Buying a fully renovated property or one to renovate: a costed comparison

Should you buy an apartment that is ready to move into, or a cheaper property to renovate yourself? In Brussels the question is a pressing one: the housing stock is old, energy requirements are tightening and the regional renovation grants have disappeared. Here is a costed comparison of the two options, either of which may suit you depending on your profile.

The Brussels context in 2026

• Prices. According to the notaries' barometer, the average price of an apartment in Brussels was €301,666 over the first nine months of 2026, up 1.7%.
• An old housing stock. According to Brussels Environment (Bruxelles Environnement), around 28.5% of EPB certificates (certificats PEB) issued rate the home G, and only around 7.2% rate it A or B.
• Obligations ahead. By 1 January 2033 at the latest, every private home will have to consume no more than 275 kWh/m²/year, i.e. class E at most. The next target, 150 kWh/m²/year (class C), is set for no earlier than 31 December 2045.
• More expensive financing. Mortgage rates rose in 2026.

How much does a renovation cost in Brussels?

Orders of magnitude per m²

There is no official price scale. The ranges below, taken from industry platforms, give an order of magnitude, not a quote.

• ⊞ Level of renovation (apartment) | Typical scope | Indicative range (excl. VAT)
• Light | Painting, flooring, minor repairs | €250 to €500/m² (Belgian average)
• Full | Electrics, plumbing, kitchen, bathroom, floors, walls | €700 to €1,400/m² in Brussels
• Heavy | Structural works, reconfiguration, full insulation | €1,300 to €2,500/m² (Belgian average)

Source: Trustup, updated July 2026. According to the same source, Brussels prices are on average 10 to 20% higher than in Wallonia, owing in particular to logistical constraints (upper floors without a lift, parking).

For energy-related works, the ImmoPass audits published by Immoweb (32 houses) give, per m² of living space, around €162 for the roof, €155 for windows and €112 for walls. These figures apply to houses: in an apartment, the building envelope is largely shared.

For an 80 m² apartment, a full renovation in Brussels represents an indicative budget of €56,000 to €112,000 excluding VAT, i.e. €700 to €1,400/m², before fees and contingencies.

The costs people often forget

• Architect's fees, which are compulsory whenever the works require a planning permit (permis d'urbanisme). They are subject to 21% VAT, even where the works qualify for the reduced rate.
• EPB services: an EPB adviser for renovations requiring a permit, and a new certificate after the works.
• The cost of time: while the works are under way, you are repaying your loan and often still paying rent.
• Contingencies. In an older building, opening up walls and floors regularly reveals surprises: non-compliant electrical installations, damp, or asbestos that needs checking before work starts. We recommend building a reserve into the budget and not committing your entire borrowing capacity from the outset.

Tax: VAT and registration duties

6% VAT on renovation works

Renovation works on a private home may qualify for the reduced rate of 6% instead of 21%, subject to several conditions:

• the home was first occupied no later than during the 10^th calendar year preceding the first invoice;
• it is used mainly as a private dwelling after the works;
• the works are invoiced directly by a professional. Materials bought by the private individual remain taxed at 21%.

Two recent changes are worth noting. Since the end of July 2025, the supply and installation of gas or oil boilers has been taxed at 21%, even in an older home. Since 1 January 2026, the 6% rate for heat pumps has been extended for five years, regardless of the age of the home.

On a budget of €80,000 excluding VAT, the difference between 6% and 21% VAT amounts to €12,000. This is a real advantage of renovating, provided the conditions are met.

Registration duties in Brussels

Registration duties (droits d'enregistrement) of 12.5% are charged on the purchase price, not on any works carried out afterwards. Buying for less in order to renovate therefore reduces the taxable base. For a first main residence whose price does not exceed €600,000, the abatement (abattement) exempts the first €200,000.

The Region also provides an additional abatement of €25,000 per EPB class gained, with a minimum of two classes, when the buyer carries out an energy renovation within five years. The deadline for registering your domicile at the property then increases from three to five years. This scheme applies only if the main abatement is granted.

For a renovated property bought from a developer, the tax regime depends on the transaction: depending on the nature and extent of the works, the sale may be subject to registration duties or to VAT. Ask your notary to check this for each project.

Support: what remains in 2026

• Renolution grants: abolished. Applications have been suspended since 16 August 2024, and works invoiced from 2025 onwards are no longer eligible. In February 2026, the Brussels government confirmed that it would not reinstate these grants in their previous form. In October 2026 the official renolution.brussels website stated that there was "no government decision regarding possible new forms of financial support".
• Zero-interest loan and new social grant: in preparation. The social climate plan adopted in July 2026 provides for a new social renovation grant and a zero-interest loan for low-income households. According to Le Soir, it still had to be approved by the European Commission, which has six months to rule on it.
• Ecoreno loan (Fonds du Logement and Brussels Environment): available again since 1 January 2026, at a rate of 2.5% or 3.5% depending on income, as either a mortgage or a consumer loan.
• Municipal support and advice: some municipalities offer their own grants. Homegrade provides free advice to private individuals on their renovation choices.

Timescales: time has a cost

A renovated property is available from the date of the notarial deed (acte authentique), or from the scheduled handover date if works are still in progress. A property to renovate involves several successive stages: studies and an architect, possibly a planning permit, finding contractors and comparing quotes, then the works themselves. For works requiring a permit, the Brussels procedure currently includes a completeness check of the application that can take up to 45 days, before the decision period proper begins. The "Urban Shift" draft ordinance, tabled in July 2026, aims to cut this first period to 20 days and the municipalities' decision period from 75 to 45 days for the simplest applications. It is still only a proposal.

Between purchase and moving in, you should therefore allow several months, and longer if a permit or the co-owners' approval is required.

Simulation: an 80 m² apartment in Brussels

The purchase prices below are working assumptions intended to illustrate the method. They are not market prices for any given neighbourhood. We assume a first main residence that meets the conditions for the abatement, with registration duties of 12.5% above €200,000.

• ⊞ Item | Property to renovate (low range) | Property to renovate (high range) | Fully renovated property
• Purchase price (assumption) | €240,000 | €240,000 | €300,000
• Registration duties after abatement | €5,000 | €5,000 | €12,500
• Works (€700 or €1,400/m² excl. VAT) | €56,000 | €112,000 | —
• 6% VAT on works | €3,360 | €6,720 | —
• Subtotal | €304,360 | €363,720 | €312,500
• To be added | Notary's and mortgage deed fees, architect's fees (21% VAT), contingencies, rent or double housing costs during the works | Notary's and mortgage deed fees

Several lessons emerge from this simulation:

• The property to renovate is only cheaper if the works stay under control. At the low end of the range, the difference is around €8,000, before fees, contingencies and the cost of time. At the high end, the renovated option becomes markedly more economical.
• The additional abatement can improve the calculation. In our example, if the works gain at least two EPB classes, it could reduce the €5,000 in duties to zero, provided the conditions are met.
• The calculation is highly sensitive to the purchase price. A 20% discount on a renovated property, as in our assumption, is not guaranteed. Immoweb data show that in Brussels the average price gap between a B-rated and a G-rated apartment is around €30,000. That figure reflects energy performance alone, not the property's general condition.

The risks, option by option

Buying a property to renovate

• Budget overruns: discoveries during the works, rising material prices, changes of plan.
• Delays: contractor availability, coordination between trades, administrative lead times.
• Financing: the bank finances the purchase price and may finance the works, on the basis of quotes. Cost overruns, however, generally remain your responsibility.
• Co-ownership: works affecting the common parts or the exterior appearance require the approval of the general meeting.

Buying a fully renovated property

• Quality of the works: this is not always visible. Ask for the detailed specification, the certificates (electrical compliance, EPB) and the names of the firms involved.
• Guarantees: since 1 July 2018, architects and contractors must insure their ten-year liability (responsabilité décennale) for residential works that require an architect and for which the permit was issued after that date. The developer is not covered by this obligation. Check, therefore, who is involved and which insurance policies cover the project.
• Price: the price includes the seller's margin. It rewards the risk and coordination they take on, but it should remain consistent with prices observed in the neighbourhood.
• Buying before completion: if you buy while works are under way, your notary will check which legal protections apply, in particular the Breyne Act (loi Breyne), and under what payment schedule.

Conclusion: two strategies, two profiles

Neither option is better in absolute terms.

• A property to renovate suits a buyer who has a financial cushion, time and good professionals, and who wants to personalise their home. The 6% VAT rate and the additional abatement work in its favour; the end of grants and rising rates work against it.
• A fully renovated property suits a buyer who values a budget known in advance, a definite date for moving in or letting, and straightforward financing. The price is higher, but there is less uncertainty.

Either way, compare total costs and have the works costed before you commit.

This article is provided for information only and does not constitute personalised financial, tax or legal advice. The cost ranges are indicative and tax and regional rules change. For your own situation, consult your notary, an architect, your bank or Homegrade.

Sources

• Notaire.be, property barometer for the 3^rd quarter of 2026, 13 October 2026: notaire.be
• Brussels Environment, "Performance du bâti": environnement.brussels
• Brussels Environment, "Objectifs PEB pour chaque logement et exigences PEB en cas de travaux": environnement.brussels
• Trustup, "Prix rénovation appartement au m² en Belgique (2026)", July 2026: blog.trustup.be
• Immoweb, "Coût de rénovation au m² : la réalité" (ImmoPass audits), updated 27 January 2026: blog.immoweb.be
• Test-Achats, "Quel taux de TVA s'applique aux travaux en Belgique ?", 2026: test-achats.be
• OECCBB, "TVA et transition énergétique : la période charnière entre 6 % et 21 %": blog.oeccbb.be
• be.brussels, abatement and additional abatement: be.brussels
• Renolution.brussels, official grants portal: renolution.brussels
• Le Soir (IBSA press review), Renolution and the social climate plan, 13 July 2026: ibsa.brussels
• Expertissimmo, "Rénover à Bruxelles en 2026 : quelles aides depuis la fin des primes Renolution ?": blog.expertissimmo.eu
• BX1, "Les crédits Ecoreno reprennent auprès du Fonds du Logement", January 2026: bx1.be
• be.brussels, press release "Urban Shift : accélérer les permis", 15 July 2026: be.brussels
• Union des Villes et Communes de Wallonie, compulsory ten-year liability insurance: uvcw.be
• La DH / Immoweb, impact of EPB ratings on prices, 21 May 2026: dhnet.be

Our approach

Living Home Promotion has chosen the second route for its buyers: we buy older buildings in Brussels and have them fully renovated by our partner Next Homes, before selling the apartments. Our current projects are in Woluwe-Saint-Lambert (handover scheduled for the end of November 2026), Forest and Uccle. To compare with a property to renovate on the basis of concrete figures, see our property projects.