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A record number of properties worth millions changed hands in 2025

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A record number of properties worth millions changed hands in 2025

03 06 2026

Never before have so many houses and flats priced at 1 million euros or more been sold as last year. This is evident from our analysis of the figures from the FPS Economy. “The number of properties worth at least one 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 with 2024, the luxury segment is also outperforming the general Belgian residential property market, which recorded a 20.6 per cent increase in transactions last year.

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

  Houses + 1 M Apartments + 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 high-end market, mainly thanks to a very sharp rise in the number of million-euro homes sold. Flats also enjoyed a good year following a weaker 2024. Around three-quarters of properties costing over a million 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 in terms of the number of transactions worth 1 million or more. At the same time, we do note that luxury buyers have also become more discerning 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 euros (+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 property market enjoyed its best year ever, thanks to a 27.5 per cent increase in the number of properties worth over 1 million euros sold 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 percentage increase (+44.6 per cent). In absolute terms, West Flanders continues to record the highest number of transactions, but Antwerp is significantly narrowing the gap. The second-strongest performer 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 were the main drivers, 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 euro threshold. The market for properties 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 in mind. They must meet specific quality standards, fulfil personal needs and offer privacy. Sales of million-euro flats, on the other hand, are 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 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 million-euro properties change hands. In 2025, this involved 101 houses and 189 flats, 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 million-euro properties 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, the growth here stems mainly from 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 with 2024, by 3.9 per cent for flats to 1,485,000 euros and by around 7.3 per cent for houses to 1,900,000 euros. This proves that buyers in Knokke-Heist, too, are allowing themselves to be put under less pressure and are negotiating more rigorously.” – Bart Van Delm

The provincial capital, Bruges, ranks second with 50 transactions exceeding 1 million euros. Driven both by a number of villa estates 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 flats in the luxury segment were sold.

New records for the Antwerp trio

In Antwerp City itself, as well as in Brasschaat and Schilde, properties worth millions found new owners much more easily than in 2024. In the city itself, 129 transactions were completed last year, comprising 86 houses and 43 flats – 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 millions. The neighbouring municipalities of Brasschaat and Schilde saw even higher increases, once again thanks primarily to a strong housing market. In Brasschaat, a total of 52 properties worth over a million – 46 houses and 6 flats – changed hands, compared with 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, including 1 flat, were sold in 2025. A year earlier, there were only 31 such sales, meaning that transactions in Schilde rose by 51.6 per cent compared with 2024.

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

Ghent = Sint-Martens-Latem x 2

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

“However, the median prices for properties costing a million euros or more 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 a million euros or more stands at 1,900,000 euros. In Ghent, the median price for properties in this segment stands at 1,249,000 euros.” - Bart Van Delm

Only Hasselt reaches double figures

In Flanders’ easternmost province, as in 2024, only one municipality recorded double figures: Hasselt. Exactly 18 properties worth over a million – 10 houses and 8 flats – found new owners in 2025. Limburg’s second-largest city is Genk, where the number of exclusive properties that changed hands doubled to 8 (6 houses and 2 flats) compared with 2024, when only 3 houses and 1 flat were sold for 1 million euros or more.

Cross-border opportunities

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

“Spanning all provincial and regional boundaries, three distinct centres with properties worth millions are emerging: Tervuren in Flanders, Uccle-Ixelles in the heart of Brussels and Lasne in Walloon Brabant. Each of these influences pricing in the surrounding areas, creating a genuine convergence. The municipalities influenced by these prime locations – and which are themselves recording an increasing number of million-euro transactions – are now truly overlapping. This results in a single area in and around south-east 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 overtakes Leuven, the provincial capital of Flemish Brabant

If one compares figures strictly at the level of Flemish Brabant, it is immediately apparent that the municipalities of the ‘Groene Rand’ (Green Belt) to the south-east of Brussels – from Sint-Genesius-Rode via Hoeilaart, Tervuren and Wezembeek-Oppem to Kraainem – are, alongside Leuven, the places in Flemish Brabant where the most million-euro properties were sold in 2025. Tervuren is experiencing a real boom, with 31 properties priced in the millions sold in 2025, compared with 19 transactions the year before. Leuven is bucking the trend seen in the other provincial capitals and remained at 28 properties priced in the millions sold in 2025, comprising 22 houses and 6 flats. In 2024, Leuven recorded 30 transactions: 25 houses and 5 flats. Third in the Flemish Brabant ranking is Kraainem, where 24 transactions took place – a significant increase compared with 15 sales in the luxury segment a year earlier. Sint-Genesius-Rode just missed out on the top three in 2025 with 22 transactions, matching the figure for 2024.

The Brussels municipalities with sales exceeding one million remain Uccle, Ixelles and Woluwe-Saint-Pierre

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

“The Brussels market for properties worth millions remains very stable, with the same top four consistently appearing when looking at the number of transactions. It is striking, however, that in 2025 Ixelles outperformed Uccle in terms of the median price for houses. The median price there was 1,400,000 euros, compared with 1,330,000 euros 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 flat market, we are seeing 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 flat is 1.2 million.” – Jean-Marc Delcroix

Top 5 Brussels-Capital Region – 2025

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

Top 5 Brussels-Capital Region – 2024

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

Liège and Hainaut recover whilst Walloon Brabant breaks a record

Following a sharp dip in 2024, sales of properties worth millions 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 figures seen in 2023. Walloon Brabant, on the other hand, did not experience a significant 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 there stood at 87, and the previous record year, 2022, with 99 transactions, was also significantly 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%
Namur 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 stimulated overall house and flat 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 along 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: a ripple effect?

As is traditional, 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 flat. This is double the figure compared with 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, whilst in Eigenbrakel there were 21. Both municipalities recorded nine fewer transactions in 2024.

“The prices of luxurious, energy-efficient and 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 also seeing an increasing number of properties worth over 1 million euros changing hands. Lasne acts, as it were, as a ripple effect, but the region is also influenced by top municipalities in Flemish Brabant such as Sint-Genesius-Rode and the Brussels municipality of Uccle. In fact, there are three main centres: Uccle-Ixelles, Sint-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 showing the most striking rise.” – 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 Luik 4 5 9
5 Doornik 8 0 8
6 Aarlen 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 an all-time record year, but what lies ahead in 2026? At the end of February, a new geopolitical shock occurred with the Israeli-American air strikes on Iran and, partly as a result of this, mortgage interest rates have risen further between January and today.

“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 per cent 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 stock markets, in many cases they have already recovered from this umpteenth setback. We expect that, just like last year, buyers in the luxury segment will continue to have an appetite for fairly priced, high-quality properties in prime locations.” – Bart Van Delm

Furthermore, 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 properties worth at least 10 million changed hands. That group grew from 31 municipalities to 44.

“These newcomers are municipalities influenced by neighbouring municipalities, 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 a price 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

This news item was picked up by the press, including: