Affordable municipalities near major Belgian cities

Affordable municipalities bordering nine cities in 2025

For each city, the bordering municipalities where a house sold for the least in 2025, cheapest first. Years of income divides the median house price by the municipality’s median declared income per tax return in 2023: that’s one return’s income, not a household’s. The price per m² and the floor area it buys are asking prices of houses for sale, because a deed doesn’t record the surface.

Sale prices: Statbel, recorded deeds, processed on 14 October 2026. Asking prices: houses for sale on Immoweb on 26 October 2026. A dash marks a figure that isn’t published: too few sales or listings, or a municipality merged in 2025, whose income is only published for the municipalities it was made from.

Train: the typical weekday-morning train from the municipality’s own station to the city’s main station, arriving between 8:15 and 9:00 on 15 October 2026, a school-term weekday, by the SNCB timetable. The way to the station isn’t counted; the station is named under the minutes when it doesn’t bear the municipality’s name.

Source: SNCB/NMBS open data, 27 September 2026

How should you use these rankings?

1. Treat the median as a market anchor: It’s the middle recorded house sale of the year, not the price of every home in the municipality. The sales column says how many deeds it rests on, and a small market can jump on a few of them.
2. Read years of income as a ratio: It sets the median house against the income of a typical local tax return. A low figure means houses are cheap for local incomes; it isn’t what a bank will lend you.
3. Compare what your budget buys: The m² column divides €350,000 by the asking price per m² of houses for sale. It shows how much more house the same money buys one municipality over, not what a given house will cost.
4. Test the real journey: The train column runs station to station: the way to the station and on from the city station come on top, and a border says nothing about the drive. Check the exact address at the hour you’d normally travel.
5. Compare the actual listing: Condition, EPC, land and immediate work can erase a municipality-level price advantage.

Methodology and limitations

immetrics joins Statbel’s municipal sale prices to a shared-border map built from Belgian municipal polygons. For each of the nine cities, the bordering municipalities with a published house median are sorted from lowest to highest, and the six cheapest are shown.

Asking prices per m² are the median of the houses for sale on Immoweb with a stated living area: what’s on the market now, not what sold.

The ranking doesn’t claim that the first row has the cheapest current listing or the fastest commute. Municipal medians mix different sizes and conditions, and a border may be far from the city centre.

Frequently asked questions

Sources and methodology

Rules and figures are time-sensitive. Check the linked official source before making a financial or legal decision. Methodology

• Real-estate open data – Statbel
• Taxable income by municipality – Statbel
• Houses for sale (asking prices) – Immoweb
• NMBS/SNCB timetable (GTFS, CC BY 4.0) – Belgian Mobility Company
• Belgian municipality boundaries – Opendatasoft

Related guides

• Price checkHow to know if a property is overpriced in Belgium
• Buying budgetThe true cost of buying a home in Belgium in 2026