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
We're going to walk through the current housing prices in Belgium in 2026.
This blog post gets updated regularly with the latest market data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Belgium.
Insights
- Belgium's housing market in 2026 shows strong regional splits, with Brussels apartments averaging €3,400 per square meter while Charleroi sits at just €1,600 per square meter, a gap of more than 100%.
- The median apartment price in Belgium in 2026 is €255,000, which is exactly the same as the median terraced house, showing how property type matters less than location in this market.
- Over the past 10 years, Belgium housing prices climbed about 46% in nominal terms, but after adjusting for inflation, the real increase is only around 7%, a much smaller gain.
- New construction in Belgium typically costs 10% to 20% more than existing homes in 2026, largely due to better energy performance ratings and lower renovation risks.
- Buyers in Belgium should budget an extra 12% to 20% on top of the purchase price to cover registration duties, notary fees, and immediate renovation work in 2026.
- Knokke-Heist on the Belgian coast commands the highest apartment prices at roughly €6,600 per square meter, while many Walloon cities offer entry points below €2,000 per square meter.
- The gap between asking prices and final sale prices in Belgium in 2026 is estimated at 4% to 7%, with buyers typically negotiating down after inspections and bank valuations.
What is the average housing price in Belgium in 2026?
The median housing price is more useful than the average because it shows what most buyers actually pay, without getting skewed by a small number of very expensive properties.
We're writing this in 2026 with the latest data collected from authoritative sources like STATBEL and Immoweb that we manually double checked.
The median housing price in Belgium in 2026 is €255,000 ($295,000 or €255,000) for apartments and terraced houses, while the average housing price is estimated around €280,000 to €305,000 ($324,000 to $353,000 or €280,000 to €305,000) for apartments.
The price range for 80% of residential properties in Belgium in 2026 is €180,000 to €600,000 ($208,000 to $694,000 or €180,000 to €600,000).
A realistic entry range in Belgium in 2026 is €120,000 to €180,000 ($139,000 to $208,000 or €120,000 to €180,000), which gets you an older 2-bedroom apartment around 70 square meters in Charleroi or similar Walloon cities.
A typical luxury property in Belgium in 2026 ranges from €1,200,000 to €3,000,000 ($1,390,000 to $3,470,000 or €1,200,000 to €3,000,000), which could be a high-end townhouse in Ixelles or Uccle in Brussels, or a prestige coastal apartment in Knokke-Heist.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Belgium.
Are Belgium property listing prices close to the actual sale price in 2026?
The estimated difference between listing prices and actual sale prices in Belgium in 2026 is around 4% to 7% lower at closing.
Negotiation is standard practice in Belgium, especially when properties sit on the market for a while. Bank valuations often come in below asking prices, which gives buyers leverage to negotiate down, particularly after inspections reveal energy performance issues or needed repairs.
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What is the price per square meter or per square foot for properties in Belgium in 2026?
The median housing price per square meter in Belgium in 2026 varies by region, with Brussels averaging €3,400 per square meter ($3,930 per square meter or €3,400 per square meter) or €320 per square foot ($370 per square foot or €320 per square foot). The average housing price per square meter in Flanders is €3,100 per square meter ($3,580 per square meter or €3,100 per square meter) and in Wallonia it's €2,400 per square meter ($2,780 per square meter or €2,400 per square meter).
Small apartments in prime Brussels locations and coastal areas like Knokke-Heist have the highest price per square meter in Belgium in 2026, because buyers pay more for location and convenience than space, while larger older houses in Walloon areas with weaker demand have the lowest prices per square meter because they face both location discounts and potential energy upgrade costs.
In Belgium in 2026, Knokke-Heist shows the highest price per square meter at roughly €6,600 per square meter (ranging from €3,800 to €12,100 per square meter), while Charleroi represents the lower end at approximately €1,600 per square meter.
How have property prices evolved in Belgium?
Compared to one year ago, Belgium housing prices in 2026 have risen nominally by about 1% to 3%, but when adjusted for inflation, prices are roughly flat or slightly negative. This modest growth is mainly because mortgage rates stayed higher than the ultra-low era, limiting how much prices can climb, while energy performance requirements increasingly split the market between efficient homes that hold value and older properties needing discounts.
Compared to two years ago, Belgium housing prices in 2026 have shown similar moderate increases in nominal terms, with the inflation-adjusted picture remaining essentially flat. The market has stabilized after the post-pandemic surge ended, with tighter lending conditions and rising renovation costs keeping price growth in check across most regions.
By the way, we've written a blog article detailing the latest updates on property price variations in Belgium.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Belgium.
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.
How do prices vary by property type in Belgium in 2026?
The estimated breakdown in Belgium's housing market in 2026 is roughly 45% apartments, 25% terraced houses, 15% semi-detached houses, and 15% detached houses, with Brussels heavily weighted toward apartments while Flemish and Walloon regions lean more toward houses.
The average price range for apartments in Belgium in 2026 is €280,000 to €305,000 ($324,000 to $353,000 or €280,000 to €305,000). For terraced houses, it's €280,000 to €305,000 ($324,000 to $353,000 or €280,000 to €305,000). Semi-detached houses average €305,000 to €335,000 ($353,000 to $387,000 or €305,000 to €335,000). Detached houses average €430,000 to €470,000 ($497,000 to $543,000 or €430,000 to €470,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Belgium in 2026?
New construction in Belgium in 2026 typically costs 10% to 20% more than comparable existing homes.
This premium exists because new builds usually have much better energy performance ratings and modern heating systems, plus buyers avoid renovation surprises and factor in lower long-term maintenance costs.
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How do property prices vary by neighborhood in Belgium in 2026?
Ixelles in Brussels is a popular expat neighborhood where you'll find many apartments and townhouses with prices averaging €265,000 to €441,000 ($307,000 to $510,000 or €265,000 to €441,000) in January 2026. This premium exists because Ixelles sits close to EU institutions and international workplaces, attracting strong demand from the expat community.
Etterbeek in Brussels is another commuter and expat favorite where apartments average €320,000 to €380,000 ($370,000 to $439,000 or €320,000 to €380,000) in January 2026. The neighborhood appeals to professionals working in EU institutions because of its excellent public transport connections and dense apartment stock that fits the transient expat lifestyle.
Charleroi represents the entry-level market in Belgium, where apartments range from €110,000 to €160,000 ($127,000 to $185,000 or €110,000 to €160,000) in January 2026. Prices stay low because Charleroi faces weaker economic demand and sits farther from major job centers compared to Brussels or Flemish cities, making it accessible for first-time buyers on tight budgets.
You will find a much more detailed analysis by areas in our property pack about Belgium. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range (EUR and USD) | Avg Price per sqm (EUR and USD) | Avg Price per sqft (EUR and USD) |
|---|---|---|---|---|
| Ixelles (Brussels) | expat / premium | €265k-€441k ($307k-$510k) | €3,308-€5,516 ($3,826-$6,379) | €307-€512 ($355-$592) |
| Uccle (Brussels) | family / green | €320k-€380k ($370k-$439k) | €4,001 ($4,627) | €372 ($430) |
| Etterbeek (Brussels) | commute / expat | €320k-€380k ($370k-$439k) | €4,005 ($4,632) | €372 ($430) |
| Schaerbeek (Brussels) | value / commute | €240k-€310k ($278k-$359k) | €3,247 ($3,755) | €302 ($349) |
| Antwerp (city) | popular / urban | €183k-€306k ($212k-$354k) | €2,289-€3,827 ($2,647-$4,427) | €213-€356 ($246-$412) |
| Ghent (city) | popular / student | €222k-€405k ($257k-$468k) | €2,773-€5,062 ($3,207-$5,855) | €258-€470 ($298-$544) |
| Leuven (city) | commute / family | €300k-€360k ($347k-$416k) | €3,983 ($4,606) | €370 ($428) |
| Bruges (city) | lifestyle / tourism | €188k-€349k ($217k-$404k) | €2,348-€4,362 ($2,716-$5,046) | €218-€405 ($252-$468) |
| Knokke-Heist | luxury / coast | €304k-€967k ($352k-$1.12M) | €3,806-€12,091 ($4,403-$13,984) | €354-€1,123 ($409-$1,299) |
| Namur (city) | family / calmer | €210k-€270k ($243k-$312k) | €2,799 ($3,238) | €260 ($301) |
| Liège (city) | value / urban | €185k-€245k ($214k-$283k) | €2,468 ($2,854) | €229 ($265) |
| Charleroi (city) | entry / value | €110k-€160k ($127k-$185k) | €1,610 ($1,862) | €150 ($173) |
How much more do you pay for properties in Belgium when you include renovation work, taxes, and fees?
The estimated additional cost on top of the purchase price in Belgium in 2026 is around 12% to 20%, which covers registration duties, notary fees, and immediate renovation work.
If you buy a property around $200,000 (€173,000) in Belgium in 2026, you should budget an additional €26,000 to €35,000 ($30,000 to $40,000) for registration duties, notary costs, and minor repairs. You would end up paying approximately €199,000 to €208,000 ($230,000 to $240,000) in total.
For a property around $500,000 (€432,000) in Belgium in 2026, you should budget roughly €52,000 to €86,000 ($60,000 to $100,000) for taxes, fees, and renovation work. Your total cost would be approximately €484,000 to €518,000 ($560,000 to $600,000).
If you're buying a property around $1,000,000 (€864,000) in Belgium in 2026, you should budget about €104,000 to €155,000 ($120,000 to $180,000) for registration duties, notary fees, and higher-end renovation budgets. Your total outlay would be roughly €968,000 to €1,019,000 ($1,120,000 to $1,180,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Belgium.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Belgium
| Expense Type | Category | Estimated Cost Range (EUR and USD) |
|---|---|---|
| Registration duties | taxes | This is the biggest cost, ranging from 3% to 12.5% of the purchase price depending on your region and situation. Flanders typically charges around 12%, Brussels around 12.5%, and Wallonia around 12.5%, though reduced rates apply for modest homes or first-time buyers in certain cases. For a €300,000 property, expect €9,000 to €37,500 ($10,400 to $43,400). |
| Notary and admin fees | fees | Notary costs usually run 1% to 2% of the purchase price, with a degressive scale favoring higher-value properties. For a €300,000 property, budget €3,000 to €6,000 ($3,500 to $6,900). This covers the notary's professional fees, document preparation, and land registry updates. |
| Mortgage arrangement costs | fees | Setting up a mortgage in Belgium typically costs €1,500 to €4,000 ($1,700 to $4,600). This includes bank file fees, property valuation, mandatory mortgage registration, and sometimes mortgage insurance premiums, depending on your loan-to-value ratio and lender requirements. |
| Light renovation work | renovation | Basic refreshing like painting, flooring updates, and minor kitchen or bathroom improvements typically costs €300 to €700 per square meter ($350 to $810 per square meter). For an 80 square meter apartment, expect €24,000 to €56,000 ($28,000 to $65,000). |
| Deep renovation or energy upgrades | renovation | Major structural work, complete system replacements, or bringing a property up to modern energy standards costs €900 to €1,800 per square meter ($1,040 to $2,080 per square meter). For an 80 square meter apartment, budget €72,000 to €144,000 ($83,000 to $167,000). Energy performance certificate (EPC) requirements are pushing many buyers toward these larger investments. |
We made this infographic to show you how property prices in Belgium compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Belgium in 2026 with different budgets?
With $100,000 (€86,000) in Belgium in 2026, the mainstream market barely exists at this level, but you might find a micro-studio needing full renovation in outer Charleroi, a small apartment in a special legal situation like a shared lot, or a very small unit requiring heavy work far from city centers.
With $200,000 (€173,000) in Belgium in 2026, you can buy an existing 1-bedroom apartment around 55 to 65 square meters in Charleroi city, an older small apartment around 50 to 60 square meters in Liège city, or a small apartment around 50 to 60 square meters in Namur city.
With $300,000 (€259,000) in Belgium in 2026, you can buy a 2-bedroom apartment around 70 to 80 square meters in value pockets of Antwerp city, a 2-bedroom apartment around 70 to 80 square meters in smaller or older parts of Bruges city, or a terraced house around 110 to 130 square meters in the Charleroi area that often needs some renovation work.
With $500,000 (€432,000) in Belgium in 2026, you can buy a terraced house around 130 to 160 square meters in Ghent, a nice 2-bedroom or smaller 3-bedroom apartment around 90 to 110 square meters in Leuven, or a family house around 160 to 200 square meters in Namur outskirts.
With $1,000,000 (€864,000) in Belgium in 2026, you can buy a large family house in Uccle Brussels where quality varies and many are older properties, a premium apartment around 110 to 140 square meters in Ixelles especially if renovated, or a coastal apartment in Knokke-Heist where size depends heavily on exact location.
With $2,000,000 (€1,730,000) in Belgium in 2026, this is a real luxury segment where you can buy a luxury townhouse or mansion in Ixelles or Uccle, a high-end coastal apartment on the prime seafront line in Knokke-Heist, or a prestige detached home in top suburban pockets near Brussels or Leuven.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Belgium.
Get the full checklist for your due diligence in Belgium
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Belgium, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| STATBEL Real Estate Prices | It's Belgium's official statistics office publishing transaction-based housing price statistics. | We used it for the latest transaction median prices by property type like houses and apartments. We treated these as ground truth for what people actually pay, not asking prices. |
| STATBEL House Price Index | It's an official price index designed to track housing price changes over time consistently. | We used it to estimate how prices changed over the last 10 years in Belgium. We used it for nominal versus inflation-corrected comparisons to show real price growth. |
| ECB HICP Belgium Inflation Index | It's the European Central Bank portal distributing Eurostat's harmonized inflation index for Belgium. | We used it to inflation-correct the 10-year housing change so we could show real change, not just higher euro amounts. We used it as the standard inflation yardstick to keep calculations simple and comparable. |
| ECB EUR/USD Reference Rate | It's the ECB's official reference rate dataset used widely in financial reporting. | We used it to convert euro values into US dollars using the latest available rate before January 2026, which was November 2025 at 1 euro equals 1.1566 dollars. We kept everything in euros locally because Belgium's currency is euros. |
| Immoweb Price Per Square Meter Tool | Immoweb is Belgium's largest property portal and publishes a transparent price per square meter estimator with ranges. | We used it for neighborhood-level price per square meter ranges because official transaction statistics are rarely published at neighborhood detail. We clearly label this as asking-price context, not final paid prices. |
| FPS Finance Registration Duties | It's the federal finance administration, which is the official tax authority in Belgium. | We used it to explain the major purchase tax category called registration duties and why total cost is meaningfully higher than the purchase price. We translated it into practical budget ranges beyond the sticker price. |
| Flanders.be Registration Tax Guidance | It's the Flemish government's official public guidance for property buyers in Flanders. | We used it to validate region-specific tax rules since Belgium's housing taxes vary by region. We used it in the taxes and fees section to give realistic percentage add-ons. |
| Immoweb Brussels Region Data | This is region-specific data from Belgium's largest property portal covering Brussels-Capital. | We used it to establish Brussels apartment price per square meter averages around 3,400 euros. We used it to show regional price differences versus Flanders and Wallonia. |
| Immoweb Knokke-Heist Data | This is city-specific asking price data from Immoweb for the luxury coastal market of Knokke-Heist. | We used it to demonstrate the highest-end apartment prices in Belgium, showing ranges from 3,800 to 12,100 euros per square meter. We used it as an example of luxury coastal pricing. |
| Immoweb Charleroi Data | This is city-specific asking price data from Immoweb for Charleroi, a Walloon city. | We used it to show entry-level pricing in Belgium, with apartments around 1,600 euros per square meter. We used it to illustrate affordable housing options for first-time buyers. |
| Immoweb Ixelles Data | This is neighborhood-level asking price data from Immoweb for Ixelles, a premium Brussels area. | We used it to show high-end Brussels pricing ranging from 3,300 to 5,500 euros per square meter. We used it as an example of expat-popular neighborhoods. |
| Immoweb Uccle Data | This is neighborhood-level asking price data from Immoweb for Uccle, a family-oriented Brussels area. | We used it to demonstrate family neighborhood pricing around 4,000 euros per square meter. We used it in the luxury property examples section. |
| Immoweb Etterbeek Data | This is neighborhood-level asking price data from Immoweb for Etterbeek, a commuter-friendly Brussels area. | We used it to show prices around 4,000 euros per square meter for expat-popular commuting neighborhoods. We used it in the neighborhood variation analysis. |
| Immoweb Schaerbeek Data | This is neighborhood-level asking price data from Immoweb for Schaerbeek, a value Brussels neighborhood. | We used it to demonstrate more affordable Brussels pricing around 3,200 euros per square meter. We used it to show price variation within Brussels itself. |
| Immoweb Antwerp Data | This is city-specific asking price data from Immoweb for Antwerp, a major Flemish city. | We used it to establish Antwerp apartment pricing from 2,300 to 3,800 euros per square meter. We used it in the budget examples for 300,000 dollar purchases. |
| Immoweb Ghent Data | This is city-specific asking price data from Immoweb for Ghent, a popular Flemish student city. | We used it to show Ghent apartment pricing from 2,800 to 5,100 euros per square meter. We used it in the 500,000 dollar budget examples. |
| Immoweb Leuven Data | This is city-specific asking price data from Immoweb for Leuven, a commuter and family city. | We used it to demonstrate Leuven pricing around 4,000 euros per square meter. We used it in the budget and neighborhood variation sections. |
| Immoweb Bruges Data | This is city-specific asking price data from Immoweb for Bruges, a tourism and lifestyle city. | We used it to show Bruges apartment pricing from 2,300 to 4,400 euros per square meter. We used it in the 300,000 dollar budget examples. |
| Immoweb Namur Data | This is city-specific asking price data from Immoweb for Namur, a calmer Walloon city. | We used it to establish Namur pricing around 2,800 euros per square meter. We used it in the budget examples for both 200,000 and 500,000 dollar ranges. |
| Immoweb Liège Data | This is city-specific asking price data from Immoweb for Liège, a value-oriented Walloon city. | We used it to show Liège apartment pricing around 2,500 euros per square meter. We used it in the 200,000 dollar budget examples. |
| Market observation and industry benchmarks | These are standard construction and renovation cost estimates used across Belgium's real estate industry. | We used them to estimate renovation costs per square meter ranging from 300 to 1,800 euros depending on scope. We used them to calculate total ownership costs beyond purchase prices. |
| Regional government tax guidance documents | These are official regional government publications explaining tax rates and exemptions by region. | We used them to understand how registration duties vary between Flanders, Brussels, and Wallonia. We used them to explain the 3% to 12.5% range in purchase taxes. |