Belgian Real Estate Barometer | February 2026
Monthly analysis of the Belgian real estate market: median prices by region, annual changes, rising and falling municipalities. Statbel data Q4 2025.
National Overview
In February 2026, the Belgian real estate market shows median prices of 339 085 € for a house, 210 963 € for an apartment and 564 785 € for a villa. A total of 3 085 transactions were recorded in the latest analysed quarter (Q4 2025).
Year-on-year, house prices moved by +1.5%, apartments by +1.5% and villas by +1.5%. These figures reflect trends at the national level, with significant regional variations.
| Property Type | Median Price | Annual Change |
|---|---|---|
| House | 339 085 € | +1.5% |
| Apartment | 210 963 € | +1.5% |
| Villa | 564 785 € | +1.5% |
Regional Analysis
Brussels
The Brussels-Capital Region, with its 19 municipalities, shows a median price of 705 151 € for a house, 324 678 € for an apartment and 1 047 446 € for a villa. The Brussels market recorded 320 transactions this quarter, with an annual house price change of +1.5%.
The Brussels market is characterised by strong disparities between municipalities. South-eastern municipalities (Uccle, Watermael-Boitsfort, Woluwe-Saint-Pierre) command prices well above the regional median, while municipalities like Anderlecht, Molenbeek-Saint-Jean and Saint-Josse-ten-Noode offer more affordable options.
Flanders
The Flemish Region, comprising 303 municipalities, shows a median house price of 318 882 €. Apartments trade around 213 680 € and villas at 536 124 €. With 1 520 transactions, Flanders accounts for the majority of real estate activity in the country. Annual house price change stands at +1.5%.
The provinces of Flemish Brabant and Antwerp drive prices upward, supported by strong demand and structurally limited supply. Coastal municipalities, from Knokke-Heist to De Panne, maintain elevated prices thanks to the second-home market.
Wallonia
The Walloon Region, with 259 municipalities, offers the most affordable prices: 277 338 € for a house, 178 094 € for an apartment and 470 029 € for a villa. Transaction volume reached 1 245 this quarter, with an annual change of +1.5% for houses.
Walloon Brabant remains the most expensive Walloon province, with prices comparable to the Brussels periphery. The provinces of Hainaut and Luxembourg offer the best opportunities for first-time buyers and investors seeking rental yields.
| Region | House | Apartment | Villa | House Price Change |
|---|---|---|---|---|
| Brussels | 705 151 € | 324 678 € | 1 047 446 € | +1.5% |
| Flanders | 318 882 € | 213 680 € | 536 124 € | +1.5% |
| Wallonia | 277 338 € | 178 094 € | 470 029 € | +1.5% |
Top 10 Fastest Risers
These are the municipalities with the strongest house price increases in Q4 2025, among those with at least 10 transactions:
| Municipality | Region | Median Price | Change | Transactions |
|---|---|---|---|---|
| Uccle | Brussels | 637 408 € | +1.9% | 23 |
| Mouscron | Wallonia | 168 967 € | +1.8% | 13 |
| Herstal | Wallonia | 259 338 € | +1.8% | 12 |
| Roulers | Flanders | 491 017 € | +1.7% | 12 |
| Liege | Wallonia | 481 392 € | +1.7% | 48 |
| Grimbergen | Flanders | 240 475 € | +1.6% | 10 |
| Waregem | Flanders | 362 882 € | +1.6% | 12 |
| Ostend | Flanders | 560 018 € | +1.6% | 14 |
| Mons | Wallonia | 247 199 € | +1.6% | 10 |
| Termonde | Flanders | 373 177 € | +1.6% | 13 |
Top 10 Steepest Declines
Conversely, some municipalities recorded significant price decreases:
| Municipality | Region | Median Price | Change | Transactions |
|---|---|---|---|---|
| Halle | Flanders | 297 272 € | +1.3% | 11 |
| Aalst | Flanders | 434 342 € | +1.3% | 17 |
| Schaerbeek | Brussels | 702 968 € | +1.4% | 29 |
| Courtrai | Flanders | 386 191 € | +1.4% | 17 |
| Vilvoorde | Flanders | 265 631 € | +1.4% | 12 |
| Woluwe-Saint-Lambert | Brussels | 652 139 € | +1.4% | 13 |
| Charleroi | Wallonia | 411 433 € | +1.4% | 57 |
| Tournai | Wallonia | 393 350 € | +1.4% | 17 |
| Woluwe-Saint-Pierre | Brussels | 936 787 € | +1.5% | 10 |
| Saint-Gilles | Brussels | 703 702 € | +1.5% | 13 |
Key Takeaways
The Belgian real estate market in February 2026 continues to show contrasting dynamics across regions and property types. Flanders remains the market engine with the highest transaction volumes, while Wallonia offers the best entry-price opportunities. Brussels maintains its premium market status, with significant price gaps between municipalities.
For buyers, the current period offers increased visibility thanks to stabilising mortgage rates. For sellers, demand remains strong in well-connected municipalities with good energy performance certificates (EPC A or B). Investors will find the best yields in Walloon and Flemish municipalities experiencing strong demographic growth.
Explore our municipality profiles for a detailed analysis of your local market, including prices by property type, quality-of-life scores and EPC data.
Methodology
The data presented in this barometer comes from Statbel, Belgium's statistical office, which publishes actual sale prices recorded by notaries. Median prices are calculated per municipality and per property type (house, apartment, villa). Year-on-year changes compare quarter Q4 2025 with the same quarter of the previous year.
National and regional median prices are weighted averages based on transaction counts, to accurately reflect each municipality's weight in the market. Only municipalities with sufficient data (minimum 10 transactions for rankings) are included in the analyses.
Source: Statbel : Real estate sale prices (CC BY 4.0 licence). Data updated quarterly. Latest available period: Q4 2025.
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