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 is one of the priciest cities in Belgium for buying a house, mainly because houses are scarce compared to apartments in this capital city.
This article breaks down what you can expect to pay for houses across different Brussels neighborhoods, sizes, and conditions in 2026.
We constantly update this blog post to reflect the latest market data and trends.
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.
How much do houses cost in Brussels as of 2026?
What's the median and average house price in Brussels as of 2026?
As of early 2026, the median house price in Brussels sits around 540,000 euros (about 580,000 USD or 540,000 EUR), while the average house price reaches approximately 590,000 euros (roughly 635,000 USD).
The typical price range that covers roughly 80% of house sales in Brussels falls between 380,000 euros and 850,000 euros (around 410,000 to 915,000 USD), with outliers both below and above depending on location and condition.
The gap between the median and average prices in Brussels (about 50,000 euros) reveals that a small number of high-end detached houses and premium properties in wealthy communes like Uccle and Ixelles pull the average upward.
At the median price of 540,000 euros in Brussels, a buyer can typically expect an attached or semi-detached townhouse with around 150 to 180 square meters of living space, likely needing some energy upgrades but in a livable condition in communes like Schaerbeek or Forest.
What's the cheapest livable house budget in Brussels as of 2026?
As of early 2026, the minimum budget for a livable house in Brussels starts around 320,000 to 380,000 euros (approximately 345,000 to 410,000 USD), though options at the lower end are rare and competitive.
"Livable" at this entry-level price point in Brussels typically means a smaller townhouse that may have dated interiors and a lower energy performance certificate (EPC), but won't require major structural work or immediate roof replacement to move in.
These cheapest livable houses in Brussels are usually found in Anderlecht (1070), parts of Molenbeek-Saint-Jean (1080), Koekelberg (1081), Jette (1090), and selected streets in Schaerbeek (1030) where prices vary dramatically from one block to another.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Brussels here.
How much do 2 and 3-bedroom houses cost in Brussels as of 2026?
As of early 2026, a typical 2-bedroom house in Brussels costs around 345,000 euros (about 370,000 USD), while a 3-bedroom house typically runs about 480,000 euros (roughly 515,000 USD).
The realistic price range for a 2-bedroom house in Brussels spans from 260,000 to 430,000 euros (approximately 280,000 to 465,000 USD), depending heavily on the commune and whether the property has been renovated for energy efficiency.
For a 3-bedroom house in Brussels, buyers should expect to pay between 340,000 and 620,000 euros (around 365,000 to 670,000 USD), with newer or recently renovated properties commanding the top end of this range.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Brussels ranges from 80,000 to 190,000 euros (about 30% to 45% more), reflecting both the extra square meters and the stronger family-buyer demand for three-bedroom homes.
How much do 4-bedroom houses cost in Brussels as of 2026?
As of early 2026, a typical 4-bedroom house in Brussels costs around 785,000 euros (approximately 845,000 USD), though this varies significantly based on commune and property condition.
The realistic price range for a 5-bedroom house in Brussels stretches from 750,000 to 1,450,000 euros (roughly 810,000 to 1,560,000 USD), as these larger family homes tend to cluster in premium communes like Woluwe-Saint-Pierre and Uccle where space commands a strong premium.
For a 6-bedroom house in Brussels, buyers should budget between 950,000 and 2,000,000 euros or more (approximately 1,025,000 to 2,150,000+ USD), with the highest prices found in sought-after green neighborhoods near parks and international schools.
Please note that we give much more detailed data in our pack about the property market in Brussels.
How much do new-build houses cost in Brussels as of 2026?
As of early 2026, a new-build house in Brussels typically costs around 595,000 to 710,000 euros (approximately 640,000 to 765,000 USD) for a standard family home, though new construction houses remain quite rare within the Brussels region compared to apartments.
The typical percentage premium that new-build houses carry compared to older resale houses in Brussels ranges from 10% to 20%, reflecting the value buyers place on better insulation, modern layouts, and fewer near-term maintenance surprises.
How much do houses with land cost in Brussels as of 2026?
As of early 2026, a house with land in Brussels typically costs between 620,000 and 1,100,000 euros (roughly 670,000 to 1,185,000 USD), with the premium varying based on garden size and commune.
In Brussels, a "house with land" usually means a property with a real garden rather than just a small courtyard, which typically translates to outdoor space of at least 100 to 300 square meters in sought-after communes like Uccle, Watermael-Boitsfort, and Woluwe-Saint-Pierre.
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Where are houses cheapest and most expensive in Brussels as of 2026?
Which neighborhoods have the lowest house prices in Brussels as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Brussels are Anderlecht (1070), Molenbeek-Saint-Jean (1080), Koekelberg (1081), and Jette (1090), with Anderlecht consistently ranking as the most affordable commune for houses.
The typical house price range in these cheapest Brussels neighborhoods runs from 320,000 to 450,000 euros (approximately 345,000 to 485,000 USD), with Anderlecht's median sitting around 340,000 euros and price per square meter averaging about 2,550 euros.
The main reason these Brussels neighborhoods have the lowest house prices is their distance from the EU quarter and international school catchment areas, combined with older housing stock that often needs significant energy upgrades and a perception of being less "established" among expat buyers.
Which neighborhoods have the highest house prices in Brussels as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Brussels are Ixelles (with the highest median), Uccle, and Woluwe-Saint-Pierre, all of which consistently attract premium prices for family houses.
The typical house price range in these most expensive Brussels neighborhoods spans from 750,000 to 1,500,000 euros (approximately 810,000 to 1,615,000 USD), with Ixelles' median reaching around 775,000 euros and Woluwe-Saint-Pierre commanding about 3,960 euros per square meter.
The main reason these Brussels neighborhoods command the highest house prices is their combination of proximity to top international schools (European Schools, International School of Brussels), excellent green spaces, established prestige among both locals and the international community, and limited supply of quality family homes.
The typical buyer who purchases houses in these premium Brussels neighborhoods is either a senior EU institution employee, a diplomat, or a high-earning professional family seeking proximity to international schools, French or Dutch-speaking networks, and the lifestyle appeal of tree-lined streets near the Sonian Forest or Leopold Park.
How much do houses cost near the city center in Brussels as of 2026?
As of early 2026, a house near the Brussels city center (the Pentagon and immediate inner ring including parts of Saint-Gilles, Ixelles near Flagey, and Etterbeek) typically costs between 500,000 and 1,200,000 euros (roughly 540,000 to 1,290,000 USD), depending on condition and exact street.
Houses near major Brussels transit hubs like Schuman (EU quarter), Luxembourg station, Gare du Midi, and Gare Centrale typically cost 550,000 to 950,000 euros (approximately 590,000 to 1,025,000 USD), with proximity to these nodes increasing both liquidity and price.
Houses near top-rated international schools in Brussels, including the International School of Brussels (Watermael-Boitsfort area), European School Brussels I (Uccle), and European School Brussels II (Woluwe area), commonly cost 800,000 euros and above (roughly 860,000+ USD) for 4-bedroom family homes.
Houses in expat-popular areas of Brussels, particularly Ixelles (Flagey/EU pockets), Etterbeek, Woluwe-Saint-Pierre, and parts of Uccle, typically range from 650,000 to 1,300,000 euros (approximately 700,000 to 1,400,000 USD) for a family-sized property.
We actually have an updated expat guide for Brussels here.
How much do houses cost in the suburbs in Brussels as of 2026?
As of early 2026, a house in the suburban edges of Brussels (Uccle, Auderghem, Watermael-Boitsfort, Woluwe-Saint-Pierre) typically costs between 650,000 and 1,400,000 euros (approximately 700,000 to 1,510,000 USD), driven by larger floor areas and garden space.
The typical price difference between suburban houses and city-center houses in Brussels is not always straightforward because Brussels' greenest "suburbs" like Uccle and Woluwe-Saint-Pierre are actually among the most expensive, often costing 20% to 40% more than central townhouses due to their space premium and family appeal.
The most popular suburbs for house buyers in Brussels are Uccle (1180) for its French-speaking schools and green character, Woluwe-Saint-Pierre (1150) for its family-friendly reputation and European School proximity, and Watermael-Boitsfort (1170) for its village feel near the Sonian Forest.
What areas in Brussels are improving and still affordable as of 2026?
As of early 2026, the top areas in Brussels that are improving and still affordable for house buyers include parts of Schaerbeek (1030), pockets of Anderlecht (1070) near transit, and Forest (1190), where renovation activity and better transport links are driving gradual price appreciation.
The current typical house price in these improving yet affordable Brussels areas ranges from 350,000 to 550,000 euros (approximately 375,000 to 590,000 USD), offering meaningful savings compared to established premium communes while still being within the Brussels region.
The main sign of improvement driving buyer interest in these Brussels areas is the visible wave of energy-efficient renovations transforming older townhouses, combined with new bike infrastructure, upgraded public spaces, and the spillover effect from nearby communes where prices have already climbed significantly.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Brussels right now?
What are typical buyer closing costs for houses in Brussels right now?
The estimated typical total closing cost for house buyers in Brussels ranges from about 6% to 10% of the purchase price if you qualify for the tax abatement, or 14% to 18% if you pay the full registration duties.
The main closing cost categories in Brussels include registration duties (12.5% standard rate, with a 200,000 euro abatement for qualifying buyers), notary and deed fees (variable by price), and mortgage-related costs like bank file fees and valuation charges if you're financing.
The single largest closing cost category for house buyers in Brussels is registration duties, which at 12.5% can easily represent 50,000 euros or more on a typical house purchase, though first-time buyers meeting residency and value conditions can save up to 25,000 euros through the abatement.
We cover all these costs and what are the strategies to minimize them in our property pack about Brussels.
How much are property taxes on houses in Brussels right now?
The estimated typical annual property tax (called "precompte immobilier") for a house in Brussels ranges from about 1,000 to 3,000 euros per year (approximately 1,075 to 3,225 USD), with larger homes and certain communes on the higher end.
Property tax in Brussels is calculated based on the property's cadastral income (revenu cadastral or RC), which is an official notional rental value assigned to each property, then multiplied by regional and local tax rates, making it essential to ask the seller for both the RC and the latest tax notice before buying.
If you want to go into more details, we also have a page with all the property taxes and fees in Brussels.
How much is home insurance for a house in Brussels right now?
The estimated typical annual home insurance cost for a house in Brussels ranges from about 600 to 1,200 euros (approximately 645 to 1,290 USD), with larger homes, higher rebuild values, and comprehensive theft coverage pushing premiums toward the higher end.
The main factors that affect home insurance premiums for houses in Brussels include the property's rebuild value (tied to the ABEX construction index), the level of coverage chosen (fire, theft, water damage, liability), the house's age and construction materials, and any security features like alarm systems.
What are typical utility costs for a house in Brussels right now?
The estimated typical total monthly utility cost for a house in Brussels runs from about 275 to 500 euros (approximately 295 to 540 USD), depending heavily on the home's size, insulation quality, and heating system.
The breakdown of main utility categories for houses in Brussels includes electricity and gas combined at roughly 250 to 450 euros per month for an older, less insulated house (less for renovated homes with heat pumps), and water at about 25 to 45 euros per month for a couple, scaling up with household size.
What are common hidden costs when buying a house in Brussels right now?
The estimated total of common hidden costs that house buyers in Brussels often overlook can range from 5,000 to 30,000 euros or more (approximately 5,400 to 32,300+ USD), depending on the property's condition and any required energy or compliance upgrades.
Typical inspection fees buyers should expect when purchasing a house in Brussels include 500 to 1,200 euros for a general building inspection and an additional 200 to 800 euros each for specialist checks like roof, damp, structural, or electrical compliance assessments.
Other common hidden costs beyond inspections when buying a house in Brussels include urgent energy performance upgrades (windows, roof insulation, heating systems) that buyers now price aggressively, permit and urban planning fees if you plan extensions, and unexpected maintenance for older townhouse features like shared walls and aging facades.
The hidden cost that tends to surprise first-time house buyers the most in Brussels is the scale of energy renovation expenses, as properties with poor EPC ratings often require 30,000 to 80,000 euros in upgrades to reach acceptable efficiency levels, a cost many buyers underestimate until they receive contractor quotes.
You will find here the list of classic mistakes people make when buying a property in Brussels.
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What do locals and expats say about the market in Brussels as of 2026?
Do people think houses are overpriced in Brussels as of 2026?
As of early 2026, the general sentiment among locals and expats is that Brussels house prices are "expensive but not exploding," with most buyers accepting that the capital commands a premium over other Belgian cities while noting that prices haven't surged the way they did in some European capitals.
Houses typically stay on the market for a few weeks to a couple of months in Brussels, with turnkey renovated properties in desirable communes selling faster (sometimes within days) while homes needing significant energy work can sit for several months and face harder negotiations.
The main reason locals and expats give for feeling house prices are fairly valued rather than wildly overpriced in Brussels is that good-condition family houses with reasonable energy performance remain genuinely scarce, and the international workforce tied to EU institutions provides steady underlying demand.
Compared to one or two years ago, current sentiment on Brussels house prices has shifted from concern about rising mortgage rates dampening the market to cautious acceptance that prices have stabilized and are now inching upward again, particularly for energy-efficient properties.
You'll find our latest property market analysis about Brussels here.
Are prices still rising or cooling in Brussels as of 2026?
As of early 2026, house prices in Brussels are rising slowly with a "two-speed" feel, where renovated energy-efficient homes see steady demand and limited negotiation room while properties needing work face more buyer resistance and price pressure.
The estimated year-over-year house price change in Brussels sits around 3% to 4%, based on official index data showing Brussels existing-house inflation at about 3.7% in Q3 2025, with notary reports suggesting even more modest gains of around 1% to 2% in some periods.
Experts and locals expect house prices in Brussels over the next 6 to 12 months to continue rising gently rather than spiking, with the gap between energy-efficient and energy-poor properties likely to widen further as buyers increasingly factor renovation costs into their offers.
Finally, please note that we have covered property price trends and forecasts for Brussels here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Belgium. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about 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 (Belgian official statistics) | Belgium's national statistics office using notarised deed records. | We used it for median house prices and commune rankings. We treated it as our anchor dataset for all price-related figures. |
| Statbel House Price Index | Official price index aligned with EU reporting standards. | We used it to adjust late-2025 prices to early 2026. We applied the Brussels house inflation rate as our time-adjustment factor. |
| notaire.be / Fednot | Belgian notaries' federation reporting on actual signed transactions. | We used it for the average Brussels house price and market activity signals. We used it as a second hard transaction dataset alongside Statbel. |
| Brussels-Capital Region (official) | The regional government explaining the rules buyers actually pay. | We used it for the 12.5% registration rate and 200,000 euro abatement details. We translated that into practical budget guidance for buyers. |
| Immoweb price data | Belgium's largest property portal with transparent price-per-square-meter views. | We used it to translate commune differences into euro-per-square-meter figures. We built bedroom-size price estimates using their benchmarks. |
| Sibelga | Brussels' distribution system operator with regulator-approved tariffs. | We used it to explain why energy bills can change even without consumption changes. We incorporated it into our utility cost estimates. |
| Vivaqua | Brussels' water company publishing official tariff communications. | We used it for the specific 2026 water rate increase. We turned water costs into a simple budgeting number for households. |
| Energuide | Belgian consumer energy information site referencing regulator benchmarks. | We used it for typical household consumption framing. We kept utility budgeting grounded in realistic usage profiles. |
| Eurostat | EU's statistical authority and reference for cross-country comparability. | We used it to situate Brussels in a broader European context. We cross-checked whether our "rising/cooling" assessment fits EU-wide data. |
| Assuralia | Belgium's insurance federation tracking industry-wide data. | We used it as the industry reference for home insurance behavior. We validated our premium estimates against their reporting. |
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