Published 2026-10-09 · Updated 2026-10-09 · Alpha Services Benelux

Full home renovation: price per m² in Belgium (2026)

Short answer: A full home renovation in Belgium costs roughly €800 to €1,500 per m² of living area in 2026, excluding kitchen and bathroom. An energy-focused renovation with insulation and a heat pump runs up to about €2,100 per m². Expect €85,000 to €150,000 for a 100 m² terraced house, plus a 10 to 15% reserve.

Prices in this article are indicative Belgian market ranges, not Alpha Services Benelux's price list. Your fixed price is in the quote.

What does a full renovation cost per m² in 2026?

Belgian price guides put a full renovation at about €800 to €1,500 per m² of living area, excluding kitchen and bathroom. The finishing level explains most of the spread.

Sources differ a little. Bouwadviseur quotes €750 to €1,500 per m², and on average €90,000 to €150,000 for a 120 m² home. Devis-Wallonie excludes VAT: light €400-800, medium €700-1,100 and heavy or energy-focused €1,100-1,800 per m². A per-m² figure only gives a first direction, so always ask whether VAT is included.

What is and is not included in the price per m²

The per-m² price covers the main works on the house itself, but usually not the kitchen, the bathroom or side costs. Add those separately to your budget.

• Usually included: roof, windows and exterior doors, electrics, plumbing and sanitary, heating, insulation and interior finishing.
• Not included: a full bathroom (€3,500 to €25,000 according to Renovatie Kampioen) and the kitchen (€8,000 to €30,000 according to Heylen Vastgoed).
• Also separate: the architect (7 to 12% of the total according to Heylen Vastgoed).

Check which of these items each quote includes. That is often the biggest difference between two prices that look impossible to compare.

Budget by house type: terraced, semi-detached and detached

Per m², the price barely changes between house types. The total goes up mainly because semi-detached and detached homes have more floor area, façade and roof.

Source: Renovatie Kampioen, based on €850 to €1,500 per m². Heylen Vastgoed gives an example of a 150 m² terraced house at €120,000 to €225,000. Multiply your own floor area by the finishing level from the first table for a personal estimate, or try the renovation calculator as a first orientation.

The seven cost blocks of a full renovation

A full renovation breaks down into seven big cost blocks. Ask every contractor to split their price into these same seven blocks.

These blocks come from separate sources and do not automatically add up to the per-m² price in the first table. Use them to check a quote, not to build a total yourself. The order of the works is explained on the renovation page.

A 10 to 15% reserve and what moves the price

Plan a reserve of 10 to 15% of the renovation budget for unforeseen costs. For older homes with hidden defects it may need to be higher.

• Condition of the house: damp, old pipework or a weak roof structure often only show once work starts. Devis-Wallonie itself states a margin of ±25 to 35% on estimates made before a site visit.
• Finishing level: the gap between basic and energy-efficient is nearly €1,000 per m² in the table above.
• Number of systems: renewing electrics, heating and plumbing together costs more than renewing one of the three.
• Labour: according to Bouwadviseur, roughly 60% of the total price on average.
• Coordination: Heylen Vastgoed cites a 15 to 25% margin for a general contractor who runs all trades.

Keep the reserve in your own account, outside the quote. That way you never have to cut back on the job to absorb a surprise.

Comparing three quotes on the same bill of quantities

Quotes are only comparable if they describe the same works, quantities and materials. Build one bill of quantities and have every contractor price against it.

1. Same areas and quantities: m² of floor, m² of roof, number of windows, number of sockets and light points.
2. Same seven cost blocks: one price per block, never a lump sum alone.
3. Same specifications: brand, type and quality of windows, tiles, sanitaryware and insulation.
4. What is excluded: demolition, skips, kitchen, bathroom, architect, study costs.
5. VAT rate: excluding or including, and 6% or 21% per item.
6. Schedule and payment: start date, duration and payment stages.
7. Provisional sums: an item settled afterwards needs an amount and a unit price.

A fixed written quote only follows a site visit; a phone price is just an estimate. Alpha Services Benelux, active since 2014, works with its own team as a renovation contractor and issues a written quote after a site visit. Renovation is always by appointment.

VAT at 6% or 21%, and grants

For renovation works, VAT is 6% instead of 21% if the home is at least 10 years old and stays more than 50% private use after the works. Both conditions must apply together.

• Age: the 10 years count from first occupation of the home, measured at the date of the first invoice.
• Invoicing: the reduced rate applies to works, labour and materials, invoiced by the contractor to the end customer. Materials you buy yourself stay at 21%.
• Boilers: since 1 July 2025, gas and oil boilers are at 21%, even in a home older than 10 years. Piping, radiators and thermostats stay at 6%.
• Heat pumps: 6% in all homes, including new builds and homes under 10 years old, until the end of 2030.

Grants and loans change regularly and differ by region. Check current conditions at vlaanderen.be/mijn-verbouwpremie and with the simulator at apps.energiesparen.be (Flanders), at Homegrade (Brussels) and at energie.wallonie.be (Wallonia). This article deliberately states no grant amounts.

Frequently asked questions

What does a full renovation cost per m² in Belgium?

About €800 to €1,500 per m² of living area, excluding kitchen and bathroom. A basic renovation sits around €1,000 to €1,300, a comfort renovation around €1,300 to €1,700 and an energy-focused renovation with a heat pump around €1,600 to €2,100 per m².

What budget do I need to fully renovate a terraced house?

For a 100 m² terraced house, Renovatie Kampioen cites €85,000 to €150,000, excluding kitchen and bathroom. Heylen Vastgoed gives €120,000 to €225,000 for 150 m². Finishing level and the condition of the house decide where you land in the range.

How big a reserve should I plan for a full renovation?

Plan 10 to 15% of the renovation budget for unforeseen costs, according to Renovatie Kampioen and Heylen Vastgoed. An older home with hidden defects may need a larger reserve. Keep it separate, outside the quote.

Are kitchen and bathroom included in the price per m²?

Usually not. A full bathroom costs €3,500 to €25,000 according to Renovatie Kampioen, a kitchen €8,000 to €30,000 according to Heylen Vastgoed. Add these to your budget and check what each quote includes.

Does 6% VAT apply to a full renovation?

Yes, if the home is at least 10 years old, stays more than 50% private use and the contractor invoices labour and materials. Since 1 July 2025, gas and oil boilers are at 21% and heat pumps at 6%.

Which grants exist for a full renovation?

Conditions and amounts change regularly and differ by region. Check vlaanderen.be/mijn-verbouwpremie and the simulator at apps.energiesparen.be for Flanders, Homegrade for Brussels and energie.wallonie.be for Wallonia.

Sources

1. Prijs totaalrenovatie 2026: kosten per m² & budget — Renovatie Kampioen
2. Wat kost een woningrenovatie in Vlaanderen? (renovatiekosten 2026) — Heylen Vastgoed
3. Prijzen renovatie 2026 — Bouwadviseur.be
4. 6% btw op renovatie en energie: de regels in 2026 — Carbofisc
5. BTW voor fossiele verwarmingsinstallaties van 6% naar 21% (circulaire 2025/C/47) — Vinduwaannemer.be (naar FOD Financiën, circulaire 2025/C/47)
6. Prix rénovation maison Belgique 2026 : 400 à 1 800 €/m² — Devis-Wallonie
7. Prix rénovation maison : coût au m², budget & conseils — Meilleurtaux.be
8. Mijn VerbouwPremie — Vlaanderen.be
9. Energiesparen simulator — Vlaams Energie- en Klimaatagentschap
10. Homegrade — Homegrade (Brussels Gewest)
11. Énergie Wallonie — Service public de Wallonie