Walloon Real Estate Market: Municipality-by-Municipality Analysis

Wallonia: A Two-Speed Real Estate Market

The Walloon real estate market presents a contrasting picture in 2025. On one side, Walloon Brabant and certain municipalities in Namur province display prices close to Brussels levels. On the other, the provinces of Hainaut and Luxembourg offer prices among the lowest in Belgium. This diversity makes Wallonia a land of opportunity for those who know where to look.

Overview: Key Figures

The median house price in Wallonia stands at 195,000 euros in 2025, 34% below the national average (295,000 euros). The annual increase is 2.5%, slightly below the Belgian average (2.8%). Transaction volume increased by 5% in the first half of 2025, signaling renewed interest in the region.

Analysis by Province

Walloon Brabant: The Walloon Premium

Walloon Brabant is the most expensive province in Wallonia with a median house price of 340,000 euros. This province benefits from direct proximity to Brussels and its dynamic economic fabric (universities, research centers, corporate headquarters). The most expensive municipalities are Lasne (550,000 euros), Waterloo (480,000 euros), and La Hulpe (470,000 euros). More affordable options include Tubize (250,000 euros) and Rebecq (230,000 euros).

Namur Province: The Walloon Balance

Namur province offers a good compromise with a median price of 195,000 euros. The city of Namur itself, capital of Wallonia, shows prices of 250,000 euros, driven by growing dynamism and public investments. The south of the province (Beauraing, Gedinne, rural Ciney) offers much lower prices, around 100,000 to 130,000 euros.

Liege Province: Diversity

With a median price of 185,000 euros, Liege province shows great diversity. The city of Liege offers accessible prices (170,000 euros for an apartment) with good rental potential (university, university hospital). The Eastern Cantons (Eupen, Sankt Vith) have their own dynamics influenced by proximity to Germany. Spa, Malmedy, and the tourist municipalities of the High Fens maintain prices supported by second-home demand.

Hainaut Province: The Lowest Prices

Hainaut shows the lowest median price in Wallonia at 155,000 euros. The former industrial basin (Charleroi, La Louviere, Mons) is undergoing gradual transformation, with still very accessible but rising prices. Charleroi (130,000-euro median) offers gross rental yields among the highest in Belgium (6-7%). Mons (175,000 euros) benefits from the presence of SHAPE and the university. Southern Hainaut (Chimay, Momignies) remains the cheapest in the country.

Luxembourg Province: Nature at Gentle Prices

Luxembourg province, the most rural and least populated in Belgium, shows a median price of 175,000 euros. Tourist municipalities (Durbuy, Bouillon, La Roche-en-Ardenne) are more expensive due to second-home demand. Arlon, close to Luxembourg, is the province's most expensive city (230,000 euros) due to cross-border workers. Rural municipalities offer vast properties at unbeatable prices.

Walloon Municipalities to Watch in 2025

Several Walloon municipalities are experiencing notable dynamism:

• Namur: regional capital in full transformation, with ambitious urban planning projects and prices rising 4.8% year-on-year.
• Wavre: economic heart of Walloon Brabant, enhanced attractiveness through infrastructure and quality of life.
• Mons: cultural dynamism (Mons 2015 left lasting traces), still accessible prices.
• Charleroi: ongoing urban transformation (metro, Rive Gauche), very low prices offering significant capital gain potential.
• Arlon: Luxembourg cross-border effect, sustained demand and regularly rising prices.

Walloon Market Specificities

Registration Rights

In Wallonia, registration rights are 12.5%, the highest in the country along with Brussels. The 20,000-euro abatement for own dwelling represents only a 2,500-euro saving, significantly less advantageous than the Flemish and Brussels systems.

Aging Housing Stock

The Walloon housing stock is on average older than the Flemish one, with a significant share of properties rated EPC E, F, or G. This represents both a challenge (renovation costs) and an opportunity (low-price purchase + grant-supported renovation).

Investing in Wallonia: Opportunities

For investors, Wallonia offers several advantages: low entry prices, gross rental yields above the national average, and capital gain potential in transforming municipalities. University cities (Liege, Louvain-la-Neuve, Mons, Namur) guarantee stable rental demand.

Explore detailed prices for every Walloon municipality on Immolytics and identify the best opportunities with our comparison tool.