Real Estate

House prices - first quarter 2024

Housing
House prices - first quarter 2024

Statbel, the Belgian statistical office, publishes today the house prices in Belgium for the first quarter of 2024.

The main results are the following:

  • The Belgian median price for an attached or semi-detached house amounted to 259,500 euros. A buyer had to pay 372,000 euros for a detached house.
  • The Walloon Region is the cheapest with a median price of 178,000 euros for an attached or semi-detached house and 300,000 euros for a detached house.
  • It is followed by the Flemish Region. Attached and semi-detached houses cost there 299,000 euros, and detached houses cost 415,000 euros.
  • The Brussels-Capital Region is the most expensive region for all types of dwellings. Attached and semi-detached houses cost there 499,000 euros. The price for a detached house amounted to 1,100,000 euros.
  • Flemish Brabant and Walloon Brabant are the most expensive provinces. The cheapest Flemish province is West Flanders, the cheapest Walloon province is Hainaut.
  • Knokke-Heist is the most expensive municipality for houses. The cheapest houses can be found in Colfontaine.
  • Knokke-Heist is also the most expensive municipality for apartments. The cheapest apartments can be found in Charleroi.

All the results in this press release are based on the deeds of sale registered at the General Administration of the Patrimonial Documentation of the FPS Finances.

Belgium

The median price for an attached or semi-detached house amounted to 259,500 euros in the first quarter of 2024. A buyer had to pay 372,000 euros for a detached house. Apartments cost 240,125 euros.

BELGIUM 2022 2023 2024 % evolution % evolution
(q1) (q1) (q1) 2023 (q1) / 2022 (q1) 2024 (q1) / 2023 (q1)
Houses with 2 or 3 outside walls (attached + semi-detached houses) 255,000 260,000 259,500 +2% --0.2%
Houses with 4 outside walls or more (detached houses) 360,000 369,000 372,000 +2.5% +0.8%
Apartments 225,000 235,000 240,125 +4.4% +2.2%
Median price (euro)

Compared to the first quarter of 2023, the median price of attached or semi-detached houses decreased by 0.2%. Detached houses registered a price increase of 0.8%. Prices for apartments increased by 2.2%.

(the chart shows the median prices of the first quarter for each year)

The regions

Clear regional differences can be noted: 

  • The Walloon Region is the cheapest. In the first quarter of 2024, attached and semi-detached houses with a median price of 178,000 euros experienced a price increase of 1.7% compared to the same period last year. The median price for detached houses increased to 300,000 euros, or an increase of 5.3%. Apartments became 2.8% less expensive and cost 175,000 euros:
WALLOON REGION 2022 2023 2024 % evolution % evolution
(q1) (q1) (q1) 2023 (q1) / 2022 (q1) 2024 (q1) / 2023 (q1)
Houses with 2 or 3 outside walls (attached + semi-detached houses) 169,000 175,000 178,000 +3.6% +1.7%
Houses with 4 outside walls or more (detached houses) 285,000 285,000 300,000 0.0% +5.3%
Apartments 170,000 180,000 175,000 +5.9% --2.8%
Median price (euro)
  • It is followed by the Flemish Region. With 299,000 euros, attached and semi-detached houses remained at approximately the same level as the previous year, just like detached houses (415,000 euros). Apartments cost 249,000 euros. They became 2% more expensive:
FLEMISH REGION 2022 2023 2024 % evolution % evolution
(q1) (q1) (q1) 2023 (q1) / 2022 (q1) 2024 (q1) / 2023 (q1)
Houses with 2 or 3 outside walls (attached + semi-detached houses) 280,000 299,250 299,000 +6.9% --0.1%
Houses with 4 outside walls or more (detached houses) 395,000 415,000 415,000 +5.1% 0.0%
Apartments 230,000 244,072 249,000 +6.1% +2%
Median price (euro)
  • The Brussels-Capital Region is the most expensive region for all types of dwellings. Attached and semi-detached houses cost 499,000 euros, i.e. a decrease of 0.2%. Detached houses cost 1,100,000 euros and became 30.2% more expensive than in the same period last year. Apartments became 2.4% more expensive and cost 260,000 euros:
BRUSSELS-CAPITAL REGION 2022 2023 2024 % evolution % evolution
(q1) (q1) (q1) 2023 (q1) / 2022 (q1) 2024 (q1) / 2023 (q1)
Houses with 2 or 3 outside walls (attached + semi-detached houses) 495,000 500,000 499,000 +1% --0.2%
Houses with 4 outside walls or more (detached houses) 1,225,000 845,000 1,100,000 -31.0% +30.2%
Apartments 249,000 254,000 260,000 +2% +2.4%
Median price (euro)

The provinces

In the Flemish Region, in the first quarter of 2024, houses were the most expensive in the province of Flemish Brabant: an attached or semi-detached house there cost 355,000 euros. For a detached house the median price was 469,000 euros. This province was also the most expensive for apartments: 269,000 euros.

West Flanders was the cheapest province. The median price for an attached or semi-detached house there amounted to 250,000 euros. Apartments there cost 225,000 euros. The cheapest detached houses could be found in Limburg, with a median price of 325,000 euros.

In the Walloon Region, the province of Walloon Brabant was the most expensive for all categories: attached and semi-detached houses there cost 305,000 euros, the median price for detached houses was 440,000 euros and apartments reached a level of 230,000 euros.

Hainaut was the cheapest for attached or semi-detached houses (155,000 euros) and apartments (152,500 euros). The cheapest detached houses were found in the province of Luxembourg (255,000 euros).

The municipalities

Houses

The tables below show a ranking of the most and least expensive municipalities per region based on all attached, semi-detached and detached houses.

The most expensive Flemish municipality for houses was Knokke-Heist with a median price of 799,000 euros. The cheapest houses in this region could be found in Menen with a median price of 177,500 euros.

The most expensive Walloon houses were located in Lasne (535,000 euros) and the cheapest houses could be found in Colfontaine (80,000 euros).

In the Brussels-Capital Region, the municipality of Woluwé-Saint-Lambert had the highest median price with 655,500 euros. The lowest median price for houses in this region was in the municipality of Anderlecht (325,000 euros).

Houses - most and least expensive municipalities in the Flemish Region:

Most expensive municipalities Median price Least expensive municipalities Median price
1 KNOKKE-HEIST (38) 799,000 1 MENEN (102) 177,500
2 KRAAINEM (31) 722,500 2 WERVIK (44) 195,000
  SINT-MARTENS-LATEM (26) 722,500 3 LENDELEDE (18) 215,000
4 WEZEMBEEK-OPPEM (23) 697,500 4 RONSE (62) 216,250
5 SINT-GENESIUS-RODE (56) 564,500 5 MOORSLEDE (16) 227,500
6 KAMPENHOUT (23) 526,000 6 POPERINGE (42) 235,000
7 SCHILDE (58) 515,000   BILZEN (35) 235,000
8 TERVUREN (48) 502,500   AVELGEM (22) 235,000
9 KEERBERGEN (28) 492,000 9 GERAARDSBERGEN (103) 237,000
10 ZOERSEL (45) 485,000 10 LEOPOLDSBURG (21) 237,500
The figure in brackets represents the number of transactions.

Houses - most and least expensive municipalities in the Walloon Region:

Most expensive municipalities Median price Least expensive municipalities Median price
1 LASNE (30) 535,000 1 COLFONTAINE (52) 80,000
2 WATERLOO (54) 477,500 2 ERQUELINNES (25) 100,000
3 CHAUMONT-GISTOUX (19) 475,000 3 FARCIENNES (20) 124,000
4 RIXENSART (46) 411,500 4 QUAREGNON (46) 125,000
5 GREZ-DOICEAU (24) 379,500 5 FRAMERIES (58) 135,000
6 BRAINE-LE-CHÂTEAU (18) 370,000 6 BOUSSU (44) 144,500
7 GENAPPE (29) 365,500 7 CHARLEROI (455) 145,000
8 OTTIGNIES-LOUVAIN-LA-NEUVE (33) 360,000   DOUR (56) 145,000
9 BRAINE-L’ALLEUD (84) 345,000 9 FONTAINE-L'EVEQUE (37) 147,500
  COURT-SAINT-ÉTIENNE (19) 345,000 10 COMINES-WARNETON (36) 150,000
        BERNISSART (28) 150,000
The figure in brackets represents the number of transactions.

Apartments

The tables below show a ranking of the most and least expensive municipalities per region for the apartments.

The most expensive Flemish municipality for apartments was Knokke-Heist with a median price of 575,000 euros. The cheapest apartments in this region could be found in Diepenbeek with a median price of 158,500 euros.

The most expensive Walloon apartments are located in Braine-L'Alleud (280,000 euros) and the cheapest could be found in Charleroi (102,500 euros).

In the Brussels-Capital Region, Woluwé-Saint-Pierre was the municipality with the highest median price for an apartment, i.e. 373,364 euros. The lowest median price was for the municipality of Anderlecht (190,000 euros).

Apartments - most and least expensive municipalities in the Flemish Region:

Most expensive municipalities Median price Least expensive municipalities Median price
1 KNOKKE-HEIST (127) 575,000 1 DIEPENBEEK (22) 158,500
2 ZAVENTEM (33) 300,000 2 ROESELARE (31) 170,000
3 EDEGEM (41) 297,750 3 TIENEN (35) 181,750
4 LEUVEN (141) 290,000 4 RONSE (16) 194,750
  OUDENAARDE (27) 290,000 5 OSTEND (208) 198,500
6 GENT (299) 289,960   HARELBEKE (18) 198,500
7 WAREGEM (24) 276,000 7 MIDDELKERKE (113) 200,000
8 HALLE (38) 275,000   BOOM (19) 200,000
  BEVEREN (26) 275,000 9 BREDENE (32) 207,000
10 TEMSE (21) 269,500 10 DE PANNE (49) 208,000
The figure in brackets represents the number of transactions.

Apartments - most and least expensive municipalities in the Walloon Region:

Most expensive municipalities Median price Least expensive municipalities Median price
1 BRAINE-L’ALLEUD (17) 280,000 1 CHARLEROI (101) 102,500
2 ARLON (21) 250,000 2 LA LOUVIERE (27) 135,000
3 OTTIGNIES-LOUVAIN-LA-NEUVE (39) 245,000 3 SERAING (23) 139,000
4 WAVRE (41) 225,000 4 LIÈGE (118) 155,000
5 TUBIZE (24) 195,000 5 MONS (53) 160,000
6 NIVELLES (35) 190,000 6 HUY (16) 167,250
7 TOURNAI (26) 172,500 7 VERVIERS (22) 170,000
8 NAMUR (98) 172,000 8 NAMUR (98) 172,000
9 VERVIERS (22) 170,000 9 TOURNAI (26) 172,500
10 HUY (16) 167,250 10 NIVELLES (35) 190,000
The figure in brackets represents the number of transactions.

Apartments - most and least expensive municipalities in the Brussels-Capital Region:

Most expensive municipalities Median price Least expensive municipalities Median price
1 WOLUWE-SAINT-PIERRE (62) 373,364 1 ANDERLECHT (146) 190,000
2 IXELLES (187) 340,000 2 BERCHEM-SAINTE-AGATHE (42) 200,000
3 WOLUWE-SAINT-LAMBERT (123) 330,000 3 GANSHOREN (53) 205,000
4 UCCLE (192) 322,500 4 KOEKELBERG (33) 207,000
5 SAINT-GILLES (63) 290,000 5 MOLENBEEK-SAINT-JEAN (170) 215,000
  AUDERGHEM (40) 290,000 6 JETTE (102) 220,000
7 ETTERBEEK (84) 288,500 7 SAINT-JOSSE-TEN-NOODE (49) 230,000
8 BRUSSELS (261) 285,000 8 EVERE (74) 245,000
9 FOREST (140) 284,500 9 SCHAERBEEK (176) 251,000
10 WATERMAEL-BOITSFORT (28) 257,500 10 WATERMAEL-BOITSFORT (28) 257,500
The figure in brackets represents the number of transactions.

Annexes

Overview regions + provinces

Median price

Median (euro) 2022
(q1)
2023
(q1)
2024
(q1)
Evolution %
2023(q1) / 2022(q1)
Evolution %
2024(q1) / 2023(q1)
BELGIUM Houses with 2 or 3 outside walls (attached + semi-detached houses) 255,000 260,000 259,500 +2.0% -0.2%
Houses with 4 outside walls or more (detached houses) 360,000 369,000 372,000 +2.5% +0.8%
Apartments 225,000 235,000 240,125 +4.4% +2.2%
FLEMISH REGION Houses with 2 or 3 outside walls (attached + semi-detached houses) 280,000 299,250 299,000 +6.9% -0.1%
Houses with 4 outside walls or more (detached houses) 395,000 415,000 415,000 +5.1% 0.0%
Apartments 230,000 244,072 249,000 +6.1% +2.0%
WALLOON REGION Houses with 2 or 3 outside walls (attached + semi-detached houses) 169,000 175,000 178,000 +3.6% +1.7%
Houses with 4 outside walls or more (detached houses) 285,000 285,000 300,000 0.0% +5.3%
Apartments 170,000 180,000 175,000 +5.9% -2.8%
BRUSSELS-CAPITAL REGION Houses with 2 or 3 outside walls (attached + semi-detached houses) 495,000 500,000 499,000 +1.0% -0.2%
Houses with 4 outside walls or more (detached houses) 1,225,000 845,000 1,100,000 -31.0% +30.2%
Apartments 249,000 254,000 260,000 +2.0% +2.4%
PROVINCE OF ANTWERP Houses with 2 or 3 outside walls (attached + semi-detached houses) 310,000 330,000 340,000 +6.5% +3.0%
Houses with 4 outside walls or more (detached houses) 420,000 430,000 462,750 +2.4% +7.6%
Apartments 230,000 241,000 250,000 +4.8% +3.7%
PROVINCE OF FLEMISH BRABANT Houses with 2 or 3 outside walls (attached + semi-detached houses) 330,500 350,000 355,000 +5.9% +1.4%
Houses with 4 outside walls or more (detached houses) 440,500 465,000 469,000 +5.6% +0.9%
Apartments 251,000 274,000 269,000 +9.2% -1.8%
PROVINCE OF WALLOON BRABANT Houses with 2 or 3 outside walls (attached + semi-detached houses) 306,000 320,000 305,000 +4.6% -4.7%
Houses with 4 outside walls or more (detached houses) 465,000 475,000 440,000 +2.2% -7.4%
Apartments 240,000 255,500 230,000 +6.5% -10.0%
PROVINCE OF WEST FLANDERS Houses with 2 or 3 outside walls (attached + semi-detached houses) 245,000 265,000 250,000 +8.2% -5.7%
Houses with 4 outside walls or more (detached houses) 392,000 407,500 410,000 +4.0% +0.6%
Apartments 220,000 230,000 225,000 +4.5% -2.2%
PROVINCE OF EAST FLANDERS Houses with 2 or 3 outside walls (attached + semi-detached houses) 276,000 285,000 290,000 +3.3% +1.8%
Houses with 4 outside walls or more (detached houses) 420,000 430,000 428,000 +2.4% -0.5%
Apartments 235,000 254,500 255,000 +8.3% +0.2%
PROVINCE OF HAINAUT Houses with 2 or 3 outside walls (attached + semi-detached houses) 150,000 155,000 155,000 +3.3% 0.0%
Houses with 4 outside walls or more (detached houses) 263,250 270,000 270,000 +2.6% 0.0%
Apartments 140,000 155,000 152,500 +10.7% -1.6%
PROVINCE OF LIÈGE Houses with 2 or 3 outside walls (attached + semi-detached houses) 172,000 180,000 183,885 +4.7% +2.2%
Houses with 4 outside walls or more (detached houses) 290,000 285,000 295,000 -1.7% +3.5%
Apartments 169,000 169,000 171,000 0.0% +1.2%
PROVINCE OF LIMBURG Houses with 2 or 3 outside walls (attached + semi-detached houses) 230,000 245,000 255,000 +6.5% +4.1%
Houses with 4 outside walls or more (detached houses) 300,000 330,000 325,000 +10.0% -1.5%
Apartments 215,000 225,000 235,000 +4.7% +4.4%
PROVINCE OF LUXEMBOURG Houses with 2 or 3 outside walls (attached + semi-detached houses) 186,000 195,000 195,000 +4.8% 0.0%
Houses with 4 outside walls or more (detached houses) 260,000 258,000 255,000 -0.8% -1.2%
Apartments 185,000 209,000 200,000 +13.0% -4.3%
PROVINCE OF NAMUR Houses with 2 or 3 outside walls (attached + semi-detached houses) 185,000 190,000 212,000 +2.7% +11.6%
Houses with 4 outside walls or more (detached houses) 245,000 250,000 305,000 +2.0% +22.0%
Apartments 165,000 185,000 179,500 +12.1% -3.0%
Overview by Buildingtype
Content
Map
Content

General overview

The statistic on house prices is based on the deeds of sale registered by the FPS Finances, and more specifically the General Administration of the Patrimonial Documentation (GAPD), better known as the land registry. Until 2004, the necessary data were transmitted to Statbel on paper. From 2005 onwards, the data were transmitted in digital format, based on the registration system CADNET/LOCO. From 2016 onwards, the STIPAD system replaced the CADNET/LOCO system within the GAPD. This document describes the methodology used to calculate house prices.

Direct sales versus public sales

In the case of a direct sale of real estate, the buyer and the seller agree on a selling price.

In the case of a public sale, the property is sold according to the highest bid system. The sale is usually conducted under the direction of a notary in a public space (e.g. a café) and is announced in a local newspaper, for example.

Real estate prices as calculated by Statbel are based on both direct sales and public sales.

Preliminary sales agreement versus deed of sale

In the case of a direct sale of real estate, a preliminary sales agreement is first signed between the seller and the buyer. The signature of the notarial deed of sale takes place with a notary within 4 months of the signature of the preliminary sales agreement.

All preliminary sales agreements do not result in an actual sale. It is possible that the buyer does not find the necessary funding after the signature of the preliminary sales agreement because the bank refused the mortgage credit, for example.

Real estate prices as calculated by Statbel are based on the notarial deeds, i.e. on effective sales, and not on preliminary sales agreements.

Sales price

In addition to the agreed sales price, the buyer still has to pay additional costs, such as registration fees (or VAT in the case of a new building) and the notary's fees for drawing up the deed. If you take out a mortgage loan, the mortgage registration fees and any bank processing fees are added. For the calculation of real estate prices, we only take the agreed sales prices into account, excluding additional fees.

Type of property

Residential real estate

The data set of the land registry, to which Statbel had access from 2005 to 2017 for the calculation of real estate prices, included the following categories of properties:

  • regular houses
  • villas
  • apartments

These categories are based on the nature mentioned on the cadastral plan. This nature is determined once the new building is completed. This nature is not always updated if the purpose of the building changes.

The breakdown into ‘regular house’ versus ‘villa’ is based on the (subjective) judgement of the evaluator of the land registry.

In the rest of the document, real estate prices calculated according to the breakdown above are mentioned as real estate prices according to the ‘former methodology’. From 2017 onwards, a more comprehensive data set, including a detailed description of the property, was made available to Statbel. It provides two additional variables: the nature according to the deed of sale and the construction code.

This additional information makes it possible to further optimise the methodology:

  • In order to determine the type of building, we no longer use the nature mentioned in the cadastral plan, but the nature mentioned in the deed of sale. This nature is more up to date because it is identified (by the notary) at the time of each sale.
  • Houses are now objectively broken down according to the number of facades. The former method made the distinction between regular houses and villas, but this qualification is subjective. In the modified methodology, we now distinguish attached and semi-detached houses (2 or 3 facades) and detached houses (4 facades or more).

In the rest of the document, real estate prices calculated based on the nature in the deed of sale are mentioned as real estate prices according to the ‘new methodology’.

Building plots

The additional variables do not make it possible to calculate reference prices for building plots. The reason is that a large part of actual building plots was assigned to a residential category, in which we can find anything: agricultural lands, industrial lands, building plots, etc. This concerns more than 50 % of all building plots.

Other types of properties

In the same way, for non-residential properties (agriculture, commercial, etc.), the database of the land registry does not allow to calculate results. Properties in this category are very often sold in lots, with other plots with different purposes for a total price, so that it is not possible to calculate a price per individual property and therefore the median prices per category.

New buildings

In the former methodology, all transactions that were in the summary data set of the land registry were included in the calculation. It also included part of the new constructions.

Thanks to the more detailed data set available to Statbel since 2016 and after a joint analysis with the land registry, it appeared that not all actual new constructions were included in the data set and that the data on new constructions that were included were not always accurate. The land registry’s database does not allow to build up a correct picture of the total sales of new constructions. For this reason, the new optimised methodology only takes into account the secondary real estate market (resale) and all transactions relating to new constructions are eliminated.

Cleansing of data sets

The data sets provided by the land registry are cleaned in two ways.

On the one hand, all transactions that do not belong to the statistical universe are eliminated. These transactions are not taken into account in the calculation of the reference price or of the number of transactions. This concerns for example transfers due to inheritances. In the optimised methodology, new constructions are also eliminated.

In the same way, transactions for which essential data are unknown - e.g. the date of sale or the type of property - are also eliminated.

On the other hand, filters are used to identify missing data. In this case, the missing data make it possible to include transactions in the calculation of the number of transactions, but they are not taken into account in the calculation of the reference price. This concerns for example transactions for which only the price is missing. Transactions relating to the sale of several properties in one lot for an overall price are also included in this category.

Results

In the former methodology, the results calculated include average prices, median prices, percentile prices, the number of transactions, total prices and total surface areas.

In the new optimised methodology, the results calculated include median prices, percentile prices and the number of transactions.

The results are grouped per year, per semester or quarter, per type of dwelling and per location (municipalities, districts, provinces, regions and country).

Reference price: average price versus median price

For statistical breakdowns characterised by observations with extreme values (e.g. the sales price of real estate), it should be taken into account that the average, as the central measuring tool, is strongly influenced by these extreme values: an extreme value will steer the average towards it to a large extent.

The median price is a more appropriate measuring tool. This is the price against which 50% of transactions are cheaper and 50% more expensive. The influence of these extreme values on this measuring tool is minimal or non-existent: the median does not change, or hardly changes, if an extreme value is added to or removed from the calculation (unlike the average). So, the median price is a more stable measuring tool than the average price.

In Statbel's publications, the median price is used as reference price.

Percentile price

Percentile prices are additional measuring tools that, with the median price, give a better picture of the statistical breakdown of prices. The 25th percentile (also called the first quartile: Q25) is the price against which 25 % of transactions are as expensive or cheaper, while 75 % of transactions are as expensive or more expensive.

The 75th percentile (also called the third quartile: Q75) is the price against which 75 % of transactions are as expensive or cheaper, while 25 % of transactions are as expensive or more expensive.

Median and percentile prices are published only for 16 transactions with valid prices per aggregate, in order to achieve a certain degree of representativeness and to guarantee the confidentiality of individual data. The land registry’s database sometimes contains transactions with no valid price. These transactions are included in the total number of transactions, but not in the price calculation. If, for an aggregate, there is one or more transactions whose price is not valid, the number of transactions for which prices are shown will be greater than the limit of 16 transactions referred to above, in accordance with the number of transactions whose price is not valid.

Total price

Given the relatively high number of transactions for which the price is missing (especially since STIPAD), we no longer publish the total price in the new optimised methodology.

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