How much does it cost to build a house in Belgium in 2026? Price per m²
Short answer: In Belgium in 2026, a new house costs roughly €900 to €1,400 per m² excl. VAT for the closed shell and €1,400 to €2,600 per m² excl. VAT turnkey, land not included. For 120 to 150 m² that means €168,000 to €390,000 excl. VAT turnkey. Add 21% VAT and 5 to 12% architect fees. Finish level explains the gap.
Prices in this article are indicative Belgian market ranges, not Alpha Services Benelux's price list. Your fixed price is in the quote.
Price per m²: closed shell versus turnkey
Belgian sources give roughly €900 to €1,400 per m² excl. VAT for a closed shell and €1,400 to €2,600 per m² excl. VAT for a turnkey house. These figures exclude land, utility connections and fees. The spread mostly comes from finish level and from what each package includes.
| Package | Price per m² | What it covers |
|---|---|---|
| Closed shell (wind and watertight) | €900 – €1,400 | Foundations, walls, floors, roof, exterior windows and doors |
| Turnkey, basic to high-end finish | €1,400 – €2,600 | Closed shell plus technical installations and interior finishing |
| Passive or very low energy | up to €3,200 (VAT not specified by the source) | Heavier insulation and systems |
Sources disagree. Eco@Home shows €902 to €1,418 excl. VAT for its closed-shell models, Blavier quotes €800 to €1,000 (VAT not stated). A Flemish guide puts structural work (“ruwbouw”) at €1,200 to €2,000, also without stating VAT. Always ask what is included: only foundations and masonry, or also roof and windows.
For turnkey, Blavier gives €1,400 to €1,800 excl. VAT and Flemish sources (Heylen, STM, SITO) €1,800 to €2,600 excl. VAT. Ma Construction quotes €1,600 to €2,800 by tier and up to €3,200 for passive builds; that source does not say whether VAT is included, so those figures are not in the table above.
Worked examples for 120 and 150 m²
A 120 m² house costs roughly €168,000 to €312,000 excl. VAT turnkey, and a 150 m² house roughly €210,000 to €390,000. This is our own arithmetic on the source ranges above; the wide spread reflects finish level.
| Package | 120 m² | 150 m² |
|---|---|---|
| Closed shell, excl. VAT | €108,000 – €168,000 | €135,000 – €210,000 |
| Turnkey, excl. VAT | €168,000 – €312,000 | €210,000 – €390,000 |
| Turnkey, incl. 21% VAT | €203,280 – €377,520 | €254,100 – €471,900 |
Examples quoted by the sources (Blavier, STM, Heylen, Bouwplannen):
- Blavier: about €240,000 excl. VAT for 150 m² at €1,600 per m².
- STM Construct (Flanders): €215,000 to €265,000 for 120 m² and €270,000 to €330,000 for 150 m², excl. VAT and land.
- Heylen Vastgoed: €270,000 to €390,000 for 150 m² (€1,800 to €2,600 per m² excl. VAT).
- Bouwplannen uses €2,400 per m² including VAT and architect: €288,000 for 120 m², €360,000 for 150 m².
What drives the price of a new build
Finish level, construction method and design complexity weigh the most. A compact, simple volume costs less than a villa with a complex roof.
- Finish: a Flemish guide uses about €1,800 per m² for basic, €2,100 for quality standard and from €2,500 for top finish.
- House type: terraced and semi-detached homes have less facade and roof per m² than a detached one.
- Method: Ma Construction quotes €1,500 to €2,200 for prefab and €1,900 to €2,800 for timber frame (VAT not stated).
- Energy level: passive or very low energy costs more in insulation and systems.
- Cellar, roof, special facade: a full cellar adds about €200 per m² according to Matexi.
- Land and extras: not in the per-m² price. Matexi puts EPC report, soil test, safety coordination, inspections and utility connections at about €10,000 together.
Architect fees: what to add
Plan for 5 to 12% of construction cost for the architect, plus 21% VAT on the fee. For new builds, Immoweb quotes 7 to 10% and Matexi 5 to 12%.
On €250,000 excl. VAT of works, that is roughly €12,500 to €30,000 (our own calculation). An architect is legally required for the construction of a new home.
Check the scope: design and permit only, or also site supervision until handover. Fees are often paid in instalments (preliminary design, permit, start of works, handover). Some architects charge a fixed fee or an hourly rate.
VAT: 21% or 6% on demolition and rebuild
New construction carries 21% VAT. The 6% rate applies to new homes only when you demolish and rebuild, under strict conditions. The reduced rate for renovating homes older than 10 years does not apply to new builds.
For a private individual who demolishes and rebuilds as their own sole residence, the 6% rate has been permanent since 1 January 2024 (Vandelanotte). Since 29 July 2025, the sale of rebuilt homes at 6% is also permanent (Loyens & Loeff). The client is a private individual who will live in the home as their own sole residence, and the habitable area is capped at 200 m². Further conditions and forms apply, so have your file checked on fin.belgium.be or by your contractor before signing.
Example (our own calculation): on €250,000 excl. VAT, 21% is €52,500 and 6% is €15,000, a difference of €37,500. Architect fees stay at 21% VAT.
For any financial support, check the official regional portals: vlaanderen.be, wallonie.be and, for Brussels, Homegrade.
Comparing quotes and avoiding surprises
Compare quotes on content, not on price per m². A very low price often covers only the shell, or leaves out VAT or the architect.
- Ask for three detailed quotes based on the same plans and specification.
- For each, note whether VAT, architect, kitchen, bathroom, heating and landscaping are included.
- Check whether the price is fixed and what is explicitly excluded.
- Add land, registration duties, notary, connections and studies separately.
- Keep a 10 to 15% reserve on top of construction cost, as Bouwplannen advises.
Our guide to comparing contractor quotes explains the method. If you would rather transform an existing home than build new, see our renovation work or get a first estimate with the renovation calculator. Alpha Services Benelux, active since 2014, works with its own team and gives a fixed written quote after a site visit; the amounts above 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
What does it cost per m² to build a house in Belgium?
Belgian sources for 2026 give roughly €900 to €1,400 per m² excl. VAT for a closed shell and €1,400 to €2,600 per m² excl. VAT turnkey, land not included. Finish level and package scope explain the range.
How much does a 150 m² turnkey house cost?
From the source ranges, roughly €210,000 to €390,000 excl. VAT, or €254,100 to €471,900 incl. 21% VAT (our calculation). Quoted examples: €240,000 excl. VAT (Blavier), €270,000 to €330,000 excl. VAT (STM Construct) and €270,000 to €390,000 excl. VAT (Heylen).
Does the price per m² include VAT and the architect?
Usually not. Most guides quote prices excl. VAT, land and fees. A few sites, such as Bouwplannen at about €2,400 per m², include VAT and architect. Some sources say nothing about VAT. Always check this in the quote.
When does 6% VAT apply to a new house?
Only on demolition and rebuild, under conditions. According to Vandelanotte: a private individual, own sole residence, habitable area up to 200 m²; this regime has been permanent since 1 January 2024. Confirm the details on fin.belgium.be.
How much does an architect cost for a new house?
Typically 5 to 12% of construction cost, plus 21% VAT. Immoweb quotes 7 to 10% for new builds, Matexi 5 to 12%. Check whether the scope includes site supervision and handover.
Sources
- Prix d'une maison clé sur porte en Belgique en 2026 — Blavier
- Gros œuvre fermé : prix d'une maison hors d'eau en Belgique — Eco@Home
- Coût construction maison Wallonie : prix au m² et budget — Ma Construction
- Sleutel-op-de-deur: prijs, voordelen en risico's 2026 — Heylen Vastgoed
- De prijs van een nieuw huis in België in 2026 — STM Construct
- Hoeveel kost een huis bouwen in 2026? — SITO architecten
- Hoeveel kost een huis bouwen in 2026? — Bouwplannen
- Kosten ruwbouw huis België 2026 — BuildGuide
- Quel est le coût d'une maison neuve en 2026 ? — Matexi
- Honoraires de l'architecte — Immoweb
- Wanneer werken met een architect? — Orde van Architecten
- Demolition and reconstruction at 6% VAT: the new rules — Loyens & Loeff
- 6% VAT for demolition and reconstruction of private homes — Vandelanotte
- Bouwen en verbouwen — FOD Financiën