Authored by the expert who managed and guided the team behind the Belgium Property Pack
Yes, the analysis of Brussels' property market is included in our pack
Is January 2026 a smart time to buy property in Brussels, or should you hold off and wait for better conditions?
We dig into the latest housing prices in Brussels, official transaction data, and market signals to help you decide.
This blog post is constantly updated with fresh data so you always have the most current picture of the Brussels 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 Brussels.
So, is now a good time?
As of early 2026, we would say it's a "rather yes" to buy property in Brussels, meaning conditions are reasonably favorable but not exceptional.
The strongest signal is that Brussels has very limited new construction, with building permits extremely low, which protects prices from crashing because supply simply cannot flood the market.
Another strong signal is that financing conditions have stabilized, with the ECB deposit rate now at 2%, far below the 2023 peak, making mortgages more manageable than they were two years ago.
Other supporting signals include transaction volumes rebounding by about 12% in the first half of 2025 and persistent demand from international workers and EU institutions keeping the rental and buyer markets active.
The best strategy in Brussels right now is to focus on well-located apartments in neighborhoods like Ixelles, Etterbeek, or Saint-Gilles with good energy ratings, hold for at least five to seven years, and consider renting out to benefit from the tight rental market.
Please note this is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Brussels, or should I wait as of 2026?
Do real estate prices look too high in Brussels as of 2026?
As of early 2026, property prices in Brussels appear mildly stretched compared to local incomes but not wildly disconnected from fundamentals, meaning the market looks expensive rather than in bubble territory.
One clear signal from listings data in Brussels is that well-priced properties with good energy ratings sell relatively quickly, while overpriced or energy-poor homes sit longer, suggesting buyers are being selective rather than desperate.
Another indicator is that transaction volumes in Brussels jumped about 12% in the first half of 2025, which typically happens when buyers accept current price levels rather than waiting for a crash that is not coming.
You can also read our latest update regarding the housing prices in Brussels.
Does a property price drop look likely in Brussels as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Brussels over the next 12 months is low, mainly because supply remains structurally constrained and demand drivers like EU institutions and international employers are not going away.
The plausible price change range for Brussels properties over the next year sits somewhere between a mild 3% decline and a moderate 5% gain, with flat to slightly positive being the most likely scenario.
The single macro factor that would most increase the odds of a Brussels price drop is a sharp rise in unemployment, particularly among the international workforce that drives much of the city's housing demand.
However, this scenario looks unlikely in the coming months because Brussels benefits from a relatively stable public sector and EU-related employment base that tends to hold up even during broader economic slowdowns.
Finally, please note that we cover the price trends for next year in our pack about the property market in Brussels.
Could property prices jump again in Brussels as of 2026?
As of early 2026, the likelihood of a renewed price surge in Brussels is medium, meaning a jump is possible but not the base case, especially if interest rates drop further or listings remain scarce.
The plausible upside for Brussels property prices over the next 12 months could reach 5% to 8% in the most liquid segments, particularly for well-located apartments with strong energy performance.
The single biggest demand-side trigger that could push Brussels prices higher is further easing of mortgage rates, which would bring more first-time buyers back into the market and reignite competition for limited stock.
Please also note that we regularly publish and update real estate price forecasts for Brussels here.
Are we in a buyer or a seller market in Brussels as of 2026?
As of early 2026, the Brussels property market leans slightly toward sellers overall, though the picture varies a lot depending on what type of property you are looking at and where it is located.
Brussels does not publish a standard "months of inventory" figure like some markets do, but transaction volumes rebounding by about 12% while new supply stays weak suggests inventory is tighter than balanced, which typically gives sellers more leverage.
Price reductions in Brussels appear more common on properties with poor energy ratings or unrealistic initial pricing, while well-located, energy-efficient homes tend to sell without significant discounts, indicating that good properties still command strong seller leverage.
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 Brussels as of 2026?
Are homes overpriced versus rents or versus incomes in Brussels as of 2026?
As of early 2026, homes in Brussels appear mildly to moderately overpriced versus local incomes, but roughly fairly priced to slightly expensive versus rents, depending heavily on the specific neighborhood and energy quality of the property.
The price-to-rent ratio in Brussels sits in a range where buying can make sense for long-term holders, but yields vary significantly by commune, with small apartments in high-demand areas like Ixelles or Etterbeek offering better rental returns than large family houses in premium suburbs.
The price-to-income multiple in Brussels is notably higher than the Belgian average, meaning a typical Brussels household stretches more to afford property here than elsewhere in the country, which is why selectivity matters so much when buying.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Brussels.
Are home prices above the long-term average in Brussels as of 2026?
As of early 2026, Brussels property prices sit modestly above their long-term trend, consistent with a market that has risen steadily over decades but has not experienced a recent blow-off surge.
The recent 12-month price change in Brussels has been moderate rather than explosive, more in line with historical norms than with the rapid gains seen in some years before the 2022-2023 rate shock.
When adjusting for inflation, Brussels prices are still elevated compared to pre-pandemic levels but have not reached new cycle peaks in real terms, suggesting the market digested the rate shock without a dramatic correction.
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What local changes could move prices in Brussels as of 2026?
Are big infrastructure projects coming to Brussels as of 2026?
As of early 2026, the biggest infrastructure project that could impact Brussels property prices is Metro Line 3, which will eventually connect Bordet in the north to Albert in the south, improving transit access in communes like Evere, Schaerbeek, and Forest.
The timeline for Metro Line 3 has faced delays and complexities typical of Brussels, with construction ongoing but full delivery still years away, meaning any price impact will be gradual rather than immediate.
For the latest updates on the local projects, you can read our property market analysis about Brussels here.
Are zoning or building rules changing in Brussels as of 2026?
The most significant zoning and building rule discussion in Brussels relates to the CoBAT planning code and stricter requirements around changes of use, which make converting commercial or mixed-use buildings into residential properties more complex.
As of early 2026, the net effect of these zoning and building rule changes in Brussels is to slow the supply response, meaning fewer new homes come onto the market, which tends to support existing property prices rather than push them down.
The areas most affected by these rules in Brussels are typically central and inner-ring communes like Saint-Gilles, Ixelles, and Schaerbeek, where there is more pressure to convert older buildings and where permit complexity matters most.
Are foreign-buyer or mortgage rules changing in Brussels as of 2026?
As of early 2026, there are no major foreign-buyer restrictions being introduced in Brussels, and the main rule changes affecting property prices relate more to mortgage conditions and transaction tax incentives than to who can buy.
Belgium does not have foreign-buyer bans or significant restrictions like some other European markets, so the more relevant policy lever in Brussels is the registration duty abatement, which reduces taxes on the first 200,000 euros of a primary residence purchase for qualifying buyers.
On the mortgage side, the National Bank of Belgium periodically adjusts macroprudential requirements, but changes tend to be incremental rather than dramatic, and current conditions are more favorable than during the 2022-2023 tightening cycle.
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 Brussels as of 2026?
Is the renter pool growing faster than new supply in Brussels as of 2026?
As of early 2026, the renter pool in Brussels is growing faster than new rental supply because population growth continues while building permits remain extremely low, creating a structural imbalance that favors landlords.
The clearest signal of renter demand in Brussels is continued net population growth, with the region gaining residents through both natural growth and migration, including a steady flow of international workers tied to EU institutions and multinational companies.
On the supply side, new residential building permits in Brussels can be shockingly low, sometimes just a handful in a given month, which means the rental stock is simply not expanding fast enough to meet demand.
Are days-on-market for rentals falling in Brussels as of 2026?
As of early 2026, official days-on-market data for Brussels rentals is not consistently published, but market indicators suggest well-located, energy-efficient rental properties find tenants quickly while lower-quality units take longer.
The difference between "best areas" and weaker areas in Brussels is significant, with rentals in neighborhoods like Ixelles, Etterbeek, and Woluwe-Saint-Lambert typically letting faster than those in less connected or less desirable parts of the region.
One common reason days-on-market falls in Brussels is the persistent undersupply of quality rental stock, especially apartments near transit hubs, universities, and EU employment centers.
Are vacancies dropping in the best areas of Brussels as of 2026?
As of early 2026, vacancy rates in the best rental areas of Brussels, such as Ixelles (Flagey, Châtelain), Etterbeek, Saint-Gilles, and Woluwe-Saint-Lambert, appear to be very low based on strong rent growth and quick tenant turnover signals.
These top areas consistently outperform the overall Brussels market, with vacancy rates likely well below the regional average because demand from professionals, expats, and students concentrates heavily in these well-connected neighborhoods.
One practical sign that these best areas are tightening first is that landlords can raise rents between tenancies without significantly extending vacancy periods, a dynamic that is harder to achieve in less desirable parts of Brussels.
By the way, we've written a blog article detailing what are the current rent levels in Brussels.
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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 Brussels as of 2026?
Is for-sale inventory shrinking in Brussels as of 2026?
As of early 2026, for-sale inventory in Brussels is hard to measure precisely with a single official source, but the combination of weak new construction and recovering transaction volumes suggests that available stock is not expanding.
Brussels does not publish a standard months-of-supply metric, but the extremely low level of building permits compared to other Belgian regions indicates that supply is likely tighter than what a balanced market would require.
The most likely reason inventory stays constrained in Brussels is that new construction cannot keep pace with demand, and existing owners who locked in low mortgage rates before 2022 have little incentive to sell and re-enter the market at higher borrowing costs.
Are homes selling faster in Brussels as of 2026?
As of early 2026, selling speed in Brussels varies significantly by property quality, with well-priced homes featuring good energy ratings selling faster than average while overpriced or renovation-heavy properties sit longer on the market.
Year-over-year, the Brussels market appears to have stabilized rather than dramatically accelerated, meaning selling times are neither crashing nor exploding, but the gap between "good" and "problem" properties has widened.
Are new listings slowing down in Brussels as of 2026?
As of early 2026, we do not have a precise official figure for year-over-year change in new listings in Brussels, but the combination of rate lock-in effects and weak new construction suggests that fresh supply is not flooding the market.
Brussels typically sees seasonal listing patterns with more activity in spring and autumn, and current levels appear consistent with this pattern rather than unusually low or high.
The most plausible reason new listings remain constrained in Brussels is that homeowners who secured mortgages at lower rates before 2022 are reluctant to sell and take on a new, more expensive loan, keeping turnover subdued.
Is new construction failing to keep up in Brussels as of 2026?
As of early 2026, new construction in Brussels is clearly failing to keep up with household demand, as building permits are extremely low compared to Flanders and Wallonia, sometimes just a handful per month.
The recent trend in Brussels building permits shows persistent weakness, with permit counts staying far below what would be needed to meaningfully expand the housing stock in a growing region.
The single biggest bottleneck limiting new construction in Brussels is the complex and slow permitting process, combined with strict planning rules under the CoBAT code that make large-scale development difficult and time-consuming.
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 Brussels as of 2026?
Is resale liquidity strong enough in Brussels as of 2026?
As of early 2026, resale liquidity in Brussels is generally strong for well-located, energy-efficient properties, meaning you can expect to sell within a reasonable timeframe if you price realistically and have a quality asset.
While Brussels does not publish a single median days-on-market figure, market activity suggests that properties priced correctly in desirable communes like Ixelles, Etterbeek, Uccle, or Woluwe-Saint-Pierre move faster than the broader market average.
The property characteristic that most improves resale liquidity in Brussels is a strong energy performance rating (PEB/EPB), as buyers increasingly discount "energy sieves" that will require expensive renovations to meet tightening standards.
Is selling time getting longer in Brussels as of 2026?
As of early 2026, selling time in Brussels is not dramatically longer than last year for quality properties, but dispersion has increased, meaning some listings sit much longer while others sell quickly.
The realistic range for selling time in Brussels spans from a few weeks for well-priced, energy-efficient apartments in top locations to several months or more for overpriced homes or those with significant renovation needs.
One clear reason selling time can lengthen in Brussels is affordability pressure, as buyers with stretched budgets become more selective and less willing to accept properties that will require additional investment beyond the purchase price.
Is it realistic to exit with profit in Brussels as of 2026?
As of early 2026, the likelihood of selling with a profit in Brussels is medium to high if you hold for a reasonable period and buy smartly, meaning you pick the right location, energy rating, and entry price.
The minimum holding period that most often makes exiting with profit realistic in Brussels is around five to seven years, which gives you time to absorb transaction costs and benefit from moderate price appreciation.
Total round-trip costs in Brussels (buying plus selling) typically range from 12% to 17% of the property value, including registration duties (with potential abatement), notary fees, and agency commissions, which works out to roughly 35,000 to 85,000 euros on a 500,000 euro property (about 36,000 to 88,000 USD at current rates).
The factor that most increases profit odds in Brussels is buying a property with good energy performance in a high-demand neighborhood, as these assets retain liquidity and attract buyers even when the broader market softens.
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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 Brussels, 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 | Belgium's official statistics agency publishing deed-based property prices. | We used it to anchor Brussels median prices by housing type. We also tracked year-on-year changes and building permits to assess supply trends. |
| Fednot (Belgian Notaries) | Based on actual notarial contracts covering most transactions. | We used their barometer to quantify transaction volumes and average prices. We inferred whether the market is tightening or cooling from their data. |
| European Central Bank | The ECB directly sets euro-area policy rates that drive mortgage pricing. | We used it to frame the interest rate environment buyers face. We explained why affordability pressure may ease or persist based on rate trends. |
| ECB Data Portal (MIR) | Official harmonized bank interest rate dataset for the eurozone. | We used it to ground mortgage rate ranges in official time series. We avoided relying on anecdotal rate claims. |
| National Bank of Belgium | Belgium's central bank publishing official bank rate statistics. | We used it as a Belgian cross-check against ECB data. We supported the "rates stabilized" narrative with their releases. |
| IBSA Brussels | The official Brussels regional statistics institute for income data. | We used it to ground the income side of affordability for Brussels. We built a Brussels-specific affordability estimate rather than using national figures. |
| OECD | Provides internationally comparable affordability indicators. | We used their framework to define "overvalued vs long-run average." We avoided making up a valuation model from scratch. |
| Brussels-Capital Region | The Brussels regional government explaining its own tax policy. | We used it to quantify registration duty abatements. We clarified who benefits most from these tax incentives. |
| FPS Finance | Federal public service explaining property tax rules. | We used it as a second official reference for transaction costs. We avoided relying on real estate marketing summaries. |
| urban.brussels | Official regional planning and heritage authority for Brussels. | We used it to highlight how rules affect supply. We explained why supply response is slower in Brussels than many cities. |
| Bruxelles Environnement | Brussels environment administration managing EPB/PEB energy rules. | We used it to ground energy compliance as a price driver. We explained why older stock may face bigger renovation bills. |
| Immoweb | Belgium's biggest property portal with transparent asking-price data. | We used it as a market-timing indicator for listings. We added neighborhood-level color for what buyers see in practice. |
| Federia | Recognized federation publishing rental market barometers. | We used their data to understand rental demand and rent growth. We contextualized how tight the rental market is in Brussels. |
| FRED (St. Louis Fed) | Hosts official HICP rent indices for Belgium. | We used it to track official rent inflation trends. We supported the rental pressure narrative with harmonized data. |
| STIB-MIVB | Brussels official transit operator with project information. | We used it to understand Metro Line 3 scope and timeline. We kept infrastructure price impact estimates conservative. |
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.
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