How to estimate your renovation budget in Belgium (2026): cost per m², contingency and reading the result
Short answer: In Belgium, expect roughly €300–700 per m² for a light renovation and €1,200–2,500 per m² for a full energy renovation (VAT and installation included, according to Maconstruction.be). Renovatiekampioen.be quotes €800–1,500 per m² for an interior renovation (excl. kitchen and bathroom, VAT basis not stated). Add a 10–15% contingency for unforeseen costs, the top of the range for homes built before 1970.
Prices in this article are indicative Belgian market ranges, not Alpha Services Benelux's price list. Your fixed price is in the quote.
How do you estimate a renovation budget in Belgium?
You multiply the floor area by a per-m² range that matches your level of work, then add a contingency and the side costs. The result is a range, not a final price.
- Measure the floor area you want to renovate (m²).
- Pick the level: refresh, light, interior renovation or heavy.
- Apply the per-m² range and look at kitchen, bathroom, heating and roof separately.
- Add a 10–15% contingency.
- Check whether architect fees, engineering, demolition and skips are included.
The renovation calculator (in Dutch) walks through these steps for a first indicative figure. OKDO Travaux advises starting from a full technical diagnosis and a written specification before asking for quotes, and avoiding changes once work has started.
Cost per m² by renovation level
The per-m² cost depends mainly on how far you go: from a few hundred euros for a refresh to over €2,000 for heavy, energy-focused work. Sources do not define the levels identically, so read each column on its own.
| Level | Renovatiekampioen.be (excl. kitchen and bathroom, VAT basis not stated) | Maconstruction.be (incl. VAT and installation) |
|---|---|---|
| Refresh | €45–85/m² | not stated |
| Light | €300–600/m² | €300–700/m² (painting, floors, sanitary) |
| Interior renovation / intermediate | €800–1,500/m² | €700–1,500/m² (incl. kitchen, bathroom, electrics, heating) |
| Heavy / full energy renovation | €1,500–3,000/m² | €1,200–2,500/m² (incl. insulation, facade, roof, heat pump) |
Bouwprijs.be puts a broad renovation at about €900–1,600 per m² (excl. VAT), and above €2,000 per m² (excl. VAT) for extensive work. Renovatiekampioen.be adds €150–400 per m² if kitchen and bathroom are counted. For more detail, see our guide to the cost of a full home renovation per m².
Cost per type of work: where does the budget go?
A breakdown by item shows where the money goes. For its worked example, Renovatiekampioen.be uses a 120 m² house.
| Item | Range |
|---|---|
| Full electrical renewal | €70–120/m² (€8,400–14,400 for 120 m²) |
| Plumbing and sanitary pipework | €100–250/m² (€12,000–30,000) |
| Heating incl. heat pump | €15,000–25,000 |
| Pitched roof incl. insulation | €12,000–20,000 |
| Bathroom, standard finish | €7,500–15,000 |
Outside that table, Renovatiekampioen.be also quotes stripping back to the shell at €40–90/m² and a skip (delivered and removed) at €350–750 each; for these two items the source does not state a VAT basis.
| Item | Range |
|---|---|
| Roof | €10,000–40,000 |
| Thermal insulation | €3,000–25,000 |
| Windows and frames | €8,000–25,000 |
| Heating and heat pump | €8,000–30,000 |
| Electrics | €5,000–20,000 |
| Plumbing and sanitary | €3,000–15,000 |
| Kitchen | €5,000–25,000 |
| Interior finishing | €50–150/m² |
| Ventilation | €2,000–8,000 |
Maconstruction.be notes that such guide budgets can vary by roughly 30%.
What drives the price of your renovation?
The age and condition of the building, your level of ambition and the size of the job decide whether you land at the bottom or the top of a range.
- Year of construction: Renovatiekampioen.be applies a surcharge of 20–35% before 1945, 15–25% for 1945–1970, 10–15% for 1971–1990 and 0–10% after 1990.
- House type: per the same source, €900–1,600/m² for a terraced house, €850–1,450 for semi-detached and €800–1,400 for detached.
- Energy level: according to Renovatiekampioen.be, an energy-efficient renovation of an old home (label E or F) is estimated at €1,600–2,100/m².
- Size: according to Maconstruction.be, the per-m² cost tends to fall on larger surfaces.
- Kitchen, bathroom, technical systems: included in one range and not in the other.
- Indexation: Bouwprijs.be cites an ABEX index of 1,071 from 1 July 2026, against 1,057 in July 2025.
That is why sources differ. Work with a range rather than a single figure when you talk to your bank or family.
The 10–15% contingency and how to read the result
Set aside 10–15% of the total budget for unforeseen costs. Renovatiekampioen.be, Maconstruction.be and OKDO Travaux all land on 10–15%. Renovatiekampioen.be advises taking the top of that range for homes built before 1970.
Typical surprises are damp, a damaged roof, non-compliant electrics or missing insulation. Worked example from a single source: 120 m² × €800–1,500 = €96,000–180,000 (VAT basis not stated by the source). With a 10–15% reserve that becomes roughly €105,600 to €207,000.
Read the result like this: the bottom of the range fits a home in good condition with simple finishes, the top fits an older home or higher-end finishes. Also check whether VAT, architect, demolition and skips are included. A calculator gives an order of magnitude, a quote after a site visit gives the real price.
VAT at 6% or 21%, and grants
The reduced 6% VAT rate applies to renovation work on a private dwelling at least 10 years old. According to the Federal Public Service Finance, the work must be invoiced directly to the end consumer (owner or tenant).
- Materials you buy yourself always stay at 21%.
- Since 1 July 2022 the contractor must state on the invoice the elements that justify the 6% rate.
- Supplying and installing a central heating system running on fossil fuel (gas, oil) has been taxed at 21% since 29 July 2025. According to De btw-lijn, maintenance, repair and related piping or radiators can still qualify for 6%. The transitional rule for contracts concluded by 28 July 2025 only covered VAT becoming due by 30 June 2026, so it has expired.
For grants, check the official portals: vlaanderen.be (Mijn VerbouwPremie), Homegrade in Brussels and energie.wallonie.be.
Comparing quotes and avoiding surprises
Ask for at least two or three quotes with the same description and compare them item by item, not just the total. That is the best way to test your calculator result.
- Have demolition, skips, finishing and utility connections listed separately.
- Ask which VAT rate is applied and whether the contractor is VAT-registered and invoices you directly.
- Keep the contingency outside the quote: it is not a discount and not an extra for the contractor.
- Change as little as possible once work is under way.
Alpha Services Benelux has been active since 2014, works with its own team and gives a fixed written quote after a site visit. Renovation is by appointment. Read how to compare contractor quotes or see our renovation page. The prices in this article are market ranges, not a price list.
Fixed quote after a site visit
Alpha Services Benelux does the work with its own team, active since 2014. VAT BE 0541.320.178.
Request a quoteFrequently asked questions
How much does renovation cost per m² in Belgium in 2026?
It depends on the level. Maconstruction.be gives €300–700/m² for light, €700–1,500 for intermediate and €1,200–2,500 for full work (VAT included). Renovatiekampioen.be quotes €800–1,500/m² for an interior renovation, excl. kitchen and bathroom (VAT basis not stated).
How much contingency should I include?
Several Belgian sources recommend 10–15% of the total budget. Renovatiekampioen.be advises taking the top of the range for homes built before 1970: damp or roof damage often only show up once walls and floors are stripped.
Is there a renovation calculator for Belgium?
Yes, our renovation calculator (in Dutch) gives a first indicative figure based on market ranges per m². It stays indicative: the real price depends on the condition of the home and is only fixed in a quote prepared after a site visit.
Why do prices differ so much between sources?
They do not all count the same things: some include VAT and installation, others do not, with or without kitchen, bathroom and demolition. Maconstruction.be itself notes a variation of about 30%. Only compare identical descriptions.
Does 6% VAT apply to my whole renovation?
Only if the home is at least 10 years old, used as a private dwelling and the contractor invoices the work to you. Materials you buy yourself stay at 21%. Supplying and installing fossil-fuel central heating has been at 21% since 29 July 2025, according to De btw-lijn; maintenance and repair can still qualify for 6%.
Sources
- Huis renoveren prijs 2026: kosten per werk en per m2 — Renovatiekampioen.be
- Prix rénovation maison Wallonie : coûts, budget et primes — Maconstruction.be
- Estimation du coût d'une rénovation de maison en Belgique en 2026 — OKDO Travaux
- Wat kost bouwen of renoveren in 2026? — Bouwprijs.be
- Bouwen en verbouwen — FOD Financiën (fin.belgium.be)
- Verbouwen - btw-tarief — FOD Financiën (belgium.be)
- Fiscus verduidelijkt btw-verhoging op centrale verwarmingsinstallaties die werken op fossiele brandstoffen — De btw-lijn (summary of circular 2025/C/47)