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 team·Page reviewed on 19 September 2026
581Municipalities covered
2010First published price year
Q1 2026Latest price quarter
CC BY 4.0Statbel data licence
Source by data point
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 sale prices
Source
Statbel, registered notarial deeds
Vintage
Q1 2026
Frequency
Quarterly, released three to four months late
Median of the period's transactions, outliers removed by the interquartile method. Below five transactions we publish no median price: the page says so.
Price per sqm
Source
Immolytics calculation on the Statbel median
Vintage
Same quarter as the prices
Frequency
Quarterly
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.
EPC classes
Source
SPW Énergie in Wallonia, Brussels Environment in Brussels, regional estimate in Flanders
Vintage
Latest available regional register
Frequency
Twice a year
No open per municipality distribution is published for Flanders: the split shown on Flemish municipalities is a regional estimate and is labelled as such.
Crime
Source
Federal police statistics
Vintage
2023
Frequency
Yearly
Recorded offences per municipality, per 1,000 inhabitants. Categories missing from the 2023 file are hidden rather than counted as zero.
Building permits
Source
Statbel, building permits
Vintage
2024
Frequency
Yearly
Authorised new builds and renovations, continuous series since 1996.
Schools
Source
Official registers of the three Communities, completed with OpenStreetMap
Vintage
Latest published school year
Frequency
Yearly
Sites and education levels. Distances are straight line, measured from the centre of the municipality.
Income and taxation
Source
Statbel and FPS Finance, tax returns
Vintage
Latest published assessment year
Frequency
Yearly
Median declared income per municipality and per statistical sector.
Neighbourhood scores
Source
OpenStreetMap, points of interest within 1 to 3 km
Vintage
Latest pipeline capture
Frequency
Recomputed during refresh campaigns, not continuously
An OSM score measures the density of what contributors mapped, not quality of life. A thinly mapped municipality is understated.
Public auctions
Source
Biddit, the Belgian notaries' public sale platform
Vintage
Daily capture
Frequency
Daily
We record facts: municipality, property type, opening price, session dates, EPC class. Never the listing text or photographs.
Municipal boundaries and geography
Source
Statbel and Open Data Wallonie Bruxelles
Vintage
Municipal mergers applied
Frequency
On every legal change
NIS codes, municipal outlines, statistical sectors, coordinates.
What we do not do
A method is judged as much on what it refuses as on what it produces.
01
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.
02
We do not publish a median price below five transactions. We write that the data is too thin instead.
03
We never present an estimate as a measurement. The Flemish EPC carries the regional estimate label wherever it appears.
04
We do not carry out individual valuations. Our tools give a municipal order of magnitude, not the value of one property.
05
We are not an agency, a broker or a notary, and we take no commission on a sale.
06
We do not copy public auction listing content: we extract verifiable facts and link back to the source.
From postcode to municipality
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.
Practical consequence: two districts of the same city share their municipality's median price. Street level differences are not measurable in Belgian open data.
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.
01
Renovated value
Municipal median for the property type, house or apartment, as published on the municipality page.
02
Works
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.
03
Costs
20% acquisition costs: registration duties, public sale costs, fees.
04
Margin
20% safety margin, applied by dividing the result by 1.20.
The formula
ceiling = (0.8 × renovated value − works) / 1.20
How to read this ceiling
The ceiling does not predict the hammer price. It is the price above which the buyer works with no margin left.
On the first batch of closings, the final price exceeded our ceiling 44 times out of 47. The conclusion is not that the calculation is wrong: most lots sell above the price that still leaves a renovation margin.
An exceeded ceiling therefore flags a lot to walk away from, not a flaw in the method. The three lots that stayed below the ceiling are exactly what the watch exists to find.
The limits we accept
The municipal median is a blunt benchmark: a large estate and a ruin both depart from it, each on its own side.
The works scale is a flat rate. It gives an order of magnitude, it does not replace a quote.
The ceiling does not say a lot is worth buying. It says above which price it no longer is.
Change one parameter and the conclusion changes. That is why the calculation is published rather than kept.
Why these figures can be checked
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.
Frequently asked questions about our data
From registered notarial deeds, compiled and published by Statbel under a CC BY 4.0 licence. We show the municipal median by property type and quarter, with no processing other than removing outliers.
Because Belgian open data contains no floor area. Statbel publishes sale prices, not square metres. Our price per sqm is therefore the municipal median divided by a reference area, and it is labelled as an estimate wherever it appears.
Wallonia and Brussels publish a per municipality distribution of certificates, Flanders does not. On Flemish municipalities the split shown is a regional estimate and is labelled as such. We would rather write it than let a municipal measurement be assumed.
Prices follow Statbel's quarterly calendar, with a three to four month publication lag. Permits, crime, income and schools are yearly. Public auctions are captured every day. The frequency of each source is in the table above.
Renovated value equal to the municipal median for the property type, minus a works budget by EPC class of 0 to 900 euros per sqm, all of it after 20% acquisition costs and a 20% safety margin. The full formula is published on this page.
No. Immolytics is not an agency, a broker or a notary, and takes no commission on a transaction. The site lives on subscriptions and partner links, always disclosed as such.
Explore your municipality's data
Median prices, EPC classes and trends for all 581 Belgian municipalities.