Buying in Brussels in 2026: prices, trends and municipalities to watch

Buying
Écrit par Celia Souralaysak

If you are buying a flat in Brussels in 2026, you are entering a calmer market than in previous years: prices are still rising, but slowly, the number of sales is levelling off and borrowing costs a little more. When it comes to making a decision, figures are a better guide than impressions. This article takes stock using Belgium's two benchmark sources: the notaries' barometer (Fednot), which is based on signed deeds, and Statbel, the Belgian statistical office, which draws on sales registered with the FPS Finance (SPF Finances).

One point before we begin: the notaries publish average prices, whereas Statbel publishes median prices (the price that splits sales into two equal halves). The median is less affected by a handful of very expensive sales. Both measures are useful, but they should not be compared directly.

Brussels prices in 2026: where do things stand?

According to the notaries' barometer for the third quarter of 2026, published on 13 October 2026, the average price of a flat in the Brussels-Capital Region stood at €301,666 over the first nine months of the year. That is 1.7% higher than the 2025 average (€296,681). Houses averaged €609,227, up 4.8% on 2025.

€301,666: the average price of a flat in Brussels from January to September 2026, up 1.7% on 2025 (notaries' barometer, Q3 2026).

Statbel's data point in the same direction. In the first half of 2026, the median price of a Brussels flat was €275,000 (up 3.8% year on year), compared with €550,000 for a semi-detached or terraced house (up 10%). Across 2025 as a whole, the median for flats was €270,000.

Brussels compared with the rest of the country

Brussels remains the most expensive region, particularly for houses. The national average price of a flat was €287,616 over the first nine months of 2026, against €301,666 in Brussels – a gap of around 5% for a flat. For a house, the gap exceeds 68% (an average of €360,613 in Belgium, against €609,227 in Brussels). That is why, in Brussels, a flat is often the first step onto the property ladder.

The five-year view

Over five years, the average price of a Brussels flat has risen from €270,777 in 2021 to €301,666 in 2026, an increase of roughly 11.4% according to the notaries' barometer. Over the same period, house prices rose by about 12%. The growth is real, but moderate. These figures are nominal: they do not take inflation into account.

Market trends in 2026

Sales volumes are levelling off

The year started well: in the first quarter of 2026, the number of residential sales in Brussels rose by 6.1% year on year (6.7% for flats). The pace then slowed. By the first half, growth had fallen to just 1.6%, and sales of flats had dipped by 1.3%. In the third quarter, activity was flat (-0.1% year on year), with a slight rise for flats (+1.2%). The notaries describe a market that is “cooling”.

Borrowing is slightly dearer and more selective

According to Febelfin, the number of mortgages granted in Belgium in the second quarter of 2026 fell by 8.6% year on year, and their total value by 5.2%. The average loan for a home purchase was €215,000. The financial press also notes that rates rose in 2026 and that more borrowers are opting for a variable rate. Rates move quickly and depend on each individual application: the only reliable reference is your bank's written offer.

As for your deposit, since 1 January 2020 the National Bank of Belgium (NBB) has applied prudential expectations to banks. In principle, a loan should not exceed 90% of the property's value for an owner-occupied home (with a wider tolerance margin for first-time buyers), or 80% for a buy-to-let investment. You therefore need a deposit that covers at least the purchase costs, and usually part of the price as well.

Flat buyers tend to be young

In the first quarter of 2026, the age group most represented among flat buyers in Brussels was 31–35 (20%), followed by 26–30 (16%). For houses, it was 36–40 (22%). Buyers under 26 remain rare: just 4% of flat buyers.

New-builds: a marginal share

Over the first nine months of 2025, new-build flats accounted for only 2% of flats sold in Brussels (compared with 5% in 2024). Their average price was €363,854. The bulk of the market is therefore in existing properties, where the condition of the building, its energy performance (EPB, or PEB in French) and any works required weigh heavily on the true price.

Prices municipality by municipality

The regional average masks significant differences. The table below shows average selling prices for flats in 2025 by municipality (commune), as published in the notaries' barometer (data reproduced by KBC Brussels). Municipal averages are sometimes based on a limited number of sales and can therefore vary considerably from one year to the next.

  • ⊞ Municipality | Average flat price (2025) | Difference from the regional average (€296,681)
  • Woluwe-Saint-Pierre | €410,156 | +38%
  • Ixelles | €378,355 | +28%
  • Uccle | €378,206 | +27%
  • Woluwe-Saint-Lambert | €342,002 | +15%
  • Watermael-Boitsfort | €339,925 | +15%
  • Saint-Gilles | €337,149 | +14%
  • Auderghem | €336,233 | +13%
  • Etterbeek | €319,371 | +8%
  • Forest | €294,366 | -1%
  • City of Brussels | €290,505 | -2%
  • Schaerbeek | €270,771 | -9%
  • Evere | €242,361 | -18%
  • Molenbeek-Saint-Jean | €225,983 | -24%
  • Jette | €221,390 | -25%
  • Anderlecht | €214,844 | -28%
  • Ganshoren | €214,556 | -28%

Between the most and least expensive municipalities, the difference exceeds €190,000 for an average flat. These averages do, however, mix very different properties (studios, three-bedroom flats, new-builds, properties needing renovation). A price per square metre, for properties in comparable condition, remains the most accurate indicator for detailed analysis.

Municipalities to watch: what the figures say

There is no such thing as a “good” municipality in absolute terms: it all depends on your budget, your lifestyle and your plans (whether you intend to live in the property or let it). Here are a few observations drawn from official data; they are not forecasts.

The south-east: Uccle, Woluwe-Saint-Lambert, Woluwe-Saint-Pierre

These municipalities top the rankings for flats, in both the notaries' and Statbel's figures. In the first quarter of 2025, Statbel recorded medians of €340,000 (Uccle and Woluwe-Saint-Lambert) and €382,500 (Woluwe-Saint-Pierre). Their appeal rests on enduring factors: green spaces, a good choice of schools and a residential setting. In these municipalities, a well-located flat will generally sell above the regional average. Even so, plenty of properties remain below the €600,000 ceiling, which matters for the abatement (abattement) on registration duties (droits d'enregistrement) – see below.

Forest: a middle-ground profile

Forest presents an interesting contrast. Its flats sell, on average, close to the regional level (€294,366 in 2025), while its houses are among the most expensive in the Region: Statbel recorded a median of €640,000 in 2025, the fifth highest in the Region. This gap is partly explained by the diversity of its neighbourhoods. For a first purchase, it is a municipality where a flat remains affordable at a price close to the Brussels average.

The centre and inner ring: Ixelles, Saint-Gilles, Etterbeek

Sought after for their central location, these municipalities command high prices for what are often smaller floor areas. They particularly appeal to buyers who want to live without a car, and to investors targeting young professionals as tenants.

The north-west: Jette, Ganshoren, Anderlecht, Berchem-Sainte-Agathe

These municipalities offer the most affordable flats in the Region, often more than 25% below the average. They allow you to buy more space for the same budget. The quality of the building and of the co-ownership (service charges, works already voted, reserve fund (fonds de réserve)) deserves the same scrutiny here as anywhere else.

Taxation: what applies in 2026

In Brussels, registration duties are 12.5%. When you buy your main residence, an abatement exempts the first €200,000, a saving of €25,000, provided the price does not exceed €600,000. The regional policy statement of 13 February 2026 plans to raise this ceiling to €800,000. This measure is not yet in force: it has been announced for the end of the parliamentary term (2029), subject to budgetary resources. As of October 2026, the €600,000 ceiling therefore still applies. We explain these rules and their conditions in detail in our article on registration duties in Brussels.

Our practical tips for buying in 2026

  • Think in terms of total budget, not the asking price: duties, notary's fees, loan costs and any works all come on top of the price.
  • Have your borrowing capacity confirmed by your bank before making an offer, since lending conditions tightened in 2026.
  • Compare like with like: for the same budget, a renovated flat with a good EPB rating and a flat in need of renovation do not have the same real cost.
  • Read the co-ownership documents (minutes of general meetings, service charge statements, reserve fund) before signing a preliminary sale agreement (compromis de vente).
  • Check your eligibility for the abatement with your notary: it could save you €25,000.

This article is for information only and reflects data published as at 21 October 2026. It does not constitute financial or legal advice. Your notary and your bank remain your points of contact for any decision.

Sources

Buying a renovated flat in Brussels

At Living Home Promotion, we acquire older buildings in Brussels and have them fully renovated by our partner Next Homes, before selling the flats. Our projects are located in several of the municipalities mentioned in this article: Woluwe-Saint-Lambert, Forest and Uccle. To see the properties available and the schedule for upcoming launches, browse our fully renovated flats in Brussels. Our team would also be pleased to welcome you at our offices, Chaussée de Forest 293, 1190 Forest.

Celia Souralaysak
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