Belgium’s most expensive places to live in Q1 2026: Sint-Martens-Latem and Knokke-Heist remain on top
Inflation of residential real estate prices eases as the market finds balance
Belgium’s residential property market entered 2026 with a clear moderation in real estate prices’ inflation, accompanied by a slight correction in overall price levels. The annual inflation rate of residential real estate prices eased substantially to 2.0% in Q1 2026, down from 3.5% in the previous quarter, while the average inflation rate of real estate prices over the last four quarters edged down to 3.0%. At the same time, the Housing Price Index (HPI) declined by 0.8% quarter-on-quarter, falling from 101.54 points in Q4 2025 to 100.74 points in Q1 2026 (2025 = 100).
These figures suggest a more balanced residential market compared with the stronger price growth observed throughout 2025. While Belgian housing prices remain elevated by historical standards, the combination of lower real estate prices’ inflation and a modest decline in the HPI points to a gradual cooling of market conditions, resulting in slower price growth and selective price corrections during the opening months of 2026.
New-build correction drives real estate prices’ inflation slowdown
The moderation in Belgium’s residential real estate price inflation was mainly driven by the new-build segment. Annual real estate price inflation for new homes dropped from 2.5% in Q4 2025 to -3.1% in Q1 2026, while price growth for existing dwellings remained stable at 3.8%. Although existing homes account for nearly three-quarters of residential transactions, the correction in new-build prices was the primary driver behind the decline in overall residential real estate price inflation.
At the regional level, inflation for existing homes was highest in Wallonia (4.6%), followed by Flanders (3.7%) and Brussels (2.4%). In an international context, Belgium maintained its intermediate position among neighboring markets. Based on the latest available Eurostat comparison (Q4 2025), Belgian residential price inflation stood at 3.5%, below the Netherlands (6.2%) but above Germany (3.0%) and France (1.0%).
Apartments lead price growth amid regional disparities
Pricing performance diverged across property types during the opening months of 2026. Apartments recorded the strongest year-on-year growth, with median prices increasing by 3.2% to approximately €257,000, followed by detached houses, which rose by 2.5% and surpassed the €400,000 threshold. In contrast, closed and semi-detached houses registered a 1.7% decline in median sale prices, settling at around €285,000.
Regional price disparities remained pronounced. Wallonia continued to offer the most affordable housing market, with median sale prices of €335,000 for detached houses and €195,000 for apartments. At the other end of the spectrum, Brussels remained the most expensive region, where detached houses reached a median price of €1.49 million and apartments reached €275,000. Flanders maintained its intermediate position, with median prices of €450,000 for detached houses and €265,000 for apartments. Overall, regional differences remain most evident in the detached housing segment, while apartment prices show a more limited variation across the three regions.
Premium house markets remain concentrated around Brussels and affluent suburbs
At the municipal level, substantial price disparities continue to characterize the Belgian housing market, reflecting strong local demand drivers and varying levels of residential exclusivity. In Q1 2026, Sint-Martens-Latem retained its position as Belgium's most expensive municipality for houses, with a median transaction price of €986,353, followed by Lasne (€805,000), Knokke-Heist (€775,000) and Ixelles (€775,000). Their strong positioning reflects a combination of affluent demographics, high-quality housing stock, attractive living environments and limited supply.
The ranking further highlights the dominance of the Brussels Capital Region in the upper segment of the residential market. Five of the ten most expensive municipalities are located in Brussels—Ixelles, Uccle, Etterbeek, Woluwe-Saint-Pierre and Woluwe-Saint-Lambert—underlining the sustained appeal of well-established urban neighbourhoods among both domestic and international buyers. Flanders accounted for four municipalities within the top ten, namely Sint-Martens-Latem, Knokke-Heist, Schilde and Kraainem, while Lasne was the sole Walloon representative. This distribution confirms that premium housing markets remain highly concentrated around Brussels and affluent suburban locations, where accessibility, quality of life and limited development opportunities continue to support elevated residential values.
Highest house prices in Belgium (Q1 2026)
| Ranking | Locality | Median price (all homes) | Number of transactions |
|---|---|---|---|
| 1 | Sint-Martens-Latem | €986,353 | 32 |
| 2 | Lasne | €805,000 | 46 |
| 3 | Knokke-Heist | €775,000 | 55 |
| 4 | Ixelles | €775,000 | 26 |
| 5 | Uccle | €770,000 | 84 |
| 6 | Etterbeek | €766,000 | 17 |
| 7 | Woluwe-Saint-Pierre | €750,000 | 54 |
| 8 | Schilde | €693,628 | 78 |
| 9 | Woluwe-Saint-Lambert | €675,000 | 33 |
| 10 | Kraainem | €637,750 | 22 |
Source: Statbel
Knokke-Heist remains Belgium’s most expensive apartment market
Apartment values remain highly differentiated across Belgian municipalities, with premium demand continuing to concentrate in a limited number of municipalities. In Q1 2026, Knokke-Heist further strengthened its position as the country's most expensive apartment market, recording a median transaction price of €611,250. At a considerable distance, Woluwe-Saint-Pierre (€410,000) and Waterloo (€400,000) completed the top three, while other high-value apartment markets included Woluwe-Saint-Lambert, Ixelles and Uccle, all located in the Brussels Capital Region.
The ranking highlights the continued dominance of Flanders, which accounts for five of the ten most expensive municipalities for apartments, including Knokke-Heist, Merelbeke-Melle, Leuven, Brasschaat and Dilbeek. The Brussels Capital Region follows with four municipalities in the top ten, while Waterloo remains the sole Walloon representative. The strong presence of Flemish and Brussels municipalities underlines the sustained attractiveness of well-connected residential locations, where limited supply and strong purchasing power continue to support apartment values. Furthermore, compared with the national median apartment price of €257,000, premium municipalities continue to command a significant price premium, demonstrating the highly localized nature of Belgium's residential market.
Highest apartment prices in Belgium (Q1 2026)
| Ranking | Locality | Median price (apartments) | Number of transactions |
|---|---|---|---|
| 1 | Knokke-Heist | €611.250 | 255 |
| 2 | Sint-Pieters-Woluwe | €410.000 | 72 |
| 3 | Waterloo | €400.000 | 28 |
| 4 | Sint-Lambrechts-Woluwe | €350.000 | 157 |
| 5 | Elsene | €346.250 | 227 |
| 6 | Ukkel | €330.000 | 212 |
| 7 | Merelbeke-Melle | €328.750 | 20 |
| 8 | Leuven | €322.250 | 228 |
| 9 | Brasschaat | €320.000 | 65 |
| 10 | Dilbeek | €320.000 | 36 |
Source: Statbel
