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 is a country where house prices vary more by region and commune than by a simple city-versus-countryside split.
This guide breaks down exactly what houses cost in Belgium in 2026, from entry-level budgets to premium communes, so you can plan your purchase with confidence.
We constantly update this blog post to reflect the latest data and market shifts.
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.
How much do houses cost in Belgium as of 2026?
What's the median and average house price in Belgium as of 2026?
As of early 2026, the median house price in Belgium is around €290,000 (approximately $305,000 or £245,000) for an attached or semi-detached house, while detached houses sit closer to €400,000 ($420,000 or £340,000).
The typical price range that covers roughly 80% of house sales in Belgium stretches from about €180,000 to €450,000 ($190,000 to $475,000 or £150,000 to £380,000), with most family homes falling in the €260,000 to €400,000 bracket.
The median is noticeably lower than the average (which runs in the mid-€300,000 range) because expensive homes in premium communes like Ixelles and Uccle pull the mean upward, while the median reflects what a typical buyer actually pays.
At the median price of around €290,000 in Belgium, a buyer can realistically expect an attached or semi-detached house with 2 to 3 bedrooms, often needing some cosmetic updates, located in a mid-tier Flemish or Walloon town rather than central Brussels.
What's the cheapest livable house budget in Belgium as of 2026?
As of early 2026, the minimum budget for a livable house in Belgium is around €150,000 to €180,000 ($160,000 to $190,000 or £125,000 to £150,000).
At this entry-level price point in Belgium, "livable" typically means a house with functioning basics (roof, plumbing, heating) but often dated interiors, lower energy efficiency ratings (EPC E or F), and possibly needing cosmetic work within the next few years.
These cheapest livable houses in Belgium are usually found in smaller Walloon towns, particularly in Hainaut province around the Charleroi area, parts of Liège province away from major commuter routes, and municipalities like Hastière in Namur province.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Belgium here.
How much do 2 and 3-bedroom houses cost in Belgium as of 2026?
As of early 2026, a typical 2-bedroom house in Belgium costs around €270,000 ($285,000 or £230,000), while a 3-bedroom house runs closer to €340,000 ($360,000 or £290,000).
The realistic price range for a 2-bedroom house in Belgium spans from about €220,000 to €320,000 ($230,000 to $340,000 or £185,000 to £270,000), depending heavily on region and condition.
For a 3-bedroom house in Belgium, expect a range of €260,000 to €420,000 ($275,000 to $440,000 or £220,000 to £355,000), with the lower end found in Wallonia and the upper end in Flanders commuter belts.
Moving from a 2-bedroom to a 3-bedroom house in Belgium typically adds €50,000 to €100,000 ($55,000 to $105,000) to your budget, representing a premium of roughly 20% to 30%.
How much do 4-bedroom houses cost in Belgium as of 2026?
As of early 2026, a typical 4-bedroom house in Belgium costs around €500,000 ($525,000 or £420,000), though this varies widely by location.
The realistic price range for a 5-bedroom house in Belgium runs from €550,000 to €900,000 ($580,000 to $950,000 or £465,000 to £760,000), with location and land size driving most of the variation.
For a 6-bedroom house in Belgium, expect prices starting around €700,000 and reaching €1,200,000 or more ($735,000 to $1,260,000 or £590,000 to £1,010,000), especially in premium communes with larger plots.
Please note that we give much more detailed data in our pack about the property market in Belgium.
How much do new-build houses cost in Belgium as of 2026?
As of early 2026, a typical new-build house in Belgium costs around €380,000 to €480,000 ($400,000 to $505,000 or £320,000 to £405,000) for a 3-bedroom property, though prices vary significantly by region and specification.
New-build houses in Belgium typically carry a premium of 15% to 25% compared to older resale houses of similar size and location, largely because new builds come with top energy performance ratings (EPC A or B), modern finishes, and often a different VAT treatment that affects the total purchase structure.
How much do houses with land cost in Belgium as of 2026?
As of early 2026, a typical house with land (meaning a detached property with a meaningful garden or plot) in Belgium costs around €400,000 to €500,000 ($420,000 to $525,000 or £340,000 to £420,000).
In Belgium, a "house with land" typically means a detached property with at least 500 to 1,000 square meters of plot, allowing for a proper garden, parking, and outdoor space, which distinguishes it from attached townhouses with small courtyards.
We cover everything there is to know about land prices in Belgium here.
Thinking of buying real estate in Belgium?
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Where are houses cheapest and most expensive in Belgium as of 2026?
Which neighborhoods have the lowest house prices in Belgium as of 2026?
As of early 2026, the municipalities with the lowest house prices in Belgium include Hastière in Namur province, several communes in the Charleroi area of Hainaut, and smaller towns in Liège province away from major commuter corridors.
The typical house price range in these cheapest Belgian municipalities runs from €100,000 to €180,000 ($105,000 to $190,000 or £85,000 to £150,000), well below the national median.
The main reason these areas have Belgium's lowest house prices is their distance from major employment centers like Brussels and limited public transport connections, meaning buyers trade affordability for longer commutes and fewer local amenities.
Which neighborhoods have the highest house prices in Belgium as of 2026?
As of early 2026, the top three municipalities with the highest house prices in Belgium are Ixelles (Elsene), Uccle (Ukkel), and Woluwe-Saint-Pierre (Sint-Pieters-Woluwe), all located in the Brussels-Capital Region.
The typical house price range in these premium Belgian communes runs from €550,000 to over €1,500,000 ($580,000 to $1,580,000 or £465,000 to £1,265,000), with Ixelles showing prices around €4,130 per square meter for houses.
These communes command Belgium's highest house prices because they combine historic architecture, excellent international schools nearby, direct access to EU institutions, and a well-established expat community creating sustained demand that outpaces limited house supply.
The typical buyer in these premium Belgian neighborhoods is often an EU official, diplomat, or international business professional seeking a family home near European Quarter offices and English-speaking schools, with budgets supported by institutional relocation packages or dual professional incomes.
How much do houses cost near the city center in Belgium as of 2026?
As of early 2026, a typical house near the city center of Brussels (including areas like the Pentagon, Sablon, and inner communes such as Ixelles and Saint-Gilles) costs around €450,000 to €700,000 ($475,000 to $735,000 or £380,000 to £590,000), with central Brussels showing house prices around €3,300 per square meter on average.
Houses near major transit hubs in Belgium, such as Brussels-Central, Gare du Midi, Schuman (EU quarter), and Bruxelles-Luxembourg stations, typically cost €400,000 to €650,000 ($420,000 to $685,000 or £340,000 to £550,000), as transit proximity overlaps heavily with expensive inner communes.
Houses near top-rated international schools in Belgium, including the International School of Brussels (ISB), British School of Brussels (BSB), and European Schools, typically cost €500,000 to €800,000 ($525,000 to $840,000 or £420,000 to £675,000), as these schools cluster in the southeast Brussels belt around Watermael-Boitsfort, Tervuren, and Woluwe.
Houses in expat-popular areas of Belgium, particularly Ixelles, Uccle, Etterbeek, Woluwe-Saint-Pierre, Woluwe-Saint-Lambert, and Watermael-Boitsfort, typically cost €500,000 to €900,000 ($525,000 to $945,000 or £420,000 to £760,000), with Ixelles at the premium end around €4,130 per square meter.
We actually have an updated expat guide for Belgium here.
How much do houses cost in the suburbs in Belgium as of 2026?
As of early 2026, a typical house in the suburbs of Belgium's major cities (commuter belts around Brussels, Antwerp, Ghent, and Leuven) costs around €350,000 to €500,000 ($370,000 to $525,000 or £295,000 to £420,000).
The typical price difference between suburban houses and city-center houses in Belgium is around €100,000 to €200,000 ($105,000 to $210,000), representing savings of roughly 20% to 35% compared to prime inner-city communes like Ixelles or central Antwerp.
The most popular suburbs for house buyers in Belgium include Brabant Wallon (south of Brussels), the Leuven commuter belt, Mechelen area, municipalities around Ghent with rail access, and the Antwerp villa belt including Schilde and Brasschaat.
What areas in Belgium are improving and still affordable as of 2026?
As of early 2026, the top areas in Belgium that are improving and still affordable for house buyers include Charleroi's better-connected pockets with rail access to Brussels, revitalizing neighborhoods in Liège near transit and universities, and Antwerp fringe areas where renovation stock offers value.
The current typical house price in these improving yet affordable Belgian areas ranges from €180,000 to €280,000 ($190,000 to $295,000 or £150,000 to £235,000), well below prime market levels.
The main sign of improvement driving buyer interest in these Belgian areas is the significant price discount for homes with poor energy labels (EPC E or F), which creates opportunity for buyers willing to renovate, combined with faster selling times in 2025 suggesting demand is returning to correctly priced properties.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Belgium right now?
What are typical buyer closing costs for houses in Belgium right now?
The estimated typical total closing cost for house buyers in Belgium ranges from 4% to 15% of the purchase price, depending heavily on which region you buy in and whether it is your only residence.
The main closing cost categories in Belgium include registration taxes (the largest chunk, varying by region), notary fees (fixed scales based on price), administrative costs, and mortgage registration fees if financing, which together can add €15,000 to €50,000 ($16,000 to $53,000) on a €350,000 house.
The single largest closing cost category for house buyers in Belgium is the registration tax, which runs around 3% in Flanders for qualifying first-home buyers but 12.5% in Brussels and Wallonia for standard purchases, making region choice a major cost factor.
We cover all these costs and what are the strategies to minimize them in our property pack about Belgium.
How much are property taxes on houses in Belgium right now?
The estimated typical annual property tax on a house in Belgium ranges from €800 to €2,500 ($840 to $2,630 or £675 to £2,110) per year, though this varies enormously by municipality and property size.
Property tax in Belgium is calculated based on the property's cadastral income (a notional rental value set by the government), multiplied by regional and municipal surcharge rates, meaning the tax is not a simple percentage of your purchase price but rather depends on your specific address and local council decisions.
If you want to go into more details, we also have a page with all the property taxes and fees in Belgium.
How much is home insurance for a house in Belgium right now?
The estimated typical annual home insurance cost for a house in Belgium ranges from €300 to €800 ($315 to $840 or £250 to £675) per year, depending on the property's rebuild value, location, and coverage level.
The main factors that affect home insurance premiums for houses in Belgium include the property's rebuild cost (larger houses cost more to insure), location-specific risks (flood zones or urban density), the age and construction type of the building, and the coverage options you select (basic fire coverage versus comprehensive policies including theft and liability).
What are typical utility costs for a house in Belgium right now?
The estimated typical total monthly utility cost for a house in Belgium ranges from €200 to €400 ($210 to $420 or £170 to £340), though this varies significantly based on the home's energy efficiency rating and heating type.
The main utility categories for houses in Belgium include electricity (around €80 to €150 monthly), natural gas for heating (€80 to €200 monthly, highly seasonal), water (€30 to €60 monthly), and internet/telecom (€40 to €70 monthly), with energy costs being the most variable depending on whether your house has a good EPC rating or poor insulation.
What are common hidden costs when buying a house in Belgium right now?
The estimated total of common hidden costs that house buyers in Belgium often overlook can add €5,000 to €20,000 ($5,250 to $21,000 or £4,200 to £16,900) or more on top of the purchase price and standard closing costs.
Typical inspection fees buyers should expect when purchasing a house in Belgium include €200 to €600 ($210 to $630) for a general building inspection, plus potential specialist checks for electrical conformity, asbestos, or structural issues, which can push total inspection costs toward €1,000 ($1,050).
Other common hidden costs beyond inspections when buying a house in Belgium include mandatory energy performance certificate updates, electrical conformity upgrades if the report flags issues, immediate repairs for roof or damp problems common in older townhouses, and various notary administrative fees that add up.
The hidden cost that tends to surprise first-time house buyers the most in Belgium is the expense of bringing a poor-EPC-rated house up to reasonable energy efficiency, as renovation for insulation, windows, and heating systems can easily exceed €20,000 to €50,000 ($21,000 to $53,000) and is increasingly factored into resale values.
You will find here the list of classic mistakes people make when buying a property in Belgium.
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What do locals and expats say about the market in Belgium as of 2026?
Do people think houses are overpriced in Belgium as of 2026?
As of early 2026, sentiment among locals and expats in Belgium is split: buyers in prime Brussels communes like Ixelles and the EU belt often feel prices are stretched given limited house supply, while those looking in Wallonia generally find homes more accessible, though they worry about renovation costs and commute times.
Houses in Belgium typically stay on the market for around 100 to 115 days before selling, with Flanders data from late 2025 showing an average of about 111 days, meaning correctly priced homes move steadily but not instantly.
The main reason locals and expats in Belgium give for feeling house prices are high is the combination of limited house stock in desirable communes (most new construction is apartments), strong demand from EU institutions and international organizations, and rising renovation costs for older properties with poor energy ratings.
Compared to one or two years ago, sentiment on house prices in Belgium has shifted from "market frenzy" concerns in 2022-2023 toward a "normalized but still expensive" view, as the ERA 2025 Barometer describes a return to a "normal, even boring" property market with typical annual growth rather than dramatic spikes.
You'll find our latest property market analysis about Belgium here.
Are prices still rising or cooling in Belgium as of 2026?
As of early 2026, house prices in Belgium are still rising at a moderate pace rather than cooling, with official indicators through late 2025 showing continued growth, though the rate has normalized compared to the stronger increases seen in 2021-2022.
The estimated year-over-year house price change in Belgium is around 3% to 5%, based on Statbel's house price index readings through Q3 2025 and Eurostat's confirmation that Belgian house prices rose alongside the broader EU trend.
Experts and locals in Belgium expect house prices to continue rising modestly over the next 6 to 12 months, with no signs of a broad decline, though growth will likely stay in the "slow-to-moderate" range with significant variation by commune, meaning your specific location choice matters more than the national trend.
Finally, please note that we have covered property price trends and forecasts for Belgium here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Belgium. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 | Why it's authoritative | How we used it |
|---|---|---|
| Statbel (Belgian statistical office) | Belgium's official statistics agency using real transaction data from sale deeds. | We used Statbel as our ground truth for national and regional median house prices. We also referenced their cheapest and most expensive municipality examples. |
| Fednot / notaire.be | Federation of Belgian notaries using actual transaction data, not listings. | We used their barometer to estimate average (mean) house prices and regional averages. We triangulated their data against Statbel's medians. |
| Immoweb price tool | Major Belgian property platform with transparent, long-running price-per-square-meter data. | We used Immoweb to estimate city center and premium commune prices. We combined their square meter rates with typical house sizes for budget estimates. |
| ERA Barometer 2025 | Backed by University of Antwerp with hedonic index methodology. | We used their data for days-on-market and EPC price impacts. We estimated new-build premiums based on their energy label findings. |
| Eurostat housing statistics | EU's statistical authority with harmonized housing price data across countries. | We used Eurostat to confirm Belgium's price trends aligned with EU reporting. We validated the "still rising" direction into early 2026. |
| Vlaanderen.be | Official Flemish government tax guidance for registration duties. | We used this to explain buyer closing costs in Flanders. We noted the January 2026 rule changes relevant to current buyers. |
| notaire.be calculators | Official notary federation tools designed for public use. | We referenced these for practical closing cost estimation. We used them to frame taxes, notary fees, and administrative costs. |
| Belgium.be | Belgian government portal explaining property tax consistently across regions. | We used this to explain what annual property tax is and how it works. We linked to regional details for Flanders, Brussels, and Wallonia. |
| Eurostat energy statistics | EU's harmonized household energy price dataset, comparable across countries. | We used electricity and gas statistics to anchor utility budgeting. We grounded energy cost estimates in reputable per-kWh benchmarks. |
| FSMA (Belgian financial regulator) | Belgium's financial services regulator explaining insurance products neutrally. | We used FSMA to explain what home insurance typically covers. We framed insurance costs as risk-based rather than guesswork. |
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