Median price in As : €255,000 (house) · €235,000 (apartment) · Statbel data 2026

Property Prices As (September 2026)

Flanders40—Balanced market

Estimates & Trends 2026

Source : Statbel

Flanders

Official municipal outline, Statbel boundaries

In brief

The median house price in As is €255,000, 23% below the median of municipalities in Flanders (€332,500).
Over twelve months, this median price fell by 23,7%.
92 transactions were recorded over twelve months, above the median of 61 per municipality in Flanders.

A factual reading of Statbel medians, not advice to buy or sell.

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€255,000House-23.6% Year-over-year change

Statbel · Q1 2026

Very reliable

Based on 92 transactions

House

€255,000

Apartment

€235,000

Villa

€315,000

Price per m² (estimate, typical surface)

€1,821/m²

Transactions (12 months)

Source: Statbel (Statistics Belgium), Q1 2026 data

Displayed prices are municipal medians: half of all sales are above, half below. The actual price of a property depends on its neighborhood, size, condition and EPC. It can therefore differ significantly from the median.

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Price evolution over 5 years

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Some years only have an annual median and are shown as a single point.

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Prices by property type

Type	Median price	Details
House	€255,000	Learn more
Apartment	€235,000	Learn more
Villa	€315,000	Learn more

How to estimate a house price in As

Estimating a house means starting from the municipality's median price for that property type, then correcting that starting point for the features of the home.

The data shown above provides the market benchmark; the estimate consists of positioning a specific property around that benchmark.

The method comes down to four steps.

Note the price per square metre and the median house price shown on this page.
Apply that price to the living area to obtain a first range.
Correct for the condition of the building, how recent the last major works are and the EPC rating.
Compare the result with current listings for genuinely similar properties.

This method produces a range, not a price. It serves to frame the discussion with an agent, a notary or a banker, who will refine the value after a visit.

Neighborhood scores

Transport?Poor

9/100

Measures accessibility to public transport: train stations, bus/tram stops, line frequency and nearby cycling paths.

Flanders average: 47-38

Schools?Poor

19/100

Evaluates proximity and density of educational facilities: nurseries, kindergartens, primary, secondary and higher education.

Flanders average: 37-18

Shops?Average

47/100

Measures access to daily shops and services: supermarkets, bakeries, pharmacies, restaurants, banks and post offices.

Flanders average: 52-5

Green spaces?Good

77/100

Evaluates the availability of accessible green spaces: public parks, gardens, forests, nature reserves and playgrounds.

Flanders average: 72+5

Safety?Below median

85/100

Combination of official 2023 crime statistics (Belgian Federal Police) and urban accessibility (OpenStreetMap). A high score indicates fewer criminal incidents per 1,000 residents and better soft mobility infrastructure.

Flanders average: 59+26

Walkability?Poor

35/100

Measures the ease of completing daily activities on foot: shops, schools, transport and services accessible without a car.

Flanders average: 47-12

Overall score?Average

42/100

Weighted overall score: Shops 25%, Schools 20%, Transport 15%, Green spaces 15%, Walkability 15%, Safety 10%.

Flanders average: 51-9

Neighborhoods, compare neighborhood scores between municipalities.

Living environment

Air quality:

29Good

Climate

Avg. max. temp.

16.4°C

Avg. min. temp.

8.4°C

Rain days/year

199

Sunshine hours/year

2925h

Monthly temperatures

JFMAMJJASOND

Source: Open-Meteo

Rail transport

Nearest station

Genk

7 km

Nearby stations

Bokrijk

13.2 km

Diepenbeek

15.2 km

Source: iRail

Infrastructure & services

Building Permits

2024

Total permits

65+38.3%over 5 years

New construction31

48%

Renovations34

52%

Source: Statbel, Building Permits (CC BY 4.0)

Schools

School map

Total schools

School density

3.6

per 10,000 pop.

Primary / kindergarten

Secondary

Higher education

Source: FASE 2026 (Wallonia-Brussels Federation) and Onderwijs Vlaanderen

Public Transport

Total stops

Transit density

46.0

stops per 10,000 pop.

Bus stops

Source: GTFS Belgium, SNCB, De Lijn, TEC, STIB (CC BY 4.0)

Demographics

Population

8,259

+0.7% (5 ans)

Population density

499

hab/km²

Households

1,353

Average household size: 6.1

Foreign population

7.2%

Age distribution

Local economy

Median income

31,735 €

+58.7% National comparison

Unemployment rate

—

Enterprises

746

90.3 / 1000 hab.

Affordability ratio

8.0x

Income vs property price

Tax pressure: 22.0%

Safety — Federal Police 2023

Score 85/100

36.6

criminal offences per 1,000 inhabitants

Below median

36.6

Belgium (avg.)

51.5

Brussels

295.0

Scale 0 – 300 offences / 1,000 pop. · Belgium ≈ 51.5 · Brussels ≈ 295

This score ranks municipalities by recorded offences relative to their resident population. Employment, retail and tourism hubs rank higher because offences against visitors are counted while those visitors are not part of the reference population.

Source: Federal Police of Belgium — Police Crime Statistics 2023

Energy Performance (EPC)

4.9%

8.7%

16.5%

21.3%

19.4%

14.6%

Regional estimateImmolytics regional estimate, indicative method: standard profile by municipality size. These values do not come from the official EPC register (VEKA).

More EPC details EPC simulator

The factors that make an estimate vary

For the same surface area, two houses in the same municipality sometimes sell at very different prices, and the gaps almost always come from the same factors.

The indicators shown on this page make it possible to assess them one by one.

The neighbourhood: income by neighbourhood and quality-of-life scores place the area within the municipality.
Accessibility: the station, public transport and road links weigh on demand.
Energy: the EPC rating affects running costs and the room for negotiation.
General condition: roof, window frames, insulation and technical installations determine the works to plan for.

A property that combines several favourable signals sits at the top of the range, and the opposite applies to unfavourable signals.

As on the map

Income by neighborhood

Neighborhood	Median income	Population	Density (pop/km²)	Area (km²)
AS - STATIONHigh	€41,471	63	172	0.37
AS-OVEREINDEHigh	€40,896	251	1.221	0.21
AS - NEDEREINDEHigh	€40,832	70	131	0.53
MOLENDEL	€39,774	119	175	0.68
ZEVENHUIZEN	€39,765	640	1.447	0.44
NIEL - OVEREINDE	€37,916	88	237	0.37
DENNENGAARDE-WIJK-KLEINE LAND- EIGENDOM-VERKAVEL. KERKFABR.	€37,517	1.105	1.735	0.64
NIEL - BOSBEEK	€36,220	94	67	1.41
NIEL-BIJ-AS-KERN	€34,785	803	1.125	0.71
AS UITBREIDING-OOST	€34,748	1.071	1.927	0.56
COCKERILL	€34,184	540	1.105	0.49
HEIDERVELD	€33,320	300	1.118	0.27
NIEL - VERSPREIDE BEWONING	€32,996	509	122	4.18
AS - VERSPREIDE BEWONINGLow	€31,481	97	10	10.16
AS-CENTRUMLow	€30,758	1.555	2.227	0.70
TERHEIDELow	€25,806	954	2.284	0.42

Source: Statbel, fiscal income by statistical sector (2023)

Neighboring municipalities

Hasselt

€344,500

52/100

Genk

€280,000

58/100

Beringen

€247,000

59/100

Sint-Truiden

€266,500

71/100

Maasmechelen

€245,000

55/100

Heusden-Zolder

€330,000

68/100

Compare, compare prices and scores across multiple municipalities.

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Frequently asked questions

The median house price in As is €255,000 in 2026. For apartments, it is €235,000. Data sourced from official Statbel statistics.

As offers investment opportunities depending on your profile. With 92 transactions in the last 12 months, the market shows active dynamics. Use our yield calculator to evaluate your project.

Use our free AI estimation tool to get an accurate indication of your property value in As. Our algorithm analyzes recent transactions, price trends and neighborhood characteristics based on Statbel data.

Start from the median prices published on this page, apply them to the living area, then correct for the condition of the property and its EPC rating. Have the resulting range confirmed by a professional after a visit.

No. Only an on-site valuation commits the person who signs it. An online estimate serves to frame a budget, prepare a negotiation or check that an asking price is consistent.

The EPC certificate, the invoices for the most recent works, the cadastral plan and the municipality's planning information. These documents explain the gaps between comparable properties.

Neighborhood scores for As are available on our site, with ratings for transport, schools, shops, green spaces and safety. Each neighborhood receives an overall score from 0 to 100 to help you choose the ideal location.

Check our 5-year price evolution chart for As for detailed trends based on Statbel data.

Registration duties in As are 3% of the purchase price. For a median house at €255,000, this amounts to approximately €5,100. Additionally, you pay notary fees (around 1%, including 21% VAT) and administrative costs. In Flanders, a reduced rate of 2% has applied since 2025 for the sole owner-occupied home.

As achieves a quality of life score of 42/100 (average). Transport scores 9/100. Green spaces score 77/100. Schools score 19/100. These scores are calculated from objective data on nearby amenities and infrastructure.

Based on a median house price of €255,000 and local rental market conditions, the gross rental yield in As is estimated at 3% to 5%. Net yield depends on taxes, maintenance and management costs. Use our yield calculator for a personalized estimate.

With a median house price of €255,000 in As and current mortgage rates, buying typically becomes more advantageous than renting after 7 to 10 years. Registration duties of 3% and notary fees increase the upfront cost, but long-term appreciation often offsets these expenses.

In Flanders, residents of As can benefit from the Mijn VerbouwPremie for energy renovations (insulation, heating, solar panels). The amount depends on your income and type of work. Also check with your municipality for additional local subsidies.

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Methodology

Property prices on Immolytics come from Statbel (notarial deeds, CC BY 4.0), published quarterly. Neighborhood scores are calculated from real OpenStreetMap points of interest (1-3 km radius). Climate data: Open-Meteo. Rail transport: iRail. Air quality: AQICN.

View Statbel data Data under CC BY 4.0 license