
Registration tax varies by region and typically ranges from 10% to 12.5% of the purchase price for existing properties. New builds are subject to 21% VAT instead of registration tax, but buyers may be eligible for reductions or exemptions in certain circumstances.
Notary fees amount to approximately 1% of the purchase price and cover the legal transfer of ownership, property searches, and administrative procedures. These fees are regulated and consistent across Belgium.
Additional costs include legal fees for mortgage arrangements, property surveys, and insurance requirements. First-time buyers may be eligible for reduced registration taxes in certain regions, potentially lowering overall transaction costs.
These transaction costs are significant and should be factored into overall budget planning when calculating the true cost of property ownership in Belgium.
How does Belgium's average price per square meter compare with neighboring countries like France, the Netherlands, and Germany?
Belgium offers more affordable property prices compared to major cities in neighboring countries, with apartments averaging €3,000 to €3,500 per square meter nationally.
France shows significant variation, with Paris commanding €8,000 to €12,000 per square meter while provincial cities offer more comparable pricing to Belgium. French rural areas can be considerably cheaper than Belgian equivalents, but major urban centers are substantially more expensive.
The Netherlands, particularly Amsterdam, shows premium pricing from €4,500 to €8,500 per square meter for apartments. Dutch property prices have experienced rapid growth, making Belgium appear relatively affordable by comparison.
Germany presents a mixed picture, with Berlin's premium segments ranging from €3,500 to €7,500 per square meter. German provincial cities often offer competitive pricing compared to Belgium, but major centers command significant premiums.
Belgium's positioning makes it attractive for international buyers seeking European property exposure without the premium pricing of Paris, Amsterdam, or central London markets.
What are experts predicting for the price per square meter in Belgium over the next 12 months?
Most real estate experts project steady growth of 2% to 3% in average price per square meter over the next 12 months, supported by lower interest rates and sustained demand.
New builds in Brussels and Flanders may outpace the national average, with potential gains of 4% to 5% in premium segments. These areas continue attracting buyers despite higher prices due to their economic opportunities and amenities.
The positive outlook reflects expectations of continued economic stability, employment growth, and favorable mortgage conditions. Lower interest rates make property purchases more accessible to buyers, supporting demand across price segments.
Regional variations are expected to continue, with Wallonia potentially seeing stronger growth as buyers seek value alternatives to Brussels and Flanders. This trend could narrow regional price gaps over time.
Market experts emphasize that while growth is expected, the pace should remain sustainable compared to the rapid increases seen in previous years, suggesting a healthy market trajectory.
It's something we develop in our Belgium property pack.
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 property market offers diverse opportunities across its three regions, with clear price distinctions that cater to different budgets and lifestyle preferences.
Understanding these regional variations and market trends is essential for making informed property investment decisions in Belgium's evolving real estate landscape.