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 real estate market in 2026 is steady but competitive, with prices rising modestly and buyers still able to negotiate on most properties.
This blog post covers the current housing prices in Belgium and breaks down what you need to know about buying property there, and we constantly update it with fresh 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.
How's the real estate market going in Belgium in 2026?
What's the average days-on-market in Belgium in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Belgium sits around 95 days, though this varies significantly depending on the region and property type.
Most typical listings in Belgium sell within a realistic range of 85 to 110 days, with well-priced apartments in Brussels moving faster (around 60 to 90 days) and properties in Wallonia sometimes taking 80 to 120 days if they are overpriced or have energy efficiency issues.
Compared to one or two years ago, days-on-market in Belgium have stayed relatively stable, with Flanders seeing a slight improvement from around 113 days in 2024 to roughly 111 days in 2025, which suggests the market is neither heating up dramatically nor cooling off.
Are properties selling above or below asking in Belgium in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Belgium hovers around 93% to 98% for houses, meaning most homes sell slightly below the listed price.
According to studies linking listing data to official transaction records, roughly 65% of houses in Belgium sell below asking price with an average discount of around 7%, while apartments in high-demand areas show a higher share of above-asking sales, and we consider this estimate fairly reliable because it comes from cross-referencing Immoweb listings with FPS Finance transaction data.
Properties most likely to see bidding wars and above-asking sales in Belgium are well-located apartments in Brussels and prime Flemish cities like Antwerp and Ghent, especially those with strong energy performance labels, where sale-to-list ratios can reach 97% to 102%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Belgium.
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 kinds of residential properties can I realistically buy in Belgium?
What property types dominate in Belgium right now?
The most common residential property types available for sale in Belgium break down roughly into terraced and semi-detached houses (which are extremely common, especially in city belts), apartments (dominant in central Brussels and inner-city districts of Antwerp, Ghent, and Liege), and detached houses (more common in suburban and rural areas).
Apartments represent the largest share of the market in Belgium's major urban centers, particularly in Brussels where space constraints and density push most buyers toward multi-unit buildings.
This dominance of apartments in Belgian cities developed because of historical urban planning patterns, limited land availability in city centers, and a strong preference for walkable neighborhoods near transit and amenities.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Belgium right now?
New-build properties represent a relatively small share of all residential listings in Belgium, estimated at around 10% to 15% of the market, because the country's housing stock is dominated by older buildings and new project starts have been declining.
As of early 2026, neighborhoods with the highest concentration of new-build developments in Belgium include redevelopment zones around Brussels' European Quarter, parts of Antwerp's waterfront, Ghent's Dampoort area, and specific suburban expansion zones in Flemish Brabant and Walloon Brabant.
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Which neighborhoods are improving fastest in Belgium in 2026?
Which areas in Belgium are gentrifying in 2026?
As of early 2026, the neighborhoods in Belgium showing the clearest signs of gentrification include Schaerbeek and Molenbeek-Saint-Jean in Brussels, Borgerhout in Antwerp, the Sint-Pieters station area in Ghent, and the Guillemins corridor in Liege.
Visible changes indicating gentrification in these Belgian neighborhoods include the arrival of specialty coffee shops and organic grocery stores, the conversion of industrial buildings into loft apartments, an influx of young professionals and creative workers, and visible facade renovations on previously neglected rowhouses.
Price appreciation in these gentrifying Belgian neighborhoods over the past two to three years has ranged from roughly 10% to 20%, depending on the specific street and building condition, with areas closest to new transit connections or completed renovation projects seeing the strongest gains.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Belgium.
Where are infrastructure projects boosting demand in Belgium in 2026?
As of early 2026, the top areas in Belgium where major infrastructure projects are boosting housing demand include the northern and southern ends of Brussels' Metro Line 3 corridor, districts along Antwerp's ring road affected by Oosterweel works, and neighborhoods near Ghent's Sint-Pieters station.
The specific infrastructure projects driving demand in Belgium include Brussels' Metro Line 3 (connecting Bordet to Albert with new metro stations), Antwerp's Oosterweel connection (a major ring road and tunnel project improving port and city access), and Ghent's tram network expansion around the main train station.
The estimated timeline for completion of these major Belgian infrastructure projects varies: Brussels Metro Line 3 is expected to be operational in phases through the late 2020s, Antwerp's Oosterweel is a multi-year megaproject stretching into the 2030s, and Ghent's tram improvements are ongoing with rolling completion dates.
The typical price impact on nearby Belgian properties tends to be around 5% to 15% once infrastructure projects are announced, with a further boost of 5% to 10% upon completion, though buyers should also factor in years of construction disruption which can temporarily suppress livability and prices.
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.
What do locals and insiders say the market feels like in Belgium?
Do people think homes are overpriced in Belgium in 2026?
As of early 2026, the general sentiment among locals and market insiders in Belgium is mixed: many feel that homes with poor energy labels are overpriced given the mandatory renovation costs, while well-located and energy-efficient properties are seen as fairly valued because supply remains tight.
Locals in Belgium typically cite mortgage affordability pressure (higher rates combined with price growth), mandatory renovation obligations for E and F rated homes in Flanders, and the gap between asking prices and what banks will actually finance as evidence that some homes are overpriced.
Those who believe Belgian property prices are fair often point to the country's historical price stability without major crashes, continued household formation driving demand, and the fact that prime locations near jobs and transit remain genuinely scarce.
The price-to-income ratio in Belgium is elevated compared to historical norms, though it remains somewhat more moderate than in neighboring markets like the Netherlands, where affordability pressures have been even more acute.
What are common buyer mistakes people regret in Belgium right now?
The most frequently cited buyer mistake people regret in Belgium is underestimating the cost and complexity of energy renovation obligations, especially in Flanders where purchasing an E or F rated home triggers mandatory upgrades within five years that can add tens of thousands of euros to the true purchase price.
The second most common regret is assuming the asking price equals the market price: many buyers in Belgium either overpay by not negotiating (when most houses actually sell below asking) or lose out on apartments by underestimating competition in hot Brussels and Flemish city markets.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Belgium.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Belgium.
Get the full checklist for your due diligence in Belgium
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Belgium in 2026?
Do foreigners face extra challenges in Belgium right now?
The overall difficulty level foreigners face when buying property in Belgium is moderate: there are no legal prohibitions on foreign ownership, but the process involves more paperwork and banking hurdles than local buyers typically encounter.
Belgium does not impose specific legal restrictions on foreign buyers purchasing residential property, though non-EU buyers may face additional scrutiny during anti-money laundering checks and must provide translated and apostilled documents for the notarial process.
Practical challenges foreigners most commonly encounter in Belgium include navigating the three-region system (Brussels, Flanders, and Wallonia each have different tax rules and sometimes different languages), understanding that all purchases must go through a notary rather than just a real estate agent, and the fact that many Belgian banks require in-person meetings and Belgian residency for favorable mortgage terms.
We will tell you more in our blog article about foreigner property ownership in Belgium.
Do banks lend to foreigners in Belgium in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Belgium, but banks typically apply stricter conditions including larger down payment requirements and more conservative income verification compared to what Belgian residents receive.
Typical loan-to-value ratios for foreign buyers in Belgium range from 50% to 70% (compared to up to 80% or 90% for residents), and interest rates are generally in line with market rates but may include small premiums for non-residents, with current Belgian mortgage rates hovering around 3% to 4% depending on the loan term and bank.
Banks in Belgium typically demand from foreign applicants proof of stable income (often requiring multiple years of tax returns), documentation of the source of funds for the down payment, translated identity and marital status documents, and sometimes proof of a Belgian bank account or local address.
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.
How risky is buying in Belgium compared to other nearby markets?
Is Belgium more volatile than nearby places in 2026?
As of early 2026, Belgium's residential property market shows lower price volatility compared to nearby markets like the Netherlands (which experienced sharper boom-bust cycles) and is broadly similar to Germany and France in terms of steady, moderate price movements.
Over the past decade, Belgium has experienced relatively gentle price swings without the dramatic corrections seen in some European markets, with annual price changes typically ranging from flat to around 5% growth, whereas the Netherlands saw double-digit swings in both directions during the same period.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Belgium.
Is Belgium resilient during downturns historically?
Belgium's residential property values have shown strong historical resilience during economic downturns, with the market notably avoiding the severe price crashes that affected countries like Spain, Ireland, or the Netherlands during the 2008 financial crisis.
During the most recent major downturn (the 2008-2009 global financial crisis), Belgian property prices dipped only slightly (around 1% to 3%) and recovered within one to two years, which is remarkably mild compared to the 20% to 40% drops seen in some other European markets.
Property types and neighborhoods in Belgium that have historically held value best during downturns include centrally located apartments in Brussels' European Quarter and Ixelles, well-maintained homes in established Flemish cities like Leuven and Bruges, and anything with strong energy performance ratings, while peripheral locations and poorly maintained older stock tend to be more vulnerable.
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How strong is rental demand behind the scenes in Belgium in 2026?
Is long-term rental demand growing in Belgium in 2026?
As of early 2026, long-term rental demand in Belgium is growing steadily, driven by rising household formation, increasing housing costs that push some would-be buyers into renting, and continued migration to urban job centers.
The tenant demographics driving long-term rental demand in Belgium include young professionals who cannot yet afford to buy, international workers and expats (especially around Brussels' EU institutions), university students in cities like Leuven, Ghent, and Louvain-la-Neuve, and smaller households forming as family sizes shrink.
Neighborhoods in Belgium with the strongest long-term rental demand right now include Brussels' European Quarter and Ixelles (for expats and EU workers), areas near major universities, transit-connected districts in Antwerp and Ghent, and any location offering good energy efficiency that keeps tenant utility costs down.
You might want to check our latest analysis about rental yields in Belgium.
Is short-term rental demand growing in Belgium in 2026?
Regulatory changes are increasingly affecting short-term rental operations in Belgium, with the EU proposing tighter rules on platforms like Airbnb and individual Belgian cities (especially Brussels) enforcing registration requirements and considering caps on short-term rental permits.
As of early 2026, short-term rental demand in Belgium remains solid in tourist-heavy areas, though growth has moderated as regulatory uncertainty and enforcement have made some owners shift back to long-term rentals.
The current estimated average occupancy rate for short-term rentals in Brussels hovers around 60% to 70%, which is healthy but not exceptional, and can vary significantly by neighborhood and season.
Guest demographics driving short-term rental demand in Belgium include leisure tourists visiting Brussels, Bruges, and Ghent, business travelers attending EU meetings and conferences, and a growing segment of digital nomads and remote workers seeking month-long stays in well-connected urban locations.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Belgium.
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 are the realistic short-term and long-term projections for Belgium in 2026?
What's the 12-month outlook for demand in Belgium in 2026?
As of early 2026, the 12-month demand outlook for residential property in Belgium is stable to slightly stronger than 2025, assuming ECB interest rates remain steady or continue their gradual normalization and no major economic shocks occur.
The key economic and political factors most likely to influence Belgian housing demand over the next 12 months include ECB monetary policy decisions (which directly affect mortgage affordability), Belgium's moderate but steady GDP growth, employment stability, and any changes to regional tax incentives or renovation obligations.
The forecasted price movement for Belgium over the next 12 months is a modest increase of around 1% to 4% nationally, with significant variation by region and property type: energy-efficient homes in prime locations should outperform, while older stock with poor EPC ratings may see flatter or even negative price movement.
By the way, we also have an update regarding price forecasts in Belgium.
What's the 3 to 5 year outlook for housing in Belgium in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Belgium points to gradual upward drift rather than dramatic gains, supported by steady household formation, constrained new supply, and moderate but positive economic growth.
Major development projects expected to shape Belgium over the next 3 to 5 years include the completion of Brussels' Metro Line 3, continued progress on Antwerp's Oosterweel connection, urban regeneration around major train stations, and the rollout of stricter energy efficiency requirements that will reshape the value of older housing stock.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Belgium is a sharp change in ECB interest rate policy: if rates rise significantly again, affordability would tighten and demand could soften, while a more aggressive rate-cutting cycle could reignite price growth beyond current projections.
Are demographics or other trends pushing prices up in Belgium in 2026?
As of early 2026, demographic trends are putting meaningful upward pressure on Belgian housing prices, primarily because the country is projected to see continued household growth even as population growth itself moderates.
The specific demographic shifts most affecting prices in Belgium include the trend toward smaller household sizes (more single-person and couple households needing separate homes), continued migration to job-rich urban areas like Brussels and Flanders, and an aging population that is downsizing later than expected, keeping larger homes off the market.
Non-demographic trends also pushing prices in Belgium include the growing preference for energy-efficient properties (as energy costs and renovation mandates make poor EPC homes less attractive), continued interest from EU institutional workers seeking Brussels-area housing, and limited new construction keeping supply tight in desirable locations.
These demographic and trend-driven price pressures in Belgium are expected to continue for at least the next decade, as household projections through 2070 show sustained growth in housing unit demand even under conservative assumptions.
What scenario would cause a downturn in Belgium in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Belgium would be a combination of sharply rising interest rates (squeezing affordability), weakening employment (reducing buyer confidence and income), and a broader European economic slowdown that dampens demand from cross-border buyers and expats.
Early warning signs that such a downturn might be beginning in Belgium would include a sustained rise in days-on-market across all regions, a noticeable increase in price reductions on listings, declining mortgage application volumes reported by Febelfin, and weakening sentiment in notarial transaction data from Fednot.
Based on historical patterns, a potential downturn in Belgium would likely be relatively mild (perhaps 5% to 10% price declines over one to two years) rather than catastrophic, because Belgium has consistently avoided the severe crashes seen in more speculative markets, and conservative bank lending practices limit forced selling pressure.
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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 (House Price Index) | Statbel is Belgium's official statistics office, and this index is built from actual transaction data. | We use it as the official truth for how Belgian home prices have moved by region. We also use its cross-country comparison notes to frame Belgium against the Netherlands, France, and Germany. |
| Fednot (Real Estate Barometer) | Fednot aggregates notarial transaction activity, so it reflects the legal moment of sale. | We use it to anchor market activity like sales volumes and price direction with a notary-based view. We treat it as a reality check against listing platform indicators. |
| Immoweb (Pricemeter) | Immoweb is Belgium's largest listing platform and publishes transparent quarterly methodology and metrics. | We use it to approximate on-the-ground market temperature like prices per square meter and affordability pressure. We combine it with official stats so platform data is properly validated. |
| ERA Barometer 2025 | It's produced with the University of Antwerp and reports concrete transaction-side metrics like selling time. | We use it to anchor days-on-market and selling-time expectations, especially for Flanders. We then scale to a Belgium-wide estimate using Statbel regional price dynamics as context. |
| European Central Bank (Key Interest Rates) | This is the official source for euro area policy rates that directly flow into mortgage pricing. | We use it to frame the 2026 rate backdrop, which is a major driver of affordability. We translate policy rate reality into buyer tactics like locking terms and stress-testing payments. |
| National Bank of Belgium (Economic Projections) | The NBB is Belgium's central bank and publishes scenario-based macro projections used by policymakers. | We use it for the 2026 to 2028 macro backdrop including growth, labor market tone, and fiscal context. We translate that macro view into housing demand and downside risk scenarios. |
| Federal Planning Bureau (Household Projections) | Belgium's FPB with Statbel is the core source for long-run population and household structure projections. | We use it to anchor the 3 to 5 year demand floor, since households drive housing need. We connect demographic pressure to neighborhood-level demand near jobs and transit. |
| Vlaanderen.be (Renovation Obligation) | This is the official Flemish government rule page, and the rule materially affects buyer costs. | We use it to explain why EPC and energy labels can change negotiation leverage in Flanders. We convert the rule into a simple due diligence checklist for foreigners. |
| STIB-MIVB (Metro Line 3) | It's the official operator's project page for a major, demand-shifting mobility investment in Brussels. | We use it to identify Brussels areas where accessibility is likely to improve. We use it as evidence when naming infrastructure tailwind neighborhood examples. |
| Febelfin (Mortgage Market Updates) | Febelfin is the Belgian banking federation and explicitly references National Bank of Belgium rate figures. | We use it to anchor mortgage rate ranges and credit demand direction. We use it as a bridge between ECB policy rates and retail mortgage conditions that buyers actually get. |