Buying · budget by municipality
Buying in Tongeren: the real budget
Flanders · Limburg · Statbel prices, first half of 2026
In brief
- In Tongeren, a house usually sold for €252,000 in the first half of 2026. That is the median price: half of sales are above, half below. That is 28% less than a typical municipality in Flanders (€350,000).
- With a 20% deposit, you need €59,962 of your own, duties and fees included. Then €1,013 a month for 25 years, at 3.53%.
- An apartment usually sold for €210,000.
- In five years, the price of terraced and semi-detached houses changed by +13.1%.
Sale prices at the notary (Statbel). The house you have in mind may cost much more, or much less.
Flanders
Where Tongeren is in Belgium
What does a house in Tongeren really cost?
On top of the price come registration duties and notary fees. We use the Flanders rate for the only home you will live in. A second home or an investment pays more.
- median house price
- €252,000
- registration duties (2%)
- €5,040
- notary fees and deed costs
- €4,522
- total cost of the purchase
- €261,562
- from your own pocket (20% deposit, duties and fees)
- €59,962
- amount borrowed
- €201,600
- monthly repayment over 25 years at 3.53%
- €1,013 / month
Fixed-rate mortgage rate published by the National Bank (August 2026). Notary fees at the legal rate. The calculator takes this price: adjust it to your situation.
What income do you need to buy in Tongeren?
For the median house in Tongeren, the monthly payment is €1,013 per month. For it to take only a third of your income, you need a net household income of about €3,040 per month. If it takes half, you need about €2,030.
- Net household income, payment at one third
- €3,040 / month
- Net household income, payment at half
- €2,030 / month
Net monthly household income, with no other loan running. No law sets this ratio: each bank applies its own rule and looks at what you have left to live on. The National Bank mainly watches loans that finance more than 90% of the price and whose monthly payment is more than half of disposable income.
Paying rent?
With €59,962 saved for the down payment and costs, rent of €1,013 per month would be enough to repay the loan on this house. As an owner, you would also pay property tax, insurance and upkeep.
What can you buy with your rent?What condition are the homes in?
A poorly insulated home costs less to buy. But it costs more to heat. Check its EPC as closely as its price.
We don't have the EPC ratings for this municipality.
EPC ratings in Tongeren, in detailWe don't have the building permits for this municipality.
Estimate the cost of renovationHow do you value a house in Tongeren?
Start from recent sales of similar houses in the municipality. Then adjust for the house itself.
The prices above show the level of the municipality. Your house sits above or below it.
Three things explain most of the gap between two nearby houses:
- The living area and the size of the plot: they set the starting point.
- The condition of the house and the age of the roof, windows, wiring and heating.
- The EPC, which shows how much energy the house uses.
The exact location within the municipality matters too. Only a visit shows the flaws and strengths that figures miss.
Cheaper in a nearby municipality?
A few kilometres away, the same budget sometimes buys a bigger home. Here are each municipality's median house price and overall score.
Prepare your purchase in Tongeren
Frequently asked questions
Sources: Statbel for prices and sales at the notary, regional registers for the EPC, Statbel for building permits. Duties and fees at current rates, mortgage rate from the National Bank. This is not personal advice: check your situation with a notary.
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