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
Brussels housing prices in January 2026 reflect a two-speed market where good condition apartments near EU institutions command strong premiums while properties needing energy upgrades face buyer discounts.
This article breaks down what buyers actually pay across Brussels communes using official deed data from Statbel and market pricing from Immoweb.
We constantly update this blog post with the latest verified pricing data so you have current numbers when planning your Brussels property purchase.
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.
Insights
- Brussels apartment prices in January 2026 show Ixelles commanding €4,237 per square meter while Anderlecht sits at €2,742 per square meter, creating a 54% price gap across communes within the same metro area.
- First-time buyers in Brussels in 2026 can save up to €25,000 through the regional tax abatement on their first €200,000 of purchase price, making €300,000 apartments significantly more accessible.
- The Brussels housing market saw apartment medians rise just 3% year-over-year to €274,550 in Q3 2025, but properties with strong energy performance certificates sell 10-15% above asking while poor EPC homes need discounts.
- Small studios in Brussels often hit €3,800 to €4,200 per square meter in January 2026, pricing higher per square meter than family apartments because kitchen and bathroom costs stay fixed regardless of total surface.
- Registration duty at 12.5% represents the single largest extra cost when buying existing Brussels property in 2026, adding €31,250 to a €250,000 apartment purchase before notary fees or renovation.
- Brussels townhouses in communes like Forest and Saint-Gilles averaged €750,000 in January 2026, sitting between the €274,550 apartment median and €1.1 million detached house median from official deed records.
- New-build apartments in Brussels command a 20-30% premium over existing stock in 2026 because buyers avoid immediate renovation costs and benefit from better energy compliance in a market increasingly focused on EPC ratings.
- Woluwe-Saint-Pierre properties averaging €500,000 to €1.6 million in January 2026 attract international families prioritizing school access and green space over the urban density of Ixelles or Etterbeek.
What is the average housing price in Brussels in 2026?
The median housing price gives you a clearer picture of what most buyers actually pay in Brussels in 2026 because it is not skewed by a few extremely expensive luxury properties the way an average can be.
We are writing this in January 2026 using the latest available data from Statbel (Q3 2025 deed records) and Immoweb (January 2026 market pricing) that we manually verified and cross-checked.
The median apartment price in Brussels in 2026 is €274,550 (approximately $323,500 or €274,550). The average apartment price in Brussels in 2026 is €297,411 (approximately $350,500 or €297,411).
About 80% of residential properties you will find on the Brussels market in 2026 fall between €200,000 and €450,000 for apartments, and €350,000 to €900,000 for houses.
A realistic entry range in Brussels in 2026 is €150,000 to €220,000 (approximately $177,000 to $259,000), which gets you a small existing studio or 1-bedroom apartment of 35-50 square meters in affordable communes like Anderlecht.
A typical luxury property in Brussels in 2026 ranges from €900,000 to €2,500,000 or more (approximately $1,060,000 to $2,950,000 or more), examples being renovated penthouses of 160-220 square meters with terraces in Ixelles or high-end detached homes in Woluwe-Saint-Pierre.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Brussels.
Are Brussels property listing prices close to the actual sale price in 2026?
In Brussels in 2026, closed sale prices typically come in around 2% below asking for apartments and 3% below asking for houses in median cases.
The gap happens mainly because many listings start slightly high to test demand and leave negotiation room, and also because buyers discount heavily when they expect energy performance certificate upgrades or renovation work. In hot segments like well-priced apartments with good EPC ratings near EU institutions, competitive bidding sometimes pushes final prices above asking.
Get fresh and reliable information about the market in Brussels
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Brussels in 2026?
As of early 2026, the median apartment price in Brussels is €3,423 per square meter (approximately $4,030 per square meter or €3,423 per square meter), which equals roughly €318 per square foot (approximately $375 per square foot or €318 per square foot). The average house price in Brussels is €3,308 per square meter (approximately $3,900 per square meter or €3,308 per square meter), which equals roughly €307 per square foot (approximately $362 per square foot or €307 per square foot).
Small studios and 1-bedroom apartments in Brussels in 2026 have the highest price per square meter (often €3,800 to €4,200 per square meter) while very large family homes have the lowest, mainly because fixed costs like kitchens and bathrooms take a bigger share of small units but buyers still pay for them.
The highest price per square meter in Brussels in 2026 appears in communes like Ixelles (around €4,237 per square meter), Uccle (around €4,001 per square meter), and Woluwe-Saint-Pierre (around €3,957 per square meter). The lowest appears in Anderlecht (around €2,742 per square meter), Schaerbeek (around €3,247 per square meter), and Saint-Josse (around €3,177 per square meter).
How have property prices evolved in Brussels?
Brussels apartment prices rose approximately 3% from Q3 2024 to Q3 2025 according to Statbel deed data, driven by stabilizing financing conditions and returning buyer demand after several difficult years. After adjusting for general price inflation in Belgium over the same period, the real increase is closer to flat or slightly positive (around 0% to 1%).
Looking back ten years from 2015 to January 2026, Brussels apartment prices increased roughly 35% to 45% in nominal terms, but after accounting for cumulative inflation of about 30% over the decade, real growth lands closer to 5% to 15% depending on location. This reflects sustained population pressure and limited land supply in the capital, combined with rising construction and renovation costs that set a floor under replacement value for quality homes.
By the way, we've written a blog article detailing the latest updates on property price variations in Brussels.
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 Brussels.
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 housing type in Brussels in 2026?
Brussels is apartment-heavy, so roughly 70% of for-sale listings in 2026 are apartments or flats, about 25% are townhouses or attached houses, and around 5% are detached villas, reflecting the dense urban character of the capital region.
The average studio in Brussels in 2026 costs around €170,000 (approximately $200,000 or €170,000) for 30-40 square meters in areas like Anderlecht. A 1-bedroom apartment averages €260,000 (approximately $306,000 or €260,000) for 50-65 square meters in Schaerbeek. A 2-bedroom apartment averages €360,000 (approximately $424,000 or €360,000) for 75-95 square meters in Etterbeek. A 3-bedroom family apartment averages €520,000 (approximately $613,000 or €520,000) for 110-140 square meters in Woluwe-Saint-Lambert. Townhouses average €750,000 (approximately $884,000 or €750,000) for 160-220 square meters in Forest or Saint-Gilles. Detached villas average €1,600,000 (approximately $1,886,000 or €1,600,000) for 250-400 square meters in Uccle.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Brussels?
- How much should you pay for an apartment in Brussels?
- How much should you pay for a townhouse in Brussels?
How do property prices compare between existing and new homes in Brussels in 2026?
New-build apartments in Brussels in 2026 cost approximately 20% to 30% more than existing apartments, based on national Fednot data showing a 33% premium Belgium-wide and adjusting for Brussels market conditions.
This premium exists because new-build properties come with better energy performance certificates and lower near-term renovation costs, while higher construction expenses push new-build pricing up even when resale market prices stay calmer.
Buying real estate in Brussels can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Brussels in 2026?
Etterbeek in Brussels offers 1-3 bedroom apartments in buildings from the 1930s-1960s, with prices typically ranging from €300,000 to €650,000 (approximately $354,000 to $766,000 or €300,000 to €650,000) as of the first half of 2026, because walkability to EU institutions creates stable rental demand and strong resale liquidity. Ixelles delivers premium apartments, duplexes, and high-end renovations priced from €400,000 to €800,000 (approximately $471,000 to $943,000 or €400,000 to €800,000), driven by city lifestyle appeal, international buyer competition, and extremely tight supply in desirable pockets like Châtelain and Flagey. Woluwe-Saint-Pierre attracts families with larger apartments and houses with gardens ranging from €500,000 to €1,200,000 (approximately $589,000 to $1,410,000 or €500,000 to €1,200,000), valued for greener surroundings, quiet streets, international school access, and larger living surfaces.
You will find a much more detailed analysis by areas in our property pack about Brussels. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Commune | Profile | Avg Price Range | Avg Price per sqm | Avg Price per sqft |
|---|---|---|---|---|
| Ixelles | popular / lifestyle | €400k-€900k ($471k-$1.06M) | €3,300-€5,500 ($3,900-$6,500) | €307-€511 ($361-$605) |
| Uccle | family / green | €450k-€1.5M ($530k-$1.77M) | €3,200-€5,000 ($3,800-$5,900) | €297-€464 ($350-$548) |
| Woluwe-Saint-Pierre | family / premium | €500k-€1.6M ($589k-$1.89M) | €3,300-€4,800 ($3,900-$5,700) | €307-€446 ($361-$530) |
| Woluwe-Saint-Lambert | family / commute | €350k-€900k ($413k-$1.06M) | €3,100-€4,600 ($3,650-$5,400) | €288-€427 ($340-$502) |
| Etterbeek | commute / EU | €300k-€650k ($354k-$766k) | €3,200-€4,600 ($3,800-$5,400) | €297-€427 ($350-$502) |
| Brussels City | central / mixed | €250k-€700k ($295k-$825k) | €2,700-€4,300 ($3,200-$5,100) | €251-€399 ($295-$474) |
| Saint-Gilles | popular / urban | €280k-€650k ($330k-$766k) | €2,900-€4,500 ($3,400-$5,300) | €269-€418 ($317-$493) |
| Forest | family / improving | €260k-€700k ($306k-$825k) | €2,800-€4,400 ($3,300-$5,200) | €260-€409 ($306-$487) |
| Schaerbeek | value / mixed | €220k-€550k ($259k-$648k) | €2,500-€4,100 ($2,950-$4,830) | €232-€381 ($273-$449) |
| Anderlecht | budget / improving | €180k-€450k ($212k-$530k) | €2,200-€3,500 ($2,600-$4,100) | €204-€325 ($241-$382) |
| Saint-Josse-ten-Noode | budget / central | €170k-€420k ($200k-$495k) | €2,700-€3,800 ($3,200-$4,500) | €251-€353 ($295-$414) |
| Auderghem | green / family | €350k-€900k ($413k-$1.06M) | €3,000-€4,500 ($3,500-$5,300) | €279-€418 ($328-$493) |
How much more do you pay for properties in Brussels when you include renovation work, taxes, and fees?
Buying an existing property in Brussels in 2026 typically adds 10% to 35% or more to the purchase price when you include registration duty at 12.5%, notary and admin costs around 1.5% to 3%, and potential renovation work ranging from light refreshes to deep upgrades.
If you buy a property around €170,000 (approximately $200,000 or €170,000) in Brussels and qualify for the full €200,000 tax abatement, you might pay €12,500 in registration duty on the portion above the abatement threshold, around €3,000 to €5,000 in notary and admin fees, and perhaps €10,000 to €20,000 for light works, bringing your all-in extra costs to roughly €25,500 to €37,500 and your total outlay to around €195,500 to €207,500.
For a property bought around €424,000 (approximately $500,000 or €424,000), you would pay about €31,000 in registration duty after the abatement applies to the first €200,000, roughly €8,500 in notary and admin costs, and potentially €20,000 to €50,000 for renovation, adding €59,500 to €89,500 in extra costs and pushing your total to around €483,500 to €513,500.
With a property of €848,000 (approximately $1,000,000 or €848,000), assuming no abatement benefit, you face €106,000 in registration duty, about €17,000 in notary and admin fees, and possibly €50,000 to €150,000 or more for significant renovation work, adding €173,000 to €273,000 or more in extra costs and bringing your total to roughly €1,021,000 to €1,121,000 or higher.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Brussels.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Brussels
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Registration duty (existing) | tax | €: 12.5% of taxable base | $: 12.5% of taxable base. This is calculated on the purchase price minus any applicable abatement. For eligible first-time buyers, the first €200,000 can be exempt from registration duty, which can save up to €25,000. |
| Abatement (eligible) | tax reduction | €: saves up to €25,000 | $: saves up to $29,000. First-time buyers purchasing a primary residence in Brussels can exempt the first €200,000 of the purchase price from the 12.5% registration duty under certain conditions. |
| Notary fees | fees | €: approximately 1% to 2% of purchase price | $: approximately 1.2% to 2.4% of purchase price. Notary fees cover the legal work of transferring ownership and registering the deed. |
| Admin costs | fees | €: approximately 0.5% to 1% of purchase price | $: approximately 0.6% to 1.2% of purchase price. Administrative costs include various certificates, searches, and registration documents required for the transaction. |
| Light renovation | renovation | €: €300-€600 per sqm | $: $350-$710 per sqm. Light renovation typically includes repainting, minor flooring updates, fixture replacements, and cosmetic improvements without structural changes. |
| Deep renovation | renovation | €: €800-€1,500+ per sqm | $: $940-$1,770+ per sqm. Deep renovation involves kitchen and bathroom upgrades, electrical system updates, plumbing work, insulation improvements, and potentially structural modifications to improve energy performance. |
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 Brussels in 2026 with different budgets?
With $100,000 (approximately €85,000) in Brussels in January 2026, you are typically below the normal purchase market for habitable residential units, though you might encounter very small units needing heavy work, special ownership structures like bare ownership, or parking spaces and garages rather than residential properties.
With $200,000 (approximately €170,000) as of the first half of 2026, you can buy a studio of around 30-35 square meters in Anderlecht in existing condition requiring basic updates, a small 1-bedroom apartment of roughly 40 square meters in Saint-Josse-ten-Noode in existing condition needing a refresh, or a studio of about 35-40 square meters in Schaerbeek on a lower floor in an older building.
With $300,000 (approximately €255,000) as of the first half of 2026, you can purchase a 1-bedroom apartment of around 50 square meters in Schaerbeek in existing decent condition, a 1-bedroom apartment of roughly 55 square meters in Anderlecht near a metro line in existing condition, or a compact 2-bedroom of about 65-70 square meters on the edge of Brussels City with price depending on energy performance certificate rating.
With $500,000 (approximately €424,000) as of the first half of 2026, you can acquire a 2-bedroom apartment of around 85-95 square meters in Etterbeek in existing condition with good transport links and EU institution proximity, a 2-bedroom of roughly 90 square meters in Woluwe-Saint-Lambert in existing condition in a family-friendly area, or a duplex of about 90-110 square meters in Saint-Gilles with renovated interiors in existing condition.
With $1,000,000 (approximately €848,000) as of the first half of 2026, you can obtain a large family apartment of around 150 square meters in Ixelles in existing renovated condition, a townhouse of roughly 180-220 square meters in Forest in existing good condition with a small garden, or a house of about 200-260 square meters in Uccle as a solid family home in existing condition.
With $2,000,000 (approximately €1,700,000) as of the first half of 2026, you can secure a villa of around 300-400 square meters in Uccle on a premium street with a garden in existing condition, a high-end penthouse of roughly 180-220 square meters in Ixelles in new or like-new condition with terrace and parking, or a large detached home of over 350 square meters in Woluwe-Saint-Pierre in existing upgraded condition.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Brussels.
Get the full checklist for your due diligence in Brussels
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Statbel Real Estate Statistics | Statbel is Belgium's official statistics agency publishing prices based on registered deeds of sale showing what people actually paid. | We used it for anchor numbers including median sale prices in Brussels by property type (apartments, attached houses, detached houses). We also used its municipality rankings to identify high-price and low-price areas inside Brussels. |
| Fednot Vastgoedbarometer | Fednot is the Royal Federation of Belgian Notaries summarizing transaction prices observed through the notarial system across Belgium. | We used it for average (mean) apartment prices in Brussels and for the premium between new and existing properties at national level. We also used its market context data on sales volumes and price changes to explain what moved prices in 2025. |
| Immoweb Price per m² Brussels | Immoweb is Belgium's biggest property portal and publishes a clear methodology for its price-per-square-meter estimates and ranges based on market listings. | We used it for practical shopping numbers including price per square meter and realistic ranges that buyers typically see in listings. We also used the commune-level euro-per-square-meter figures to build neighborhood comparisons across Brussels. |
| Immoweb Commune Pricing (Ixelles example) | This is the same transparent Immoweb pricing dataset broken down by individual commune to show local variation across Brussels. | We used it to compare expensive communes versus affordable communes using the same measurement (euro per square meter). We also used it to create realistic example budgets by specific area. |
| European Central Bank EUR/USD Reference Rate | The ECB is the central bank for the euro area and its foreign exchange reference rate is a standard public benchmark used across Europe. | We used it to convert euro values into US dollars consistently throughout the article. We used the latest published rate close to January 2026 and kept conversions rounded so the article stays easy to read. |
| FPS Finance Registration Duty | This is the Belgian Federal Public Service Finance describing the legal tax rate and calculation basis for property registration duty in Brussels. | We used it to estimate the biggest extra cost buyers face (registration duty at 12.5%) when purchasing an existing home in Brussels. We used it to build the all-in budget examples showing total costs beyond purchase price. |
| Brussels-Capital Region Tax Abatement | This is the Brussels regional government explaining the official abatement rules and providing a worked example for eligible first-time buyers. | We used it to show how the abatement can reduce registration duty for eligible buyers by exempting the first €200,000 of purchase price. We also used it to illustrate the difference between sticker price and total cost. |
| Fednot Q1 2025 Barometer | This quarterly report from Fednot provides detailed transaction data and price trends for Belgian real estate markets including Brussels. | We used it for additional context on Brussels house prices and market trends in early 2025. We cross-referenced this with later 2025 data to estimate year-end pricing for houses in Brussels. |
| The Brussels Times Market Research | This news outlet cites independent market research showing actual transaction outcomes in Brussels and Flanders property markets. | We used it to support our observation about competitive bidding in hot segments. We referenced their finding that a meaningful share of flats sell above asking in Brussels which matches the two-speed market feel we describe. |
| Immoweb Commune Pricing (Anderlecht example) | This is commune-specific pricing data from Immoweb showing price-per-square-meter estimates for Anderlecht commune within Brussels. | We used it to identify Anderlecht as an affordable entry point in Brussels. We referenced its lower price-per-square-meter figures to create realistic budget examples for first-time buyers. |
| Belgian Inflation Data (CPI estimates) | Official consumer price index data from Belgian statistics authorities provides the benchmark for measuring real versus nominal price changes. | We used cumulative inflation estimates over one year and ten years to calculate real (inflation-adjusted) property price growth. We applied this to show that nominal increases do not tell the full story of affordability changes. |
| Brussels Contractor Pricing (Fednot/Immoweb market reports) | Industry reports and notary observations provide typical renovation cost ranges that contractors charge in Brussels for different types of work. | We used these estimates to create our light renovation (€300-€600 per sqm) and deep renovation (€800-€1,500+ per sqm) cost ranges. We applied these to the budget examples to show realistic all-in costs. |
| Brussels Housing Stock Composition (Statbel census data) | Census and housing stock data from Statbel shows the distribution of property types across Brussels-Capital Region. | We used this to estimate that roughly 70% of Brussels for-sale listings are apartments, 25% are townhouses, and 5% are detached villas. This breakdown reflects Brussels' dense urban character. |
| EU Institution Location Data | Public information about European Union institution locations helps explain neighborhood demand patterns in Brussels. | We used this to explain why Etterbeek commands premium prices due to walkability to EU institutions. We also used it to characterize the EU-adjacent market segment in our neighborhood analysis. |
| International School Location Data | Information about international school locations in Brussels helps explain family buyer preferences across communes. | We used this to explain why Woluwe-Saint-Pierre attracts international families. We referenced school access as a key driver of demand in this premium family-oriented commune. |
| Energy Performance Certificate (EPC) Market Impact Studies | Research on how EPC ratings affect property prices shows quantifiable impacts on buyer behavior and transaction prices. | We used this to explain the two-speed market where good EPC homes hold value while poor EPC homes need discounts. We referenced this to explain why buyers increasingly focus on energy performance in Brussels. |
| Brussels Metro Network Map | Public transport infrastructure data shows metro accessibility across different communes in Brussels. | We used this to identify areas with good transport links in our budget examples. We referenced metro proximity as a value driver in affordable communes like Anderlecht. |
| Historical Brussels Property Price Trends (Fednot archives) | Long-term price series from Fednot archives provide context for ten-year price evolution in Brussels residential market. | We used this to estimate that Brussels apartment prices rose roughly 35-45% nominally over ten years. We combined this with inflation data to calculate real price growth of approximately 5-15% depending on location. |
| Brussels Construction Cost Index | Industry data on construction costs in Brussels provides context for understanding new-build pricing and renovation budgets. | We used this to explain why new-build commands a premium and why construction costs set a floor under replacement value. We referenced rising build costs to explain the new versus existing price gap. |
| Brussels Population and Household Formation Data | Demographic statistics from Belgian authorities show population growth and household formation trends in Brussels-Capital Region. | We used this to explain sustained price pressure in Brussels despite limited land supply. We referenced population and household formation as key drivers of long-term price growth. |
| Notary Transaction Volume Data (Fednot) | Fednot reports on transaction volumes show market activity levels and buyer demand patterns across time periods. | We used this to explain that buyer demand returned in 2025 after difficult years. We referenced the rebound in transactions to provide context for the modest price increases we observe. |
| Brussels Regional Planning and Land Use Data | Official planning documents and land use restrictions from Brussels-Capital Region explain supply constraints in the property market. | We used this to explain why construction constraints and limited land availability support prices. We referenced these supply-side factors to explain why prices stay elevated even during demand slowdowns. |
| Belgian Mortgage Rate Trends (National Bank of Belgium) | Central bank data on mortgage rates provides context for understanding financing conditions that affect buyer demand. | We used this to explain that stabilizing rates in 2025 helped buyer demand return. We referenced financing conditions as a key driver of the year-over-year price changes we observe. |
Related blog posts