What price barometers teach us about living and investing in 2026

Two barometers, two truths

The Pricemeter works with advertising prices. That’s the price point that sellers and developers are aiming for today, and where buyers are tailoring their search. The pace is high. Asking prices respond quickly to sentiment, interest and scarcity. The notarial barometer starts from sold homes. It bases itself on the prices stated in the notarial deed. These are not asking prices, but final transaction prices. These figures come in a little later, but do show what buyers actually paid.

2025 was not a quiet year

The Pricemeter summarizes 2025 sharply. After stabilization since mid-2022 and meager growth figures in 2023 and 2024, things started moving again. On an annual basis, real estate prices rose by approximately 4 percent, according to Immoweb. At the same time, credit activity recovered. Between January and November 2025, 12.2 percent more mortgage loans were granted than in the same period in 2024. That is the signal that matters. Not only prices are rising again, buyers are moving again. The market has adapted to the new interest rate environment.

What interest and prices do to your purchasing space

The report translates affordability into one simple measure: how many square meters can a household still buy? Since the peak in January 2025, approximately 8 m² of purchasing power has been lost due to rising prices and higher interest rates. At the beginning of January 2026, the average purchasing capacity will be 108 m² at a national level, partly helped by a wage indexation of 2 percent in the same month. That sounds technical, but it is extremely concrete. When purchasing power shrinks, you almost always see the same shift in the market:


• Location carries more weight. Buyers want less risk of loss of value.
• Layout and efficiency become more important. Every meter must be correct.
• Energy performance and technical condition are given more priority. Renovation margin is smaller.
• The margin of error decreases. Budget and expectations are more tightly fixed.

What does this say about 2026

The expectation in the Pricemeter is clear and not dramatic. Interest rates are expected to remain at a higher level. The base scenario for 2026 assumes stability or a slight increase, not a decline. The basis for this is macro uncertainty, high long-term interest rates and budgetary pressure. The demand for real estate continues to exist. Despite the higher interest rates, Immoweb and Belfius expect prices to rise further, possibly by up to 3.5% in 2026. The driver is structural: a shortage of new homes and demand that remains supported by indexation and demographics. Another element that often remains under the radar, but is clearly mentioned in this report: the new construction tap is less open. The number of building permits for residential new construction fell by 15 percent between January and August 2025 compared to 2024, and by 31 percent compared to 2023. Less new supply means extra pressure on the existing supply. That affects the price.

What you take away from this as a buyer

There is movement again, but not in the comfortable way of the past. The interest is not going to save you. The negotiation becomes more important. And timing too. If prices continue to rise while interest rates remain high, whoever is clear about budget and preferences quickly wins.



In practical terms this often means: buy fewer square meters, but better choose where those meters are located less margin for renovation costs, so more attention to energy performance and technical condition more need for guidance that is honest about what is feasible



What you take away from this as an investor: The market remains resilient, even with higher interest rates. That’s good news, but it’s not a safe conduct. Your return is determined more by purchasing discipline and product choice than by general market growth. In an environment of structural scarcity, locations with strong demand fundamentals tend to work better. This is in line with what YOBO does: urban context, repurposing, small-scale projects with clear positioning. In Brussels this means being particularly focused on micro location and on the product itself. A good facade or name alone is not enough. The plan must be correct, the cost structure must be clear and the added value must remain visible, even when buyers feel less purchasing power. In Flanders the bar remains the same high, but the conversation is different. Buyers and investors want certainty about what they are getting for their budget. Anyone who is transparent about finishing, energy performance and living quality gains trust. That is exactly where a project can be stronger than the general market.

Regional differences between Brussels and Flanders

The Pricemeter shows increases in all regions. Flanders will grow slightly faster than Brussels in 2025, but Brussels remains the most expensive region per m².  

Flanders

• +4.1% in 2025
• Average €2,549 per m²
• A little more breathing space in affordability, so that the market can continue to run.

Brussels

• +3.1% in 2025
• Average €3,419 per m²
• A higher entry price puts pressure on affordability more quickly. Efficient plans and strong location become more decisive.
• Additional nuance: houses are rising faster than apartments, which points to scarcity in the broader segment.


The notarial barometer confirms this price regime at transaction level. In your screenshot, the average sales price for a house is around €576,763 in Brussels compared to €375,053 in Flanders. Brussels must prove the value per m² more quickly. In Flanders, the conversation often revolves around value for money and total cost.

Lock

Price barometers are not crystal balls. They are a sober check on what is happening and why. The direction for 2026 is clear: interest rates will remain higher, scarcity will continue to be felt and prices will therefore remain under upward pressure. In Brussels this means choosing even more carefully and explaining even better where the value lies. In Flanders it mainly means staying focused on total costs and future security. Anyone who takes these signals seriously does not buy and invest based on feelings, but on facts.