Market
Published on 15 January 20268 min read
Belgian Real Estate Prices 2026: Review and Trends
The Immolytics editorial team
The Belgian Real Estate Market in 2026: A Turning Point
The year 2026 marks a turning point for the Belgian real estate market. After two years of slowdown caused by the sharp rise in interest rates in 2022-2023, the market is gradually regaining its momentum. According to data from Statbel and the Notary Barometer, transactions increased by 6% in the first half of 2026 compared to the same period in 2024.
The median price of a house in Belgium stands at 295,000 euros in the first quarter of 2026, representing a 2.8% year-on-year increase. Apartments show a median price of 230,000 euros, up 3.1%. This moderate recovery contrasts with the double-digit increases observed between 2019 and 2022.
Widening Regional Gaps
Flanders: Market Driver
Flanders remains the most expensive region with a median house price of 330,000 euros. The provinces of Flemish Brabant and Antwerp push prices upward, driven by strong demand and limited supply. Municipalities such as Leuven, Antwerp-South, and Knokke-Heist regularly exceed 400,000 euros for an average-sized house.
Brussels: Stabilization After Correction
The Brussels-Capital Region experienced a slight correction in 2024, with prices dropping 1.5%. In 2026, the market stabilizes around 480,000 euros for a house and 250,000 euros for an apartment. Southeastern municipalities (Uccle, Watermael-Boitsfort, Auderghem) maintain high prices, while municipalities such as Anderlecht, Molenbeek, and Schaerbeek still offer opportunities below 300,000 euros.
Wallonia: Best Value for Money
Wallonia offers the most accessible prices with a median house price of 195,000 euros. The provinces of Hainaut and Luxembourg offer the lowest prices in the country. Some Walloon municipalities still allow purchasing a house for under 120,000 euros, making the region attractive for first-time buyers and investors seeking yield.
Interest Rate Impact on the Market
Mortgage rates have been gradually declining since late 2024, dropping from 3.8% to approximately 3.2% on average for a 25-year fixed rate in Q1 2026. This easing has a direct impact on the borrowing capacity of Belgian households.
In practical terms, a household with a net income of 4,000 euros per month can now borrow approximately 280,000 euros over 25 years, compared to 260,000 euros at the start of 2024. This 20,000-euro increase in borrowing capacity partly explains the transaction recovery.
The National Bank of Belgium maintains its prudential rules: the maximum loan-to-value ratio remains at 90% for own dwellings and 80% for investments, thus limiting overheating risks.
Most Dynamic Municipalities in 2026
Several municipalities stand out for their dynamism in terms of transactions and price increases:
- Mechelen: +5.2% year-on-year, driven by its strategic position between Brussels and Antwerp and attractive living environment.
- Namur: +4.8%, benefiting from its status as the Walloon capital and infrastructure investments.
- Ghent: +4.5%, tight market with strong student demand and solid economic fabric.
- Wavre: +4.1%, attractiveness linked to Walloon Brabant and proximity to Brussels.
- Kortrijk: +3.9%, a city in full economic and cultural renaissance.
To discover detailed prices for your municipality, check our price-per-municipality tool that aggregates the most recent Statbel data.
Outlook for the Remainder of 2026
Market analysts agree on several trends for the rest of the year:
- Moderate price increases: between 2% and 4% for the full year, driven by falling rates and structural supply shortage.
- Strong demand for renovated properties: growing EPC obligations in Flanders push buyers toward energy-efficient homes.
- Pressure on energy-inefficient properties: energy-poor homes (EPC E, F, G) face increasing discounts of up to 15-20% compared to well-rated properties.
- Return of investors: rental yields are becoming competitive again compared to financial investments with declining returns.
How to Track Price Evolution
Immolytics provides up-to-date data for every municipality in Belgium. Browse our detailed analyses to make informed decisions, whether you are a buyer, seller, or investor. Our notary fee calculator also helps you estimate the total cost of your purchase.
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