The market does not move evenly

What really drives the price in 2026

Three factors overshadow everything else: energy prices, interest rates and the scarcity of land in the core cities. Selling a property rated EPC E or worse means negotiating against a discount derived from estimated renovation costs — not from taste.

Energy as a price factor

The energy certificate is no longer paperwork but part of the price. For houses rated EPC D or worse we see deviations of 8 to 15 per cent against comparable properties at EPC B. For apartments the effect is smaller but measurable. For buyers this means renovation costs belong in the calculation before the price is negotiated. For sellers: an energy upgrade before sale often pays, but not always — we run the numbers.

Rates and affordability

Financing matters more than price. A rate 0.5 percentage points higher changes affordability more than a 20,000 euro discount. That is why we check financing alongside the valuation, not after it.

Land and densification

In Antwerp and Leuven land is scarce; densification and conversion are winning against greenfield new build. Anyone buying a plot with existing buildings should check planning status and demolition costs before dreaming of a new build.

What we conclude for you

• Sellers: settle the energy certificate and defect list before marketing, not during negotiation.
• Buyers: cost renovation at current contractor prices, not on 2019 assumptions.
• Investors: calculate yield after maintenance, not after gross rent.

The concrete figures for your property are not in a market report but in a comparison of the latest sales on your street. We produce that analysis for you — with sources you can check.