Understanding the rise in Belgian housing prices: What it means for homeowners

The real estate market has always been dynamic, but recent years have seen a particularly notable shift. In Belgium, housing prices have seen a significant surge. If you’re a homeowner, this means that your property’s current value is likely higher than when you initially purchased it. But how much has it really increased? Understanding this change is crucial for several reasons. Let’s delve deeper.

Belgian houses
Alex Muromtsev

The Numbers Speak

According to Statbel, the Belgian statistical office, the median price for individual houses has jumped from 255,000 € to 360,000 € over the past decade. Similarly, apartment prices have risen from 165,000 € to 230,000 € during the same period. This suggests that your perception of your property’s value might be outdated!

European Mandate

Knowing your property’s value isn’t just about bragging rights; it has tangible implications. As of January 1, 2022, banks base their mortgage loans on the property’s value rather than the sale price. This change, initiated by the European Banking Authority (EBA), aims to shield both buyers and banks from excessive loans. Such loans, if unchecked, could jeopardize the stability of the banking system. However, it’s worth noting that banks can assess a property’s value based on its description and the prices of similar properties in the vicinity.

Optimizing Sales

A correct valuation is pivotal when you’re looking to sell. If your listing price is too low, your property might sell quickly, but you’ll lose out on its true value. Conversely, an inflated price might deter potential buyers, leaving your property unsold for an extended period. Neither scenario is ideal. Engaging a real estate agent can help strike the right balance. A seasoned agent understands local property values and the price range buyers are comfortable with. It’s advisable to consult multiple agents and compare their price recommendations. For a quick online estimate, homeowners can use tools like immovlan.be/fr/estimer, which offers a free, no-obligation approximate valuation.

Not Selling? Here’s Why Valuation Still Matters

Even if you have no immediate plans to buy or sell, understanding your property’s value can be beneficial. For instance, you can adjust your home insurance to reflect your property’s actual value. Additionally, for tax purposes, a valuation is essential during property donations or transfers, such as in the case of usufruct.

Another scenario is leveraging your property as collateral for a loan. Under specific conditions, you can reclaim the repaid portion of your mortgage from the bank, perhaps to fund home renovations. For larger loan amounts, a property valuation might be necessary.

Determining Your Property’s Value

Several free options can help gauge your property’s value: a parcel survey conducted by your bank or insurer, a free online tool, or a real estate agent’s assessment. For a more precise valuation, independent experts are available in the market. It’s essential to compare their fees and understand the insights they’ll provide. Remember, while these estimates provide a ballpark figure, they often carry a degree of subjectivity.


The Belgian real estate market’s recent dynamics underscore the importance of staying informed. As housing prices continue to evolve, homeowners should periodically reassess their property’s value. Whether you’re planning to sell, seeking a loan, or simply updating your insurance, a clear understanding of your property’s worth ensures you make informed decisions, safeguarding your financial future.