The Flemish Real Estate Market: Trends and Prices

Flanders, Engine of the Belgian Property Market

Flanders accounts for approximately 60% of real estate transactions in Belgium and records the country's highest prices. In 2025, the Flemish market benefits from a major tax advantage: reduced registration fees of 3% for own residence (compared to 12.5% in Wallonia and Brussels), which strongly stimulates demand. According to Statbel and Notary Barometer figures, transactions in Flanders rose by 8% in the first half of 2025.

The median price of a house in Flanders reaches 330,000 euros in Q1 2025, up 3.5% year-on-year. For apartments, the median price is 245,000 euros (+3.8%). These figures, however, mask significant disparities between provinces.

Province-by-Province Analysis

Flemish Brabant: The Most Expensive Province

Flemish Brabant, with Leuven as its capital, is the most expensive province in Flanders and in Belgium. Proximity to Brussels, the presence of KU Leuven, and a dynamic economic fabric (pharma, tech) push prices upward.

• Median house price: 395,000 euros
• Median apartment price: 275,000 euros
• Year-on-year evolution: +4.2%
• Most expensive municipalities: Tervuren (520,000 euros), Overijse (480,000 euros), Leuven centre (450,000 euros)
• More affordable municipalities: Aarschot (280,000 euros), Diest (265,000 euros), Tienen (270,000 euros)

Antwerp: Dynamic and Diverse Market

Antwerp province is Belgium's second most populated. The Antwerp metropolis attracts with its port (Europe's second largest), diamond sector, and cultural life. The market is highly segmented between the city centre, suburbs, and rural areas.

• Median house price: 345,000 euros
• Median apartment price: 240,000 euros
• Year-on-year evolution: +3.8%
• Hotspots: Antwerp-South (Zurenborg, Berchem), Brasschaat, Schilde
• Rising areas: Hoboken, Merksem, Borgerhout (gentrification underway)

East Flanders: Ghent Drives the Market

East Flanders is dominated by Ghent, Belgium's third city. As a university and cultural city, Ghent experiences strong property pressure, with a tight market and consistently rising prices.

• Median house price: 320,000 euros
• Median apartment price: 250,000 euros
• Year-on-year evolution: +4.5%
• Ghent centre: an apartment trades between 280,000 and 400,000 euros
• Dynamic municipalities: Aalst (270,000 euros, +5.1%), Dendermonde, Sint-Niklaas

West Flanders: The Coast in the Spotlight

West Flanders stands out for its coastline, which attracts investors and second-home buyers. Coastal municipalities such as Knokke-Heist, De Haan, and Ostend show highly variable prices depending on location.

• Median house price (non-coastal): 285,000 euros
• Median coastal apartment price: 290,000 euros
• Knokke-Heist: median apartment price 450,000 euros (Belgium's most expensive municipality for apartments)
• Dynamic non-coastal cities: Bruges (380,000 euros), Kortrijk (250,000 euros, +3.9%), Roeselare (240,000 euros)

Limburg: Best Value in Flanders

Limburg remains the most financially accessible Flemish province. With Hasselt and Genk as urban poles, the province offers a green setting and still-reasonable prices. Improving transport infrastructure (Hasselt-Maastricht tram line) should stimulate the market.

• Median house price: 270,000 euros
• Median apartment price: 210,000 euros
• Year-on-year evolution: +3.2%
• Hasselt centre: 300,000 euros for a house, up 4%
• Affordable rural areas: Peer, Bree, Lommel (200,000 to 230,000 euros)

The Flemish Advantage: 3% Registration Fees

Since 2022, Flanders applies a 3% registration fee rate for the purchase of an own and only residence (down from 6% previously). For a property at 300,000 euros, this means:

• In Flanders: 300,000 x 3% = 9,000 euros
• In Wallonia/Brussels: 300,000 x 12.5% = 37,500 euros (before abatement)

This 28,500-euro difference is a considerable competitive advantage. It partly explains why the Flemish market remains more dynamic and why the buy-vs-rent break-even point is more favourable in Flanders. Calculate your precise costs with our notary fee calculator.

Condition: Energy Renovation

Note: to benefit from the 3% rate, the buyer of a property with EPC E or F commits to carrying out energy improvement works within 5 years. For properties with EPC D or better, no additional condition applies. See our EPC guide for more details.

Flemish Market Trends in 2025

Pressure on Energy-Hungry Properties

Flanders is the Belgian region most advanced in energy regulation. The obligation to renovate poorly rated properties (EPC E, F) within 5 years of purchase creates a 10 to 20% discount on these properties compared to well-performing ones. This trend should intensify with the tightening of EPC obligations planned for 2028.

Land Scarcity

Flanders is Belgium's most densely populated region (approximately 490 inhabitants/km2). The "betonstop" (objective to reduce soil sealing by 2040) progressively limits new construction in rural areas, pushing land prices upward and favouring renovation of existing buildings.

The New-Build Apartment Boom

Given land scarcity, new-build apartment construction remains dynamic, particularly in urban centres and along the coast. New-build prices in Flanders range between 3,200 and 4,500 euros/m2 depending on location, with 21% VAT instead of registration fees.

Outlook for 2025-2026

• Moderate price increases: between 3 and 5% expected in 2025, driven by falling rates and strong demand
• Persistent tension in major cities: Ghent, Antwerp and Leuven will remain tight markets with limited supply
• Opportunities in mid-sized cities: Aalst, Kortrijk, Hasselt still offer good value with capital gain potential
• Growing discount on energy-poor properties: homes with EPC E, F, G will continue to lose relative value

Explore detailed prices for every Flemish municipality on our interactive price map and compare with the 2025 national review data.