Method
Every figure published here has an official source, a vintage and an update frequency. This page lists all of them.
Immolytics is an independent publisher of Belgian property data. We produce no data of our own: we take public sources, attach them to the country's 581 municipalities and publish them with their date. When a value is estimated rather than measured, the page says so where it is displayed.
The Immolytics editorial teamPage reviewed on 3 November 2026
This table is the site's reference. If a figure published elsewhere on Immolytics fits none of these rows, it should not be there.
Median of the period's transactions, outliers removed by the interquartile method. Below five transactions we publish no median price: the page says so.
Labelled estimate: the municipal median divided by a reference floor area. Statbel publishes sale prices, not areas, so no observed price per sqm exists in Belgian open data.
No open per municipality distribution is published for Flanders: the split shown on Flemish municipalities is a regional estimate and is labelled as such.
Offences recorded on each municipality's territory, divided by its Statbel population. A municipality merged in 2025 gets the figure of the new municipality, the only one the police still publish. We do not publish a safety score: this figure also counts offences against commuters, shoppers and visitors, while only residents are in the denominator. A ranking would therefore make any town that draws people look dangerous, Namur as much as Brussels.
Authorised new builds and renovations, continuous series since 1996.
Sites and education levels. Distances are straight line, measured from the centre of the municipality.
Median declared income per municipality and per statistical sector.
An OSM score measures the density of what contributors mapped, not quality of life. A thinly mapped municipality is understated. The overall score is the weighted average of five scores (shops, schools, transport, green spaces, walkability), without crime.
We record facts: municipality, property type, opening price, session dates, EPC class. Never the listing text or photographs.
Number of sales and median price by neighbourhood, for houses and apartments. Statbel only publishes a price from 16 sales in a year; below that we only show the number of sales. A price is shown if it comes from one of the last three years, always with its year.
Average age worked out from five-year age bands, household size, share of owner households. Below 50 residents or 20 households, a neighbourhood gets no value: it would describe nothing stable.
NIS codes, municipal outlines, statistical sectors, coordinates.
Every figure on a municipality page has its own line here: its source, its licence, its period, how it is calculated and what it does not tell you. When a figure is our own calculation rather than a published number, the page carries the 'Immolytics estimate' label and links to this line.
Method: Median of all houses sold (terraced, semi-detached and detached) over the latest period published by Statbel, based on notarial deeds.
Limits: Statbel publishes no median below 16 sales, and the card is then not shown. The median says nothing about the size or condition of the houses sold. No figure is shown below 16 observations.
Method: Median of flats sold over the latest period published by Statbel, based on notarial deeds.
Limits: Statbel publishes no median below 16 sales. A studio and a three-bedroom flat count in the same median. No figure is shown below 16 observations.
Method: Difference between the median of the latest period and that of the same period a year earlier.
Limits: Only calculated when both periods have at least 30 sales. With fewer sales, the change would mostly reflect which houses happened to sell. No figure is shown below 30 observations.
Method: Immolytics estimate. The Statbel median sale price for terraced and semi-detached houses in the municipality that year is divided by the median heated floor area of the energy performance certificates of the same type issued in the municipality over the last three years. A certificate measures the home from the outside, walls included.
Limits: This is not the price per m² of living space quoted in listings: the heated area including walls is larger than the living space, so this price per m² is lower. The homes sold and the homes certified are not exactly the same. Wallonia only, with at least 16 sales and 30 certificates: Brussels and Flanders do not publish floor areas by municipality. No figure is shown below 30 observations.
Method: Immolytics estimate. The Statbel median sale price for detached houses in the municipality that year is divided by the median heated floor area of the energy performance certificates of the same type issued in the municipality over the last three years. A certificate measures the home from the outside, walls included.
Limits: This is not the price per m² of living space quoted in listings: the heated area including walls is larger than the living space, so this price per m² is lower. The homes sold and the homes certified are not exactly the same. Wallonia only, with at least 16 sales and 30 certificates: Brussels and Flanders do not publish floor areas by municipality. No figure is shown below 30 observations.
Method: Immolytics estimate. The Statbel median sale price for flats in the municipality that year is divided by the median heated floor area of the energy performance certificates of the same type issued in the municipality over the last three years. A certificate measures the home from the outside, walls included.
Limits: This is not the price per m² of living space quoted in listings: the heated area including walls is larger than the living space, so this price per m² is lower. The homes sold and the homes certified are not exactly the same. Wallonia only, with at least 16 sales and 30 certificates: Brussels and Flanders do not publish floor areas by municipality. No figure is shown below 30 observations.
Method: Median heated floor area of the energy performance certificates issued for terraced and semi-detached houses in the municipality over the last three years (SPW Énergie, ODWB data). The area is measured from the outside, walls included.
Limits: Only counts homes that received a certificate, mostly on sale or letting. Wallonia only, with at least 30 certificates. No figure is shown below 30 observations.
Method: Median heated floor area of the energy performance certificates issued for detached houses in the municipality over the last three years (SPW Énergie, ODWB data). The area is measured from the outside, walls included.
Limits: Only counts homes that received a certificate, mostly on sale or letting. Wallonia only, with at least 30 certificates. No figure is shown below 30 observations.
Method: Median heated floor area of the energy performance certificates issued for flats in the municipality over the last three years (SPW Énergie, ODWB data). The area is measured from the outside, walls included.
Limits: Only counts homes that received a certificate, mostly on sale or letting. Wallonia only, with at least 30 certificates. No figure is shown below 30 observations.
Method: Share of the municipality's energy performance certificates in class A or B, in the Walloon register published by SPW Energy on ODWB.
Limits: Only homes with a certificate count: those sold, let or renovated since 2010. Flanders does not publish this breakdown by municipality, and Brussels only a regional average.
Method: Share of the municipality's energy performance certificates in class F or G, in the Walloon register published by SPW Energy on ODWB.
Limits: Only homes with a certificate count. Homes not sold or let since 2010, often older ones, are missing.
Method: Share of houses and buildings completed before 1945, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings with central heating or air conditioning, according to the land registry. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The land registry is not always updated after works: a building fitted since may still appear without central heating. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Number of homes in the land registry on 1 January 2025, all building types together (Statbel, building stock).
Limits: Empty homes and second homes count too. The figure depends on the size of the municipality and is not compared with others.
Method: Share of houses and buildings completed before 1900, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 1900 to 1918, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 1919 to 1945, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 1946 to 1961, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 1962 to 1970, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 1971 to 1981, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 1982 to 1991, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 1992 to 2001, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed from 2002 to 2011, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of houses and buildings completed after 2011, among those with a known completion year. Statbel, building stock on 1 January 2025, from the land registry. Houses and blocks of flats count as buildings, whatever the number of homes inside.
Limits: The year used is the completion year in the land registry; a major renovation does not change it. Buildings with an unknown year are left out. No figure below 100 buildings. No figure is shown below 100 observations.
Method: Share of radon measurements in the municipality's homes above 300 Bq/m³, the Belgian reference level (FANC, July 2026 map).
Limits: The homes measured are not chosen at random: measurements are more frequent where the risk is known. No figure below 20 measurements. No figure is shown below 20 observations.
Method: Risk class given by the FANC to the municipality (0, 1a, 1b, 2a or 2b, from lowest to highest), based on measurements and geology.
Limits: The class covers the whole municipality; the risk varies from street to street and only a measurement tells what happens in a given home.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (SPW PICC), with the Walloon Public Service (SPW) flood hazard map in force since March 2021, which covers rivers overflowing and surface runoff. We count the share of buildings whose highest class touched is high hazard: each building counts once.
Limits: This map was adopted before the July 2021 floods and does not include them. A building counts as soon as the zone touches its footprint, to within one metre. Hazard describes how likely and how strong a flood is, not the possible damage. No figure is shown below 100 observations.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (SPW PICC), with the Walloon Public Service (SPW) flood hazard map in force since March 2021, which covers rivers overflowing and surface runoff. We count the share of buildings whose highest class touched is medium hazard: each building counts once.
Limits: This map was adopted before the July 2021 floods and does not include them. A building counts as soon as the zone touches its footprint, to within one metre. Hazard describes how likely and how strong a flood is, not the possible damage. No figure is shown below 100 observations.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (SPW PICC), with the Walloon Public Service (SPW) flood hazard map in force since March 2021, which covers rivers overflowing and surface runoff. We count the share of buildings whose highest class touched is low hazard: each building counts once.
Limits: This map was adopted before the July 2021 floods and does not include them. A building counts as soon as the zone touches its footprint, to within one metre. Hazard describes how likely and how strong a flood is, not the possible damage. No figure is shown below 100 observations.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (UrbIS), with Brussels Environment's 2025 flood hazard map, which combines rivers overflowing, surface runoff, sewer backflow and rising groundwater. High hazard: a flood about once every 25 years. Each building counts once, in the highest class it touches.
Limits: This map has no regulatory value. A building counts as soon as the zone touches its footprint, to within one metre. A street missing from the map can still flood, for instance when a local sewer is blocked. No figure is shown below 100 observations.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (UrbIS), with Brussels Environment's 2025 flood hazard map, which combines rivers overflowing, surface runoff, sewer backflow and rising groundwater. Medium hazard: a flood about once every 100 years. Each building counts once, in the highest class it touches.
Limits: This map has no regulatory value. A building counts as soon as the zone touches its footprint, to within one metre. A street missing from the map can still flood, for instance when a local sewer is blocked. No figure is shown below 100 observations.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (UrbIS), with Brussels Environment's 2025 flood hazard map, which combines rivers overflowing, surface runoff, sewer backflow and rising groundwater. Low hazard: a flood about once every 1000 years. Each building counts once, in the highest class it touches.
Limits: This map has no regulatory value. A building counts as soon as the zone touches its footprint, to within one metre. A street missing from the map can still flood, for instance when a local sewer is blocked. No figure is shown below 100 observations.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (GRB), with the Flemish 2023 flood prone area maps (rivers, heavy rain and sea, source: VMM). We keep the highest class of the three maps, read to within 2 m. Medium probability: a flood about once every 100 years. Each building counts once, in the highest class it touches.
Limits: The low probability zone that only appears with climate change is not counted. A building counts as soon as the zone touches its footprint, to within one metre. On the coast, the sea map also covers the polders behind the dunes and dykes: a large part of a municipality such as Bredene falls within it. These are the same maps a seller must disclose when selling in Flanders. They cannot be compared with those of Wallonia or Brussels. No figure is shown below 100 observations.
Method: Immolytics estimate. Each building with an address (BeST address register of FPS BOSA) is matched, through its footprint (GRB), with the Flemish 2023 flood prone area maps (rivers, heavy rain and sea, source: VMM). We keep the highest class of the three maps, read to within 2 m. Low probability: a flood about once every 1000 years. Each building counts once, in the highest class it touches.
Limits: The low probability zone that only appears with climate change is not counted. A building counts as soon as the zone touches its footprint, to within one metre. On the coast, the sea map also covers the polders behind the dunes and dykes: a large part of a municipality such as Bredene falls within it. These are the same maps a seller must disclose when selling in Flanders. They cannot be compared with those of Wallonia or Brussels. No figure is shown below 100 observations.
Method: Number of building permits granted during the year for new residential buildings, according to Statbel.
Limits: A permit is not a building site: some approved projects are never built, or built later. A block of flats counts as one building.
Method: Number of building permits granted during the year to renovate residential buildings, according to Statbel.
Limits: Only renovations that need a permit are counted. Most insulation, heating or roofing work does not.
Method: Municipal additional centimes voted for the 2026 tax year, collected by UVCW in Wallonia and by Vlabel in Flanders.
Limits: The amount paid also depends on the property's cadastral income and on the provincial centimes. A Flemish rate and a Walloon rate cannot be compared, as the regional base differs. Brussels is not covered by this survey.
Method: Median monthly rent in registered residential leases, published by FPS Finance.
Limits: The median ignores the size and condition of the home. No median is published below six leases.
Method: Median monthly rent in registered residential leases, published by FPS Finance.
Limits: The median ignores the size and condition of the home. No median is published below six leases.
Method: Population registered in the national register on 1 January, published by Statbel.
Limits: People who live here without being registered, such as students or second-home owners, are not counted.
Method: Difference between the population on 1 January of the latest year and five years earlier, according to Statbel.
Limits: The change combines births, deaths and moves without saying which one drives it.
Method: Share of residents aged 65 and over in the population on 1 January, according to Statbel.
Limits: A single care home in the municipality is enough to push this share up.
Method: Live births to residents of the municipality. Statbel, population movement. Five-year average: the sum of events divided by the sum of populations on 1 January.
Limits: Municipalities merged in 2025 keep the 2019 to 2023 average, the last one within their boundaries. No figure below 1,000 residents. No figure is shown below 1000 observations.
Method: Deaths of residents of the municipality. A municipality with a care home counts more deaths. Statbel, population movement. Five-year average: the sum of events divided by the sum of populations on 1 January.
Limits: Municipalities merged in 2025 keep the 2019 to 2023 average, the last one within their boundaries. No figure below 1,000 residents. No figure is shown below 1000 observations.
Method: Births minus deaths. Statbel, population movement. Five-year average: the sum of events divided by the sum of populations on 1 January.
Limits: Municipalities merged in 2025 keep the 2019 to 2023 average, the last one within their boundaries. No figure below 1,000 residents. No figure is shown below 1000 observations.
Method: Arrivals from another Belgian municipality minus departures to another Belgian municipality. This is the only internal migration balance on the page, the same for all three regions. Statbel, population movement. Five-year average: the sum of events divided by the sum of populations on 1 January.
Limits: Municipalities merged in 2025 keep the 2019 to 2023 average, the last one within their boundaries. No figure below 1,000 residents. No figure is shown below 1000 observations.
Method: Immigration minus emigration, including register changes and removals by the authorities. Statbel, population movement. Five-year average: the sum of events divided by the sum of populations on 1 January.
Limits: Municipalities merged in 2025 keep the 2019 to 2023 average, the last one within their boundaries. No figure below 1,000 residents. No figure is shown below 1000 observations.
Method: Live births to residents of the municipality in the latest published year (Statbel, population movement).
Limits: The number depends on the size of the municipality and is not compared with others.
Method: Deaths of residents of the municipality in the latest published year (Statbel, population movement).
Limits: The number depends on the size of the municipality and on whether it has a care home, and is not compared with others.
Method: Statbel, cars of private households by household type (TF_CAR_HHTYPE_MUNTY), on 1 January.
Limits: Company cars count when they are linked to the household, other company vehicles do not. No figure below 100 households. No figure is shown below 100 observations.
Method: Statbel, cars of private households by household type (TF_CAR_HHTYPE_MUNTY), on 1 January.
Limits: Company cars count when they are linked to the household, other company vehicles do not. No figure below 100 households. No figure is shown below 100 observations.
Method: Statbel, cars of private households by household type (TF_CAR_HHTYPE_MUNTY), on 1 January.
Limits: Company cars count when they are linked to the household, other company vehicles do not. No figure below 100 households. No figure is shown below 100 observations.
Method: Median equivalised administrative disposable income for 2023, published by Statbel (DataLab, ADI table): household income after taxes and contributions, divided according to household size so that it compares with a single person.
Limits: It is an income rebuilt from administrative sources, not the taxable income on a tax return; some undeclared income is missing. The average income per tax return for the same year is a different, higher measure.
Method: Homes managed by public housing companies divided by the number of households in the municipality. IWEPS, WalStat, open data under a CC0 licence.
Limits: No ranking between municipalities; the figure says nothing about waiting lists. Walloon municipalities only.
Method: Statbel, 2021 Census (table T01): employed residents of the municipality on 1 January 2021, by the municipality where they work. The total also includes unknown places of work.
Limits: The figure depends on the size of the municipality and is not compared with others.
Method: Statbel, 2021 Census (table T01): employed residents of the municipality on 1 January 2021, by the municipality where they work. The total also includes unknown places of work.
Limits: A 2021 snapshot, during the health crisis: working from home does not show, only the declared place of work counts. No share below 100 employed residents. No figure is shown below 100 observations.
Method: Statbel, 2021 Census (table T01): employed residents of the municipality on 1 January 2021, by the municipality where they work. The total also includes unknown places of work. The main place of work is the most frequent one outside the home municipality; when more than one in five work abroad, the page shows abroad first.
Limits: A 2021 snapshot, during the health crisis: working from home does not show, only the declared place of work counts. No share below 100 employed residents. No figure is shown below 100 observations.
Method: Statbel, 2021 Census (table T01): employed residents of the municipality on 1 January 2021, by the municipality where they work. The total also includes unknown places of work. For a Brussels municipality: another municipality of the Region.
Limits: A 2021 snapshot, during the health crisis: working from home does not show, only the declared place of work counts. No share below 100 employed residents. No figure is shown below 100 observations.
Method: Statbel, 2021 Census (table T01): employed residents of the municipality on 1 January 2021, by the municipality where they work. The total also includes unknown places of work. Elsewhere in the home province, outside the municipality; not applicable in Brussels.
Limits: A 2021 snapshot, during the health crisis: working from home does not show, only the declared place of work counts. No share below 100 employed residents. No figure is shown below 100 observations.
Method: Statbel, 2021 Census (table T01): employed residents of the municipality on 1 January 2021, by the municipality where they work. The total also includes unknown places of work. Another Belgian province, Brussels excluded.
Limits: A 2021 snapshot, during the health crisis: working from home does not show, only the declared place of work counts. No share below 100 employed residents. No figure is shown below 100 observations.
Method: Statbel, 2021 Census (table T01): employed residents of the municipality on 1 January 2021, by the municipality where they work. The total also includes unknown places of work.
Limits: A 2021 snapshot, during the health crisis: working from home does not show, only the declared place of work counts. No share below 100 employed residents. No figure is shown below 100 observations.
Method: Unemployed job seekers divided by the working population aged 15 to 64 (administrative unemployment rate). IWEPS, WalStat, open data under a CC0 licence.
Limits: Administrative unemployment counts people registered with Forem, not those looking for work without registering. Walloon municipalities only. IWEPS publishes the last two years as provisional; the card says so when that is the case.
Method: Number of unemployed job seekers living in the municipality. IWEPS, WalStat, open data under a CC0 licence.
Limits: The number depends on the size of the municipality and is not compared with others. Walloon municipalities only. IWEPS publishes the last two years as provisional; the card says so when that is the case.
Method: Salaried jobs located in the municipality on 31 December, wherever the person holding the job lives. IWEPS, WalStat, open data under a CC0 licence.
Limits: The number depends on the size of the municipality and is not compared with others. Self-employed people are not counted. Walloon municipalities only.
Method: Immolytics estimate. Driving time without traffic, computed with OSRM on the OpenStreetMap map, from the centre of the municipality (weighted by the population of its neighbourhoods) to the centre of the destination.
Limits: Ignores traffic jams and time of day: at rush hour the trip often takes longer. The starting point is an average point of the municipality, not an address.
Method: Immolytics estimate. Driving time without traffic, computed with OSRM on the OpenStreetMap map, from the centre of the municipality (weighted by the population of its neighbourhoods) to the centre of the destination.
Limits: Ignores traffic jams and time of day: at rush hour the trip often takes longer. The starting point is an average point of the municipality, not an address.
Method: Immolytics estimate. Driving time without traffic, computed with OSRM on the OpenStreetMap map, from the centre of the municipality (weighted by the population of its neighbourhoods) to the centre of the destination.
Limits: Ignores traffic jams and time of day: at rush hour the trip often takes longer. The starting point is an average point of the municipality, not an address.
Method: Immolytics estimate. Driving time without traffic, computed with OSRM on the OpenStreetMap map, from the centre of the municipality (weighted by the population of its neighbourhoods) to the centre of the destination.
Limits: Ignores traffic jams and time of day: at rush hour the trip often takes longer. The starting point is an average point of the municipality, not an address.
Method: Immolytics estimate. Driving time without traffic, computed with OSRM on the OpenStreetMap map, from the centre of the municipality (weighted by the population of its neighbourhoods) to the centre of the destination.
Limits: Ignores traffic jams and time of day: at rush hour the trip often takes longer. The starting point is an average point of the municipality, not an address.
Method: Immolytics estimate. Driving time without traffic, computed with OSRM on the OpenStreetMap map, from the centre of the municipality (weighted by the population of its neighbourhoods) to the centre of the destination.
Limits: Ignores traffic jams and time of day: at rush hour the trip often takes longer. The starting point is an average point of the municipality, not an address.
Method: Immolytics estimate. Driving time without traffic, computed with OSRM on the OpenStreetMap map, from the centre of the municipality (weighted by the population of its neighbourhoods) to the centre of the destination.
Limits: Ignores traffic jams and time of day: at rush hour the trip often takes longer. The starting point is an average point of the municipality, not an address.
Method: Stations served by SNCB within the municipality, according to the published GTFS timetables.
Limits: A station just across the border in a neighbouring municipality is not counted.
Method: Number of SNCB, De Lijn, TEC and STIB stops within the municipality, divided by its population.
Limits: A stop counts as one whether one bus a day calls there or a hundred.
Method: Sum of scheduled departures from the municipality's stops on a working day, from the GTFS timetables of SNCB, De Lijn, TEC and STIB.
Limits: Measures the scheduled service, not its punctuality or where the lines go. A municipality crossed by a major line scores high even if few residents live near the stops.
Method: Approved childcare places for children under two and a half, in nurseries or with childminders, on 31 December. IWEPS, WalStat, open data under a CC0 licence.
Limits: The number depends on the size of the municipality and is not compared with others. Walloon municipalities only.
Method: Childcare places divided by the number of children under two and a half living in the municipality. IWEPS, WalStat, open data under a CC0 licence.
Limits: A place may serve a child from another municipality; the rate does not say whether places are free. Walloon municipalities only.
Method: Population of the municipality divided by the number of full-time equivalent GPs working there. IWEPS, WalStat, open data under a CC0 licence.
Limits: Residents also see doctors in nearby municipalities; a part-time GP counts as a fraction. Walloon municipalities only.
Method: Share of GPs working in the municipality who are 55 or older. IWEPS, WalStat, open data under a CC0 licence.
Limits: In a small municipality, a single departure changes the figure a lot. Walloon municipalities only.
Method: Care home beds located in the municipality, divided by residents aged 80 and over. IWEPS, WalStat, open data under a CC0 licence.
Limits: A care home also takes in residents of other municipalities. Walloon municipalities only.
Method: School sites listed by the Wallonia-Brussels Federation and Onderwijs Vlaanderen within the municipality.
Limits: Arts academies, conservatories and adult education schools are not counted. The number says nothing about available places.
Method: Primary education sites listed within the municipality.
Limits: The number says nothing about available places or the distance from each neighbourhood.
Method: Number of schools in the municipality, divided by its population.
Limits: A town that takes in pupils from neighbouring municipalities scores higher than one of the same size.
Method: Difference between the number of offences recorded within the municipality in the first and last year of the period, from the Federal Police crime statistics.
Limits: Compares the municipality with itself, never with others: the number of offences also depends on commuters, shoppers and visitors, and on police activity. No ranking is published. No figure below 100 offences in the first year. No figure is shown below 100 observations.
Method: Home burglaries recorded by the police in the municipality (Federal Police, police crime statistics), divided by the homes in the land registry on 1 January of the same year (Statbel). Average of 2022, 2023 and 2024.
Limits: Only offences reported to the police count. 2025 is left out because recording in Namur is incomplete. No ranking: the municipality is compared with its region's median and with itself since 2016. No figure below 1,000 homes. No figure is shown below 1000 observations.
Method: 1991 to 2020 climate normal calculated by the Royal Meteorological Institute for the municipality.
Limits: A normal describes thirty years, not the current year. Recent years are warmer than this average.
Method: 1991 to 2020 climate normal calculated by the Royal Meteorological Institute for the municipality.
Limits: A normal describes thirty years, not the current year.
Method: 1991 to 2020 climate normal calculated by the Royal Meteorological Institute for the municipality.
Limits: A normal describes thirty years, not the current year.
Method: Immolytics estimate based on the IRCEL CELINE 2024 annual mean map (RIO IFDM and ATMO Street models, 10 m grid). The value is read at each address (BeST address register of FPS BOSA), averaged per statistical sector, then each sector is weighted by its number of residents (Statbel, 1 January 2024).
Limits: This is a model, not a measurement at your door. Nitrogen dioxide comes mostly from traffic and varies a lot from one street to the next. The current EU legal limit is 40 µg/m³, far above the WHO guideline.
Method: Immolytics estimate based on the IRCEL CELINE 2024 annual mean map (RIO IFDM and ATMO Street models, 10 m grid). The value is read at each address (BeST address register of FPS BOSA), averaged per statistical sector, then each sector is weighted by its number of residents (Statbel, 1 January 2024).
Limits: This is a model, not a measurement at your door. Fine particles also come from wood heating, farming and abroad, so they vary little between municipalities. The current EU legal limit is 25 µg/m³.
Method: Immolytics estimate. Each address (BeST address register of FPS BOSA, one per letterbox) takes the exposure of its building on Brussels Environment's 2021 strategic noise maps (roads and rail). This is the exposure of the most exposed facade, read on the footprint (UrbIS). We count the share of addresses whose building touches a zone of 55 dB Lden or more, the European indicator that gives more weight to evening and night noise.
Limits: Noise is calculated outdoors at a height of 4 m, not inside homes. Aircraft noise is not counted. The WHO recommends staying below 53 dB Lden for road traffic. No figure is shown below 100 observations.
Method: Immolytics estimate. Each address (BeST address register of FPS BOSA, one per letterbox) takes the exposure of its building on the Walloon Public Service (SPW) 2022 strategic noise maps: Liège and Charleroi agglomerations (roads, rail and industry), major roads and railways. This is the exposure of the most exposed facade, read on the footprint (PICC). We count the share of addresses whose building touches a zone of 55 dB Lden or more, the European indicator that gives more weight to evening and night noise. Only for municipalities with at least 90 % of their buildings inside an agglomeration mapped street by street.
Limits: Noise is calculated outdoors at a height of 4 m, not inside homes. Aircraft noise is not counted. The WHO recommends staying below 53 dB Lden for road traffic. Elsewhere in Wallonia only major roads and railways are mapped, so no figure is shown. No figure is shown below 100 observations.
Method: Immolytics estimate. Each address (BeST address register of FPS BOSA, one per letterbox) takes the exposure of its building on the Flemish Departement Omgeving 2021 noise maps: Antwerp, Ghent, Bruges and Leuven agglomerations (roads, rail and industry), major roads and railways. This is the exposure of the most exposed facade, read on the footprint (GRB). We count the share of addresses whose building touches a zone of 55 dB Lden or more, the European indicator that gives more weight to evening and night noise. Only for municipalities with at least 90 % of their buildings inside an agglomeration mapped street by street.
Limits: Noise is calculated outdoors at a height of 4 m, not inside homes. Aircraft noise is not counted. The WHO recommends staying below 53 dB Lden for road traffic. Elsewhere in Flanders only major roads and railways are mapped, so no figure is shown. No figure is shown below 100 observations.
A method is judged as much on what it refuses as on what it produces.
We do not invent a price per sqm. The site now publishes one only as a labelled estimate, computed from the municipal median, never from an observed floor area.
We do not publish a median price below five transactions. We write that the data is too thin instead.
We never present an estimate as a measurement. The Flemish EPC carries the regional estimate label wherever it appears.
We do not carry out individual valuations. Our tools give a municipal order of magnitude, not the value of one property.
We are not an agency, a broker or a notary, and we take no commission on a sale.
We do not copy public auction listing content: we extract verifiable facts and link back to the source.
A postcode is not a municipality. Several codes cover the same municipality, and some straddle two. Every join therefore runs through the NIS code, the official municipal identifier; the postcode and locality table only routes the visitor to the right page. Municipal mergers are applied: a former entity points to its current municipality, and the page says so.
In practice: without an address, two neighbourhoods of the same town share their municipality's median price. Since September 2026, the municipality page and the estimator go down to the neighbourhood when Statbel publishes a price for it. Street by street differences cannot be measured in Belgian open data.
When you give your address, the estimator looks up your neighbourhood (Statbel's statistical sector) in your browser. The address is not sent. The calculation then changes its starting point, depending on what Statbel publishes for that neighbourhood.
Your neighbourhood has a published price for your type of property in one of the last three years: the calculation starts from that median price. A terraced or semi-detached house takes the price of that type; a detached house takes the detached price if it is published, otherwise the price of all houses; an apartment takes the apartment price.
That price refers to a past year. It is updated with the price change in your municipality since that year, over the quarters Statbel publishes. When the municipality's series is too short, the price stays at its year's level, and the sheet says so.
The range follows the number of sales in the neighbourhood and the gap between its low and high prices (the cheapest and the most expensive quarter of sales). A neighbourhood with widely spread prices gives a wider range.
Your neighbourhood has no published price: the calculation starts from the municipality's median price, adjusted by the neighbourhood's income. When the neighbourhood's median income is 10% above the municipality's, the price rises by about 5%, never by more than 10% either way.
Our public auction watch computes, for every residential lot, the price above which bidding stops being worthwhile. The method is four parameters and one formula. It is published here to be argued with, not believed.
Municipal median for the property type, house or apartment, as published on the municipality page.
Renovation budget by EPC class, in euros per sqm: 0 for A and B, 200 for C, 400 for D, 600 for E, 800 for F, 900 for G. The scale applies to the advertised habitable area, or failing that to a reference area of 140 sqm for a house and 80 sqm for an apartment.
20% acquisition costs: registration duties, public sale costs, fees.
20% safety margin, applied by dividing the result by 1.20.
ceiling = (0.8 × renovated value − works) / 1.20
All our sources are public and free. Each link leads to the original dataset: a figure from this site must be findable there.
Mistakes remain possible. If a figure looks wrong to you, write to us: we correct it, or we explain why we keep it.
Median prices, EPC classes and trends for all 581 Belgian municipalities.