Updated 6 November 2026. Figures from the notaries’ barometer (13 October), Febelfin (27 October) and the ECB (29 October 2026).
At the end of 2026, the Belgian property market remains favourable to well-prepared buyers. Sales are slowing slightly (−2.2% in the third quarter), which gives buyers more time to choose and more room to negotiate. Prices are still rising, but more slowly than inflation: +3% for a house, against 4.69% inflation at the end of September. On the lending side, the third quarter of 2026 ranks among the three best third quarters of the decade, and mortgage applications are rising again. Finally, the ECB left its rates unchanged on 29 October. Here is what these figures mean for your project. Buying in the north of the country? See also our guide to buying in Flanders.
Sources: notaire.be (Q3 2026 barometer), Febelfin (27 October 2026), ECB (29 October 2026). Situation on 6 November 2026.
Key points
- Home sales are down slightly (−2.2%): buyers have more choice and more time.
- Prices are still rising (+3% for a house, +2% for an apartment), but more slowly than inflation.
- Banks keep lending: about 48,300 mortgages in the third quarter, for €9.6 billion.
- The ECB did not change its rates on 29 October 2026: its deposit rate remains at 2.50%.
- In Flanders, a sale agreement signed by 31 December 2026 in principle keeps the 2% registration duty rate.
Is the Belgian property market slowing down at the end of 2026?
Slightly. According to the notaries’ barometer, the number of homes sold in the third quarter of 2026 fell by 2.2% compared with a year earlier. The decline mainly affects houses (−2.8%). Apartment sales are almost stable (−0.4%).
| Region | Sales (Q3, year on year) | Average house price (9 months of 2026) | Price change |
|---|---|---|---|
| Brussels | −0.1% | €609,227 | +4.8% |
| Flanders | −1.1% | €398,182 | +3.5% |
| Wallonia | −5.1% | €270,239 | +0.6% |
| Belgium | −2.2% | €360,613 | +3.0% |
Source: Federation of Notaries, property barometer for Q3 2026 (13 October 2026). Price change compared with the 2025 average.
For a buyer, a calmer market has advantages. There is less competition for each property, more time to visit and compare, and often more room to negotiate the price. This is especially true in Wallonia, where sales fell by 5.1%.
The notaries cite higher interest rates among the causes of this slowdown. They also note that the announced increase in Flemish registration duties could have an effect in the north of the country in the coming weeks.
Are property prices falling in Belgium?
No, not on average. Over the first nine months of 2026, a house cost €360,613 on average, 3% more than in 2025. An apartment cost €287,616 on average (+2%).
However, these increases remain below inflation, which reached 4.69% at the end of September 2026. In other words, once inflation is taken into account, prices are falling slightly. As salaries are indexed in Belgium, this gap can work in buyers’ favour.
Average house price over the first nine months of 2026
Source: Federation of Notaries (notaire.be). Averages, all types of houses.
Some provinces even show a slight fall in the average house price: −2.2% in the province of Luxembourg and −0.3% in Hainaut. By contrast, Walloon Brabant is up 4.2%.
Are banks still granting mortgages?
Yes. In the third quarter of 2026, about 48,300 mortgages were granted in Belgium, for a total of €9.6 billion, excluding refinancing. That is less than in 2025, an exceptional year boosted by the lower registration duties in Wallonia. According to Febelfin, however, this quarter still ranks among the three best third quarters of the decade.
- +17.5% in the amount lent compared with the third quarter of 2024.
- +1% in mortgage applications year on year, and +4.3% in amount: a “positive sign”, according to Febelfin.
- About €221,700: the average loan for buying a home.
- 77.8% of borrowers choose a fixed rate or an initial fixed period of at least 10 years.
Source: Febelfin, press release of 27 October 2026.
Banks remain cautious: they grant a loan based on your income, your own contribution and your outgoings. No approval is guaranteed. However, a complete, well-presented file gives you the best chances of approval. See the documents to gather (in French).
What mortgage rates at the end of 2026?
The ECB raised its deposit rate by 0.25 percentage points in September: it has stood at 2.50% since 16 September 2026. On 29 October, it left it unchanged. It decides meeting by meeting, without committing to a path.
For a mortgage, the rate depends mainly on how long it stays fixed. In August 2026, according to the National Bank of Belgium, it ranged on average from 3.53% for a rate fixed for more than 10 years to 4.69% for a rate fixed for one year or less. In other words, the security of a long fixed rate was not more expensive. According to Febelfin, rates kept rising in the third quarter, and they vary from one bank to another and from one profile to another.
Why comparing several banks matters even more
When rates are higher, every tenth of a point counts more. Indicative example for a €250,000 loan over 25 years:
| Rate | Monthly payment | Interest over 25 years |
|---|---|---|
| 3.50% | ≈ €1,252 | ≈ €125,500 |
| 3.80% | ≈ €1,292 | ≈ €137,600 |
| Difference | ≈ €40 a month | ≈ €12,200 |
Indicative calculation: fixed monthly payments, annual rate divided by 12, excluding insurance and arrangement fees.
At Hypoprime, a mortgage broker in Brussels, we compare offers from 7 banks and negotiate your rate. Find out more about our mortgage for your home.
Registration duties: what changes at the end of 2026?
In Flanders, the rate for an owner-occupied sole home is due to rise from 2% to 3% on 1 January 2027. The increase has been announced, but the decree still has to be voted. According to the Flemish tax administration, a sale agreement signed by 31 December 2026 in principle keeps the 2% rate. On a €350,000 house, the difference is €3,500.
In Wallonia, the 3% rate remains in place. In Brussels, the €200,000 allowance still applies to properties up to €600,000. All the details are in our article on registration duties 2027.
Do not buy in a rush
A one-off tax advantage does not replace the right property at the right price. Have your sale agreement checked by your notary and include a condition precedent for obtaining the loan. Read our advice on the sale agreement (in French).
Buy now or wait?
Nobody can predict how rates or prices will move. The figures for the end of 2026 do show, however, that waiting also has a cost: prices keep rising, by 3% on average for a house. The right time is above all when your project is ready.
First, cost your full budget: price, registration duties, notary fees and any works. The loan can finance up to 100% of the purchase price depending on your profile, but registration duties and notary fees remain payable by you.
Next, check your borrowing capacity: it depends on your income, your outgoings and your own contribution. Our mortgage simulator gives you a first estimate.
Then compare offers from several banks: the rate difference weighs on the whole term of the loan.
Finally, include a condition precedent for obtaining the loan in the sale agreement: it protects you if the financing is refused.
Frequently asked questions about the Belgian property market at the end of 2026
Prices and market
Will property prices fall in Belgium?
Nothing points to that in the short term. Over the first nine months of 2026, the average house price rose by 3% and the average apartment price by 2%. These increases remain below inflation (4.69% at the end of September), and a few provinces are slightly down, such as Luxembourg (−2.2%).
How much does a house cost in Belgium at the end of 2026?
On average €360,613 over the first nine months of 2026, according to the notaries: €609,227 in Brussels, €398,182 in Flanders and €270,239 in Wallonia.
Is the Belgian property market slowing down?
Slightly. Home sales fell by 2.2% in the third quarter of 2026: −5.1% in Wallonia, −1.1% in Flanders and −0.1% in Brussels. For a buyer, that means more choice and more room to negotiate.
Should you sign before 31 December in Flanders?
A sale agreement signed by 31 December 2026 in principle keeps the 2% registration duty rate, even if the deed follows in 2027. Do not sign in a rush, though: the choice of property and your budget matter more.
Loans and rates
Can you still get a mortgage with rising rates?
Banks keep lending: about 48,300 mortgages in the third quarter of 2026. Each application is assessed on your income, your own contribution and your outgoings. No approval is guaranteed, but a complete file gives the best chances of approval.
What is the average mortgage rate in Belgium?
According to the National Bank of Belgium, in August 2026: 3.53% on average for a rate fixed for more than 10 years and 4.69% for a rate fixed for one year or less. Your rate depends on the bank, the term, the share financed and your profile.
Fixed or variable rate: what do Belgians choose?
In the third quarter of 2026, 77.8% of borrowers chose a fixed rate or an initial fixed period of at least 10 years. Compare both options in our article fixed or variable rate in 2026 (in French).
How much do people borrow on average to buy a home?
About €221,700 in the third quarter of 2026, according to Febelfin. For a new build, the average reaches about €266,600.
Will the ECB raise its rates again?
On 29 October 2026, it left them unchanged, with a deposit rate of 2.50%. It decides meeting by meeting, depending on inflation, and announces no path.
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Further reading
Article written by Hypoprime, mortgage broker registered with the FSMA (no. 1019541561), in Brussels. Information only: tax and banking rules change and depend on each file. This text is neither legal or tax advice nor a loan offer. Warning: borrowing money also costs money.
