Guide · the essentials by municipality
Property guide to Heuvelland
Flanders · West Flanders · Statbel prices of September 2026
In brief
- In Heuvelland, a house usually sells for €201,500. That is the median price: half of sales are above, half below. That is 40% less than a typical municipality in Flanders (€335,000).
- In five years, house prices changed by +0.8%.
- 7,969 residents. Median income: €29,676 per tax return, +48% compared with Belgium.
Each part leads to a fuller page. All figures are public and dated.
Flanders
Where Heuvelland is in Belgium
What does property cost?
Sale prices at the notary, published in September 2026, and the number of sales over a year.
How much do you need to buy?
For a house at the median price, if it is your only home in Flanders. Monthly payment with a loan of 80% of the price.
Is it a good place to live?
Residents, density, quality of life score and safety.
What condition are the homes in?
The EPC ratings of homes and new building permits.
What about investing?
How many properties sell, whether the market is moving, and whether the population is growing. That is what matters when you resell.
Which neighbourhoods are the wealthiest?
Heuvelland is split into 25 small statistical areas. Median income ranges from €27,465 (ZWARTEBERG - RODEBERG) to €38,536 (ZAVELAAR - BRULOZE).
Where incomes are high, prices often hold up better.
The neighbourhoods of Heuvelland and their incomesHow do you value a property in Heuvelland?
To value a property in Heuvelland, start from the price of similar properties in the municipality. Then adjust for the home itself.
The starting point is the median price of recent sales of the same type: house or apartment. That price describes an average property, not yours.
Then come the adjustments: size, plot, bedrooms, condition, EPC, garage or garden. Each one moves the value up or down.
An estimate is always a range. The final price also depends on the buyers around when you sell.
Why don't two nearby homes sell for the same price?
Two similar properties in the same municipality don't always have the same price. The exact location and the condition explain most of the gap.
Location matters through the distance to schools, shops and main roads. A quiet street matters too.
Condition matters through the work needed. The EPC shows part of it: roof, windows, heating, insulation. A poor EPC lowers the price.
These factors don't simply add up. A well-placed house that needs work can be worth as much as a renovated one further out.
What about nearby municipalities?
For each one: the median house price and the overall score.
All our pages about Heuvelland
Frequently asked questions
Sources: Statbel for prices, sales, population, incomes and permits. Regional registers for the EPC, Federal Police for safety, OpenStreetMap for the scores. Duties and fees at current rates, mortgage rate from the National Bank.
Moving to Heuvelland: internet and energy
The practical steps of your move, in a few clicks.
Proximus
Fibre internet, TV and mobile: Proximus packs for your new address.
Scarlet
Internet, TV and phone at a low price, no surprises.
Sponsored links: Immolytics may earn a commission, at no extra cost to you.