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 6 October 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 We do not publish a safety score: this figure also counts offences against commuters, shoppers and visitors, while only residents are in the denominator.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.
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.