A record number of properties worth millions changed hands in 2025

Bart Van Delm
3 June 2026

Never before have so many houses and apartments priced at 1 million euros or more been sold as last year. This is evident from our analysis of figures from the FPS Economy. “The number of properties worth over a million euros that changed hands has, for the first time, surpassed a historic milestone with 2,079 transactions,” says Bart Van Delm, Managing Director of Hillewaere Vastgoed and Christie’s International Real Estate Belgium. With 27.3 per cent more transactions above 1 million euros compared to 2024, the luxury segment is also performing better than the general Belgian residential property market, which recorded a 20.6 per cent increase in transactions last year.

Last year was a truly record-breaking year for the Belgian residential property market. Never before have so many houses and apartments changed hands, according to figures from Statbel (2010–2025). In 2025, 156,497 properties welcomed new occupants, comprising 102,816 houses and 53,681 apartments – the highest figure ever recorded. Compared to 2024, the number of transactions rose by 20.6 per cent. However, the absolute top segment – comprising homes with a price tag of over 1 million euros – performed proportionally even better than the entire Belgian residential property market, as revealed by our in-depth analysis of figures from the FPS Economy. With 1,651 houses and 428 apartments sold, the luxury market has surpassed the historic milestone of more than 2,000 transactions for the first time. Compared to 2024, no fewer than 27.3 per cent more million-euro properties changed hands in our country. The median price of million-euro houses fell slightly by 1.15 per cent to €1,275,000, whilst for flats it remained virtually unchanged (-0.1 per cent) at €1,398,347.

	Homes + 1 M	Flats + 1 M	Total + 1 M
2020	855	279	1.134
2021	1.247	446	1.693
2022	1.525	402	1.927
2023	1.262	411	1.673
2024	1.276	357	1.633
2025	1.651	428	2.079

“2025 was a truly exceptional year for the luxury property market, largely thanks to a very sharp rise in the number of million-euro homes sold. The apartment market also enjoyed a good year following a weaker 2024. Around three-quarters of properties priced at over a million euros are purchased in Flanders, around 15 per cent in the Brussels-Capital Region and 10 per cent in Wallonia. Records have been broken in many regions and cities regarding the number of transactions worth 1 million euros or more. At the same time, we do note that luxury buyers have also become more critical due to the geopolitical situation, higher interest rates and rising living costs, and that correct pricing is crucial for a smooth sale. Properties with an overly ambitious asking price, significant energy efficiency issues or a less exceptional location remain on the market for much longer.” – Bart Van Delm, Managing Director of Hillewaere Vastgoed and Christie’s International Real Estate Belgium

	Total + 1 M Flanders	Total + 1 M Brussels Region	Total + 1 M Wallonia
2024	1.213	282	138
2025	1.546	311	222

Compared with 2024, Wallonia saw the highest percentage increase in transactions worth over €1 million (+60.9 per cent), but in absolute terms the region still lags behind the Brussels region, which recorded a 10.2 per cent rise in transactions. In Flanders, the luxury market enjoyed its best year ever, thanks to a 27.5 per cent increase in the number of properties sold for over a million euros compared with the previous year.

Antwerp is the fastest-growing of the Flemish provinces

Looking more closely at the provincial level, the province of Antwerp in Flanders recorded the largest increase in percentage terms (+44.6 per cent). In absolute terms, West Flanders continues to record the highest number of transactions, but Antwerp is closing the gap significantly. The second-strongest riser is East Flanders, which has overtaken Flemish Brabant, whilst the province of Limburg brings up the rear.

	2024	2024	2024	2025	2025	2025	% difference
	Houses	Apartments	Total	Houses	Apartments	Total
West Flanders	245	190	435	273	232	505	+ 16,1%
Antwerp	254	53	307	388	56	444	+ 44,6%
East Flanders	201	21	222	270	32	302	+ 36%
Flemish Brabant	187	12	199	229	10	239	+ 20,1%
Limburg	43	7	50	42	14	56	+ 12%
Flanders	930	283	1.213	1.202	344	1.546	+ 27,5%

“In the provinces of Antwerp, East Flanders and Flemish Brabant, properties priced at over a million euros were the main drivers of growth, with Antwerp and East Flanders setting new records with more than 400 and more than 300 such properties sold respectively. Part of the increase is due to general price rises in the residential market, meaning that more and more properties are crossing the €1 million threshold. The market for homes with such a price tag is also larger than that for flats. These are villas, country houses, period properties and spacious family homes in prime locations, purchased with a long-term perspective. They must meet specific quality standards, fulfil personal needs and offer privacy. The sale of million-euro flats, on the other hand, is much more dependent on location, as is evident from the figures showing that the coastal province of West Flanders accounts for more than two-thirds of the million-euro flats that changed hands in Flanders.” – Bart Van Delm

Knokke remains the epicentre of multi-million-euro properties

The West Flemish seaside resort of Knokke-Heist, with a total area of 61.72 km², remains, as in previous years, the place where the most properties worth millions change hands. In 2025, this involved 101 houses and 189 apartments, representing an increase in the total number of transactions of around 11.5 per cent compared with 2024. Compared with the national figures, this means that almost 1 in 7 of all million-euro properties sold in 2025 were located within the municipal boundaries of Knokke-Heist. In the market for million-euro flats, Knokke-Heist accounted for almost 44 per cent of all sales in 2025.

“Knokke remains in a league of its own in our country. More properties worth millions are sold here than in the whole of Wallonia, and almost as many as in the entire Brussels-Capital Region. Unlike elsewhere in the country, growth here is driven primarily by the sale of flats. It is striking, however, that despite the rising number of transactions, the median prices of both houses and flats fell in 2025 compared to 2024, by 3.9 per cent for flats to €1,485,000 and by around 7.3 per cent for houses to €1,900,000. This proves that buyers in Knokke-Heist, too, are allowing themselves to be put under less pressure and are negotiating more fiercely.” – Bart Van Delm

The provincial capital, Bruges, ranks second with 50 transactions exceeding €1 million. Driven by a number of upmarket residential areas and unique properties in the historic centre, as well as the coastal strip of Zeebrugge – which, not coincidentally, borders Knokke-Heist – a total of 43 houses and 7 apartments were sold in the luxury segment.

New records for the Antwerp trio

Both in Antwerp City itself and in Brasschaat and Schilde, properties worth millions found new owners much more easily than in 2024. In the city, 129 transactions were completed last year, comprising 86 houses and 43 apartments, representing a rise in the total number of transactions of no less than 45 per cent and a new record for the number of properties worth over a million euros. The neighbouring municipalities of Brasschaat and Schilde saw even higher increases, again thanks mainly to a strong housing market. In Brasschaat, a total of 52 properties worth over a million euros – 46 houses and 6 apartments – changed hands, compared to 34 sales a year earlier, representing an increase of almost 53 per cent and a new record. The same applies to Schilde, where 47 properties worth over a million euros, including 1 flat, were sold in 2025. A year earlier, there were only 31, meaning that transactions in Schilde rose by 51.6 per cent compared to 2024.

“The sale of properties worth millions does not stop at the municipal boundaries, as significantly more houses and flats priced at over 1 million euros have also been sold in Kapellen and Schoten. In Schoten, the total number rose from 18 in 2024 to 27 last year, and in Kapellen from 16 to 25 transactions. South of Antwerp, Hove and Edegem stand out, each having seen 11 properties worth over a million euros sold within their boundaries last year. In the past, this usually amounted to just a handful of properties in this price bracket per year.” – Bart Van Delm

Ghent = Sint-Martens-Latem x 2

Sint-Martens-Latem may well have the highest median house price in 2025 – taking into account all transactions, including those below €1 million – but when it comes to the sale of properties worth over €1 million, the provincial capital, Ghent, takes the crown. In 2025, a total of 90 properties worth over a million euros – comprising 73 houses and 17 apartments – were sold in East Flanders’ largest city. A year earlier, the figure stood at ‘just’ 68, comprising 54 houses and 13 apartments. Consequently, the number of transactions involving properties worth over a million euros rose by a third in Ghent in 2025. In Latem, growth was lower, with around 15.4 per cent more sales, amounting to 45 million-euro homes. In 2024, 36 houses and 3 apartments were sold for 1 million euros or more.

“However, median prices for properties costing over a million euros are still higher in Sint-Martens-Latem than in Ghent. With a median price of 1,590,000 euros in this luxury category, Latem is second only to Knokke-Heist at national level. There, the median price for a property costing over a million euros stands at 1,900,000 euros. In Ghent, the median price for homes in this segment is €1,249,000.” – Bart Van Delm

Only Hasselt reaches double figures

In the easternmost province of Flanders, just as in 2024, only one municipality recorded double-digit figures: Hasselt. Exactly 18 million-euro properties – 10 houses and 8 apartments – changed hands in 2025. The second city in Limburg is Genk, where the number of exclusive properties changing hands doubled to 8 (6 houses and 2 apartments) compared with 2024, when only 3 houses and 1 apartment were sold for 1 million euros or more.

Cross-border opportunities

Anyone who takes a closer look at the figures for Flemish Brabant cannot help but notice that a distinct ‘million-strong triangle’ has now emerged, centred on three key areas in Brussels, Walloon Brabant and Flemish Brabant.

“Across all provincial and regional boundaries, three distinct hubs with properties worth millions are emerging: Tervuren in Flanders, Uccle-Ixelles in the heart of Brussels, and Lasne in Walloon Brabant. Each of these has an impact on pricing in the surrounding areas, creating a genuine convergence. The municipalities influenced by these prime locations, which are themselves recording an increasing number of million-euro transactions, are now truly converging. This results in a single area in and around the south-east of Brussels where properties are increasingly being sold for more than one million euros.” – Jean-Marc Delcroix, Managing Partner, Christie’s International Real Estate Brussels

Tervuren beats Leuven, the capital of the province of Flemish Brabant

If one looks purely at the figures for Flemish Brabant, it is immediately apparent that the municipalities of the Green Belt to the south-east of Brussels – from Sint-Genesius-Rode via Hoeilaart, Tervuren and Wezembeek-Oppem to Kraainem – are, alongside Leuven, the areas in Flemish Brabant where the most homes priced at over a million euros were sold in 2025. Tervuren is experiencing a real boom, with 31 million-euro homes sold in 2025 compared to 19 transactions a year earlier. Leuven is bucking the trend seen in the other provincial capitals and remained at 28 million-euro properties sold in 2025, comprising 22 houses and 6 apartments. In 2024, Leuven recorded 30 transactions, comprising 25 houses and 5 apartments. Third in the Flemish Brabant ranking is Kraainem, where 24 transactions took place, a significant increase compared to 15 sales in the luxury segment a year earlier. Sint-Genesius-Rode falls just outside the top 3 for 2025 with 22 transactions, matching the figure for 2024.

The Brussels municipalities with over a million inhabitants remain Uccle, Ixelles and Woluwe-Saint-Pierre

With 99 properties worth over a million euros sold – comprising 84 houses and 15 apartments – Uccle stands head and shoulders above the other Brussels municipalities for 2025. The number of houses sold for over a million euros rose by 19 transactions compared to 2024, whilst the number of flats remained exactly the same. The capital’s number two remains Ixelles with 52 transactions (31 houses and 21 apartments), though this represents a decline compared to 2024, when 55 million-euro properties were sold. Woluwe-Saint-Pierre retains its podium position with 46 sales in 2025, a slight decrease compared to 2024 (48 sales).

“The Brussels market for multi-million-euro properties remains very stable, with the same top four consistently leading the way in terms of the number of transactions. It is striking, however, that by 2025 Ixelles will overtake Uccle in terms of median house prices. The median price there was €1,400,000, compared to €1,330,000 in Uccle. In the latter municipality, median house prices were still above €1.5 million in 2022 and 2023, which is in line with the general observation that buyers in the luxury segment are more discerning and negotiate more than they did during the Covid years. In the apartment market, we see exactly the same thing happening in Ixelles; there too, median prices were around 1.5 million euros in 2022, whereas today the figure for a luxury apartment is 1.2 million.” – Jean-Marc Delcroix

Top 5 Brussels Capital Region – 2025

Rank	Municipality	Houses	Apartments	Total
1	Uccle	84	15	99
2	Elsene	31	21	52
3	Saint-Pieters-Woluwe	38	8	46
4	Brussels	11	18	29
5	Oudergem	14	1	15

Top 5 Brussels Capital Region – 2024

Rank	Municipality	Houses	Apartments	Total
1	Uccle	65	15	80
2	Elsene	36	19	55
3	Saint-Pieters-Woluwe	42	6	48
4	Brussels	9	13	22
5	Saint-Lambrechts-Woluwe	12	2	14
5	Watermaal-Bosvoorde	12	2	14

Liège and Hainaut are recovering, whilst Walloon Brabant breaks a record

Following a sharp dip in 2024, sales of multi-million-euro properties in the provinces of Liège and Hainaut recovered in 2025. With 33 sales in Liège and 32 in Hainaut respectively, both provinces have returned to the levels seen in 2023. Walloon Brabant, on the other hand, did not experience a real dip in 2024 and, moreover, smashed all records in 2025. In Walloon Brabant, no fewer than 131 million-euro houses and 3 million-euro flats changed hands. A year earlier, the total number of transactions in the luxury segment stood at 87, and the previous record year of 2022, with 99 transactions, has also been comfortably surpassed.

	2024	2024	2024	2025	2025	2025	% difference
	Houses	Apartments	Total	Houses	Apartments	Total
Walloon Brabant	81	6	87	131	3	134	+ 54,02%
Hainaut	17	1	18	30	2	32	+ 77,78%
Liège	13	3	16	28	5	33	+ 106,25%
Luxembourg	8	0	8	11	2	13	+ 62,50%
Namen	9	0	9	10	0	10	+ 11,11%
Wallonia	128	10	138	210	12	222	+ 60,87%

“The reduction in registration fees from 12.5 per cent to 3 per cent in the Walloon Region has not only boosted overall house and apartment sales, but has also given the luxury segment an extra boost. Now that the difference between Flemish and Walloon registration fees is barely 1 per cent, the green municipalities on the Walloon side of the language border and south of Brussels have also become more attractive to buyers from Brussels or Flanders who would previously have bought only in Flanders.” – Jean-Marc Delcroix

Lasne as a vibrant community

As is customary, Lasne recorded the highest number of million-euro properties sold in the whole of Wallonia, with 44 transactions in 2025, comprising 43 houses and 1 apartment. This represents a doubling compared to 2024 and 2023, when 22 million-euro properties changed hands in Lasne in each year. The neighbouring municipalities of Waterloo and Eigenbrakel also saw a significant increase last year. In Waterloo, there were 28 properties worth over a million euros, and in Eigenbrakel there were 21. Both municipalities recorded nine fewer transactions in 2024.

“The prices of luxurious, energy-efficient, high-quality homes in Lasne are driving up prices in the surrounding municipalities. This is the case in Waterloo and Eigenbrakel, but further afield in Kasteelbrakel, Rixensart, Waver and Graven, we are increasingly seeing properties changing hands for over 1 million euros. Lasne acts, as it were, as a ripple effect, but the region is also influenced by top municipalities in Flemish Brabant such as Saint-Genesius-Rode and the Brussels municipality of Uccle. In fact, there are three main hubs: Uccle-Ixelles, Saint-Pieters-Woluwe-Tervuren and Lasne, which have pulled the surrounding municipalities up with them over the years, resulting in one large zone of million-euro transactions around the south-eastern regional borders. Elsewhere in Wallonia, million-euro transactions remain limited to Liège, Arlon and Tournai, with the latter being the most notable riser.” – Jean-Marc Delcroix

Rank	Municipality	Houses 2025	Apartments 2025	Total 2025
1	Lasne	43	1	44
2	Waterloo	26	2	28
3	Eigenbrakel	21	0	21
4	Liège	4	5	9
5	Tournai	8	0	8
6	Arlon	5	1	6
6	Rixensart	6	0	6
8	Graven	5	0	5
8	Kasteelbrakel	5	0	5
10	Waver	4	0	4

What does 2026 hold?

2025 turned out to be a record year, but what does 2026 have in store? At the end of February, a new geopolitical shock occurred with the Israeli-American airstrikes on Iran, and partly as a result of this, mortgage interest rates have risen further between January and now.

“Despite this additional pressure, our own figures show that it did not directly translate into a slowdown in the luxury property market. In the first quarter of 2026, Hillewaere Vastgoed and Christie’s International Real Estate Belgium actually recorded 50% more transactions in this segment than in the same period last year. Of course, we are not even halfway through the year yet, but if you look at the international markets, in many cases they have already recovered from this latest setback. We expect that, as was the case last year, buyers in the luxury segment will continue to have an appetite for well-priced, high-quality properties in prime locations.” – Bart Van Delm

In addition, last year was characterised not only by record numbers of transactions in the very top municipalities, but also by a genuine broadening of the range of towns and municipalities where at least 10 properties worth over a million euros changed hands. That group grew from 31 municipalities to 44.

“These newcomers are local authorities influenced by neighbouring local authorities, but the records set in 2025 are also the result of general rises in house prices. For example, new municipalities are increasingly being added to the data because one or more properties are being sold for just over 1 million euros. This trend is expected to continue in 2026, particularly in Flanders, but also in the other regions.” – Bart Van Delm