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
Wondering whether January 2026 is a good time to buy property in Belgium? You're not alone, and that's exactly what we'll break down here with real data.
We'll cover current housing prices in Belgium, market trends, and what signals point to where the market is heading next.
This blog post is constantly updated to reflect the latest numbers and developments in the Belgian real estate market.
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.
So, is now a good time?
Rather yes, January 2026 looks like a reasonable time to buy property in Belgium if you're selective about energy performance and location, though you shouldn't expect quick profits from a short-term flip.
The strongest signal supporting this view is that official deed data shows modest but steady price growth (around 2% to 4% annually) while new building permits remain low, which means supply isn't flooding the market to push prices down.
Another important signal is that Belgium's central bank (the NBB) is easing macroprudential rules for 2026, which suggests regulators don't see dangerous mortgage risk building up.
Other supporting signals include rebounding transaction volumes (up nearly 17% in the first half of 2025), stable mortgage rates, and regional tax cuts like Wallonia's 3% registration duty that boost buyer demand.
The best strategy in Belgium right now is to focus on apartments or houses with good energy labels (EPC A to D) in high-demand neighborhoods like Ixelles, Etterbeek, or Antwerp's Zuid district, plan to hold for at least 7 years, and consider renting out if you buy in a city with strong tenant demand.
Please note this is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase decision.
Is it smart to buy now in Belgium, or should I wait as of 2026?
Do real estate prices look too high in Belgium as of 2026?
As of early 2026, Belgian property prices look stretched in prime locations like Brussels and the coast, but nationally they're not at bubble levels since growth has been mid-single digits rather than a runaway spike.
One clear on-the-ground signal is that well-priced homes with good energy labels sell quickly, while properties with poor EPC ratings (E or F) are sitting longer and often need price cuts to attract buyers.
Another telling sign is the price gap between regions: Brussels apartments have a median around €275,000 while national apartment medians sit near €255,000, showing that "expensive" in Belgium is very location-specific rather than market-wide.
You can also read our latest update regarding the housing prices in Belgium.
Does a property price drop look likely in Belgium as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Belgium over the next 12 months is low, mainly because supply remains constrained and the broader euro-area housing cycle has already passed its soft patch.
Our plausible range for Belgian property prices in 2026 is roughly +2% to +4% in the base case, with a downside scenario of -3% to flat if economic conditions worsen significantly.
The single macro factor that would most increase the odds of a price drop in Belgium is a sudden spike in mortgage rates, which would squeeze affordability and force sellers to cut prices to find buyers.
However, this rate spike looks unlikely in the near term since the European Central Bank has been on a stabilizing path and Belgian mortgage rates had already settled into a manageable range through 2025.
Finally, please note that we cover the price trends for next year in our pack about the property market in Belgium.
Could property prices jump again in Belgium as of 2026?
As of early 2026, there is a medium likelihood that Belgian property prices could see a renewed surge, particularly for energy-efficient homes in high-demand neighborhoods where supply is tight.
On the upside, prices could rise by 4% to 6% in the strongest segments if affordability improves further and buyer confidence stays high.
The single biggest demand-side trigger that could drive prices to jump again in Belgium is a further drop in mortgage rates, which would immediately expand what buyers can afford and pull more people into the market.
Please also note that we regularly publish and update real estate price forecasts for Belgium here.
Are we in a buyer or a seller market in Belgium as of 2026?
As of early 2026, the Belgian property market is closer to balanced than firmly tilted to either side, though energy-efficient homes in desirable areas still behave like a seller's market with strong competition among buyers.
Belgium doesn't publish a single official "months of inventory" figure, but notary data showing transaction volumes up nearly 17% in the first half of 2025 suggests buyers are active and properties are moving, which typically means neither side has overwhelming leverage.
However, older homes needing renovation (especially those with EPC E or F labels) show more buyer leverage since these properties often see price reductions to compensate for the renovation costs and Flanders' mandatory upgrade rules.
We have made this infographic to give you a quick and clear snapshot of the property market in Belgium. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Belgium as of 2026?
Are homes overpriced versus rents or versus incomes in Belgium as of 2026?
As of early 2026, Belgian homes look stretched versus incomes but not screaming-bubble territory, and versus rents, the picture varies heavily by city and neighborhood.
The price-to-rent ratio in Belgium suggests that buying is often more expensive than renting on a pure monthly cost basis, especially in Brussels where purchase prices are high but rents, while rising, haven't kept the same pace.
On the price-to-income side, Belgian homes typically require around 6 to 8 years of average household income to purchase, which is elevated compared to a "comfortable" benchmark of 4 to 5 years but not extreme by Western European standards.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Belgium.
Are home prices above the long-term average in Belgium as of 2026?
As of early 2026, Belgian property prices in nominal terms sit well above their long-term average, which is normal for a developed housing market with decades of upward drift.
The recent 12-month price change in Belgium has been in the mid-single digits (roughly 3% to 5% depending on property type), which is actually more moderate than the pre-pandemic years when growth sometimes hit 5% to 7% annually.
When adjusted for inflation, Belgian real estate looks less extreme than nominal numbers suggest, and prices haven't dramatically overshot their prior cycle peak the way some neighboring countries experienced.
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What local changes could move prices in Belgium as of 2026?
Are big infrastructure projects coming to Belgium as of 2026?
As of early 2026, the two biggest infrastructure projects that could impact Belgian property prices are the Oosterweel connection in Antwerp and the Metro Line 3 extension in Brussels, both of which aim to dramatically improve mobility in their respective regions.
The Oosterweel project has an official timeline spanning roughly 2022 to 2030, with major road and tunnel works already underway, while Brussels Metro Line 3 is progressing through authorisation phases but faces the real-world risk of delays that are common with large transit projects.
For the latest updates on the local projects, you can read our property market analysis about Belgium here.
Are zoning or building rules changing in Belgium as of 2026?
The most important rule change affecting Belgian property buyers in 2026 is Flanders' renovation obligation, which requires buyers of homes with poor energy labels (EPC E or F) to upgrade to at least label D within a set period after purchase.
As of early 2026, this rule is creating a two-tier market in Belgium where energy-efficient homes hold their value or see premiums, while older properties needing major renovation face discount pressure because buyers factor in upgrade costs.
The areas most affected by this rule are older neighborhoods in Flemish cities and suburbs with lots of pre-1970s terraced houses and apartments, such as parts of Ghent, Bruges, and the Antwerp ring suburbs where many homes still carry E or F labels.
Are foreign-buyer or mortgage rules changing in Belgium as of 2026?
As of early 2026, Belgium is not introducing major foreign-buyer restrictions, so the bigger story for property prices is the adjustment to mortgage rules coming from the National Bank of Belgium (NBB).
The NBB announced it will adjust its macroprudential policy in 2026, signaling reduced concerns about mortgage risk and a simplification of capital requirements for banks tied to housing loans.
This change is generally positive for buyers because it suggests banks may have slightly more room to lend, which supports demand without signaling that regulators see a dangerous credit bubble forming.
You can also read our latest update about mortgage and interest rates 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.
Will it be easy to find tenants in Belgium as of 2026?
Is the renter pool growing faster than new supply in Belgium as of 2026?
As of early 2026, renter demand in Belgium's major cities appears to be outpacing new rental supply, mainly because building permits have been weak while job centers continue attracting workers and students.
The clearest demand signal is the persistent flow of workers, international professionals, and university students into Brussels, Antwerp, Ghent, and Leuven, all of which have employment hubs or major educational institutions.
On the supply side, Statbel data shows new residential building permits falling in mid-2025, with particularly low counts in Brussels during some months, which means fewer new rental units are coming online to meet this demand.
Are days-on-market for rentals falling in Belgium as of 2026?
As of early 2026, well-priced apartments in Belgium's prime neighborhoods are renting quickly, often within a few weeks, though exact days-on-market figures aren't published in a single official series.
The gap between best and weaker areas is significant: a modern two-bedroom apartment in Brussels' Ixelles or Antwerp's Zuid district typically finds a tenant much faster than a similar unit in a less connected town or a property with poor energy performance.
The main reason days-on-market stays short in sought-after areas is simple undersupply combined with steady demand from professionals and students who need housing near their workplaces or universities.
Are vacancies dropping in the best areas of Belgium as of 2026?
As of early 2026, vacancy rates in Belgium's best rental areas like Ixelles, Etterbeek, Saint-Gilles (Brussels), Zuid and Berchem (Antwerp), and Sint-Pieters (Ghent) remain low and appear to be stable or tightening further.
These prime neighborhoods typically show vacancy well below the broader market average because they combine good transit access, proximity to jobs, and the types of apartments (modern, energy-efficient, reasonably sized) that tenants most want.
One practical sign that these areas are tightening is that landlords with good-condition units are increasingly able to raise rents at lease renewal without losing tenants, something that's much harder to do in weaker-demand locations.
By the way, we've written a blog article detailing what are the current rent levels in Belgium.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Belgium as of 2026?
Is for-sale inventory shrinking in Belgium as of 2026?
As of early 2026, for-sale inventory in Belgium appears constrained rather than growing, though we don't have a single official national listing count to track week by week.
The best proxy we have is building permits, and Statbel data shows these have been weak and volatile through 2025, which means the pipeline of future homes isn't expanding enough to flood the market.
The most likely reason inventory stays tight in Belgium is that existing homeowners aren't rushing to sell, partly because those with low fixed-rate mortgages have little incentive to move and give up favorable financing.
Are homes selling faster in Belgium as of 2026?
As of early 2026, move-in-ready homes with good energy labels are selling faster in Belgium, while properties needing renovation face longer marketing times because buyers are pickier about hidden costs.
Belgium doesn't publish a single official "days on market" figure nationally, but the strong rebound in transaction volumes (nearly 17% higher in the first half of 2025) suggests that when homes are priced right, they're clearing the market efficiently.
Are new listings slowing down in Belgium as of 2026?
As of early 2026, we don't have a reliable official series tracking new-for-sale listings in Belgium week by week, so we're cautious about making precise claims here.
What we can say is that Belgian listings typically follow a seasonal pattern, with more activity in spring and autumn, and the current level doesn't appear unusually high based on transaction volumes and price behavior.
The most plausible reason new listings might be slower than expected is that many current homeowners locked in favorable mortgage rates in recent years and have little financial incentive to sell and buy again at higher rates.
Is new construction failing to keep up in Belgium as of 2026?
As of early 2026, new construction in Belgium does not appear to be keeping up with demand in the places people most want to live, particularly in Brussels and major Flemish cities.
Statbel building permits have been volatile and often weak through 2025, with some months showing very low counts in Brussels, which signals that the supply pipeline isn't ramping up to ease affordability pressure.
The biggest bottleneck limiting new construction in Belgium is a combination of complex permitting processes, rising construction costs, and limited available land in desirable urban areas where demand is strongest.
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.
Will it be easy to sell later in Belgium as of 2026?
Is resale liquidity strong enough in Belgium as of 2026?
As of early 2026, resale liquidity in Belgium is strong for mainstream homes in mainstream locations, with properties typically selling within a reasonable timeframe when priced realistically.
While Belgium doesn't publish a single official days-on-market figure, the strong transaction rebound in 2025 (up nearly 17% in the first half) suggests that well-priced homes are finding buyers without excessive delays.
The property characteristic that most improves resale liquidity in Belgium is energy performance: homes with good EPC labels (A to D) sell noticeably faster than those requiring major renovation, especially in Flanders where buyers face mandatory upgrade obligations.
Is selling time getting longer in Belgium as of 2026?
As of early 2026, selling time in Belgium isn't uniformly getting longer, but there's a growing gap between properties that sell quickly (good condition, good EPC) and those that sit on the market (renovation-heavy, poor energy labels).
For well-positioned properties, selling times remain reasonable, likely in the range of 2 to 4 months for typical transactions, while problematic properties can take 6 months or longer if sellers resist price adjustments.
The clearest reason selling time lengthens in Belgium is when sellers overprice relative to condition: buyers today are educated about renovation costs and energy obligations, so they simply won't pay premium prices for homes that need major work.
Is it realistic to exit with profit in Belgium as of 2026?
As of early 2026, the likelihood of selling with a profit in Belgium is medium to high if you hold for at least 7 years and buy smartly, but short-term flips remain risky given modest annual price growth and substantial transaction costs.
A minimum holding period of roughly 7 to 10 years is typically needed in Belgium to absorb buying and selling costs while also benefiting from enough price appreciation to exit profitably.
Total round-trip costs in Belgium (including registration duties, notary fees, and selling commissions) typically run between 12% and 18% of the property value, or roughly €35,000 to €55,000 on a €300,000 home.
The factor that most increases your profit odds in Belgium is buying a property with improvable energy performance in a high-demand neighborhood, then upgrading the EPC rating, because energy-efficient homes command premiums and sell faster.
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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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Statbel (Real Estate) | Belgium's official statistics agency using notarised deeds and registered sales. | We used it as ground truth for median prices by property type and region. We also tracked year-over-year changes to assess price momentum. |
| Statbel (Building Permits) | Official, regularly updated data on future housing supply in Belgium. | We used it to gauge whether new supply is growing or shrinking. We treated weak permits as a signal that tight supply could support prices. |
| Fednot (notaire.be) | Published by Belgium's notarial federation, which sits directly on transaction flows. | We used it to measure market activity and confirm price direction through an independent dataset. We also checked regional splits for demand patterns. |
| Immoweb Barometer | Belgium's largest property portal with transparent, repeatable listing-based data. | We used it to cross-check price momentum between official deed data releases. We also used it as a market temperature indicator for sentiment shifts. |
| Eurostat House Price Index | The EU's official statistics body, making Belgium comparable to other EU markets. | We used it to benchmark Belgium's cycle versus the EU and euro area. We also used it as a consistency check against Statbel's national trend. |
| BIS via FRED (Property Prices) | A widely used international series with consistent long-term history. | We used it to place today's market in multi-decade context. We used it to avoid recency bias from only looking at recent months. |
| OECD Housing Indicators | The OECD standardises affordability ratios across countries using consistent definitions. | We used it to frame overpricing versus incomes and rents in a comparable way. We used it to define what "above normal" means historically. |
| National Bank of Belgium | Belgium's central bank and macroprudential authority for housing credit risk. | We used it to understand whether regulators see mortgage risk building or easing. We used it as an early-warning signal for potential policy changes. |
| Febelfin | Belgium's banking federation explicitly referencing NBB mortgage rate statistics. | We used it to anchor financing assumptions with actual mortgage rate ranges. We used it to judge whether affordability pressure is easing or worsening. |
| ECB Economic Bulletin | The euro area central bank analyzing the housing cycle with broad data coverage. | We used it to benchmark Belgium against wider euro area turning points. We used it to calibrate crash risk given the broader macro backdrop. |
| Wallonia Government | The Walloon government describing enacted tax policy directly. | We used it to explain a real, location-specific demand booster for owner-occupiers. We used it to flag where price pressure can persist even if rates stay high. |
| Brussels-Capital Region | The Brussels regional authority explaining the official tax abatement regime. | We used it to show how buyer costs differ by region. We used it to explain why Brussels price dynamics can diverge from Flanders and Wallonia. |
| Vlaanderen.be | The official Flemish government rulebook for housing energy obligations. | We used it to quantify the hidden cost risk for older homes with poor EPC ratings. We used it to explain why energy-efficient stock can outperform even in a slow market. |
| STIB/MIVB | The official Brussels transit operator describing scope and status of Metro Line 3. | We used it to identify where long-term accessibility improvements could support demand. We treated timing uncertainty as a key risk factor. |
| Port of Antwerp-Bruges | An official infrastructure stakeholder publishing project timelines and impacts. | We used it to flag a Belgium-specific infrastructure driver with clear dates and scope. We identified Antwerp submarkets likely to benefit from better mobility over time. |
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.