How much has your house gained in value?

How the calculation works

For each year since you bought, we take the price of houses (or flats) in your municipality as published by Statbel, and make your purchase price follow the same movement, up to 2025, the last full year. The figure therefore tells you what your property would be worth if it had followed its municipality.

When a municipality has few sales

With few sales, the price of a year can jump or fall without the market moving: one expensive sale is enough. Statbel publishes no price below 16 sales. The series is therefore smoothed in two steps:

1. A year with no published price (fewer than 16 sales) gets a value on a straight line between the two published years around it. Before the first or after the last published year, it follows the change in prices across Belgium.
2. A published year based on fewer than 30 sales gets the average of its price and those of the years before and after, each weighted by its number of sales.

Example: in Andenne, the published price of flats goes from €120,000 in 2010 (23 sales) to €99,370 in 2011 (17 sales), then back up to €110,000 in 2012. Without smoothing, a flat bought in 2010 would have lost 17% in a year. Smoothed, the series moves by less than 1%.

The savings account

The dotted bronze line shows the same amount left in a savings account at 1% a year. It is an order of magnitude: the National Bank publishes an average rate on regulated savings deposits of about 1% at the end of 2024, and it stayed close to 0.1% from 2016 to 2022. Withholding tax is not deducted.

Sources: Statbel, median prices of houses and flats by municipality and by year since 2010; National Bank of Belgium for the savings account.