How much does a full house renovation cost per m² in Belgium (2026)?
Short answer: According to the Belgian sources consulted, a full house renovation costs on average €750 to €1,500 per m² (ARPV, Bouwadviseur). A light refresh starts around €300 per m² (Maconstruction). A heavy renovation costs up to €1,800 per m² (Devis-Wallonie, excl. VAT), an energy-efficient one up to €2,100 (Renovatiekampioen); demolition and rebuild reaches €2,200 (Devis-Wallonie). For 100 m², the average works out at €75,000 to €150,000.
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: light, heavy and total renovation
Each source uses its own categories: light work costs €300 to €600 per m² (Maconstruction), €400 to €800 (Devis-Wallonie) or €800 to €1,000 (Heylen); heavy work €1,000 to €1,300 (Heylen), €1,000 to €1,600 (Maconstruction) or €1,100 to €1,800 (Devis-Wallonie). Higher still are energy-efficient renovation (€1,600 to €2,100, Renovatiekampioen) and demolition and rebuild (€1,500 to €2,200, Devis-Wallonie). That is why we list the sources separately.
| Type | Source | Price per m² | What is included (per the source) |
|---|---|---|---|
| Light | Maconstruction (Wallonia) | €300 - 600 | Painting, floors, kitchen, bathroom, simple electrics and plumbing |
| Light | Devis-Wallonie (excl. VAT) | €400 - 800 | Painting, floors, kitchen, basic bathroom |
| Light | Heylen Vastgoed (Flanders) | €800 - 1,000 | New kitchen and bathroom, painting, floors, roof insulation, upgraded plumbing and electrics |
| Medium / energy | Maconstruction | €600 - 1,000 | Insulation, high-performance windows, modern heating, ventilation |
| Medium | Devis-Wallonie (excl. VAT) | €700 - 1,100 | Insulation, heating, electrics, plumbing |
| Heavy | Maconstruction | €1,000 - 1,600 | Partial demolition, new layout, roof or foundations, possible extension |
| Heavy | Heylen Vastgoed | €1,000 - 1,300 | Structural work, full insulation, all windows, underfloor heating, new pipework and electrics |
| Heavy | Devis-Wallonie (excl. VAT) | €1,100 - 1,800 | Structure, full insulation, heat pump, solar panels, all trades |
| Total / new-build level | Heylen Vastgoed | €1,300 - 1,500 and up | Near-rebuild within the existing structure, heat pump, solar panels, high-end finish |
| Total / energy-efficient | Renovatiekampioen | €1,600 - 2,100 | Energy-efficient renovation |
| Demolition and rebuild | Devis-Wallonie (excl. VAT) | €1,500 - 2,200 | Demolition plus new construction |
As a general average for a renovation from A to Z, ARPV and Bouwadviseur give €750 to €1,500 per m², Renovatiekampioen €850 to €1,500 per m². The sources are mostly trade and advice sites: treat them as indications, not price lists.
Examples for a 100 m² house
For 100 m², a full renovation at the average of €750 to €1,500 per m² (ARPV, Bouwadviseur) comes to €75,000 to €150,000. Here are the 100 m² amounts, source by source.
| Type | Source | Price per m² | Total for 100 m² |
|---|---|---|---|
| Light | Devis-Wallonie (excl. VAT) | €400 - 800 | €40,000 - 80,000 |
| Medium | Devis-Wallonie (excl. VAT) | €700 - 1,100 | €70,000 - 110,000 |
| Heavy | Devis-Wallonie (excl. VAT) | €1,100 - 1,800 | €110,000 - 180,000 |
| Demolition and rebuild | Devis-Wallonie (excl. VAT) | €1,500 - 2,200 | €150,000 - 220,000 |
| Basic | Renovatiekampioen | €1,000 - 1,300 | €100,000 - 130,000 |
| Comfort | Renovatiekampioen | €1,300 - 1,700 | €130,000 - 170,000 |
| Energy-efficient | Renovatiekampioen | €1,600 - 2,100 | €160,000 - 210,000 |
The 100 m² totals are simple multiplications; the sources give no example for exactly 100 m². Devis-Wallonie also states an uncertainty margin of ±25-35% on its figures.
On top come costs outside the per-m² price: a contingency of 10 to 15% for unforeseen work (Renovatiekampioen, ARPV, Heylen, Maconstruction) and, according to Heylen, 7 to 12% architect fees.
What drives the price?
Mainly three things: how deep the work goes, the finish level, and whether the kitchen and bathroom are counted in the per-m² price.
- Scope of work: only painting and floors, or also insulation, windows, heating and structure.
- Finish level: at Renovatiekampioen, going from basic to energy-efficient adds more than €500 per m².
- Condition of the building: for older houses the sources advise a 10 to 15% reserve.
- Building services: heat pump, solar panels, underfloor heating and ventilation clearly push the price per m² up.
Kitchen and bathroom: included or not?
This is the biggest source of confusion. The sources disagree: Renovatiekampioen quotes its €850 to €1,500 average excluding kitchen and bathroom, while Maconstruction and Devis-Wallonie count them in the light category. Heylen is not clear on this point either. Always ask for kitchen and bathroom as separate lines in the quote.
With or without VAT?
Only Devis-Wallonie states clearly that its prices exclude VAT. The other sources leave it open. Only compare prices once the VAT basis is clear.
In which order should the work be done?
Design and permit first, then demolition and structure, then building services and insulation, and finishing last. According to Renovatiekampioen, reversing the order means breaking things open twice.
- Design, plans and permit if needed (Renovatiekampioen).
- Demolition and structural work: structural changes, roof.
- Roof and insulation, then pipework, electrics and heating (Heylen). Devis-Wallonie deliberately puts heating after insulation and solar panels last.
- Finishing: plastering, floors, tiling, painting, kitchen and bathroom.
Have a professional assess which order suits your house: it depends on the condition of the roof, pipes and electrical installation.
6% VAT: when does it apply?
The reduced 6% rate applies to renovation work on a private home first occupied at least 10 years ago, when the contractor invoices you directly. Otherwise the rate is 21%.
- The home is used exclusively or mainly as a private dwelling (BouwRegister).
- The 10 years count from first occupation, not from the year of construction (Test-Aankoop).
- The 6% covers what the contractor supplies and installs. Materials you buy yourself stay at 21% (BouwRegister, Test-Aankoop).
- Gas and oil boilers have been excluded from 6% since 1 July 2025 (BouwRegister, Maconstruction).
Check the official regional portals for current support: vlaanderen.be/mijn-verbouwpremie, homegrade.brussels and wallonie.be.
Comparing quotes and avoiding surprises
Only compare quotes that cover the same work, the same finish and the same VAT basis. A lower total often just means a smaller job.
- Have kitchen, bathroom, electrics, heating and windows itemised as separate lines.
- Check whether the price is incl. or excl. VAT and which rate applies to each line.
- Ask what happens with unforeseen work, and set aside 10 to 15% yourself.
- Add architect and study fees separately.
- Ask for a fixed written quote after a site visit rather than a per-m² price over the phone.
Alpha Services Benelux, active since 2014, carries out renovations with its own team and issues a fixed written quote after a site visit. See our renovation page or interior renovation. The amounts in this article are market ranges, not our company's 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 a house renovation cost per m² in Belgium?
On average €750 to €1,500 per m² for a full renovation (ARPV, Bouwadviseur). Light work starts around €300 (Maconstruction), heavy work reaches €1,800 (Devis-Wallonie, excl. VAT), energy-efficient €2,100 (Renovatiekampioen) and demolition and rebuild €2,200 (Devis-Wallonie).
What does renovating a 100 m² house cost?
At the average of €750 to €1,500 per m² (ARPV, Bouwadviseur), expect €75,000 to €150,000. Devis-Wallonie works out to €40,000 to €80,000 for light and €110,000 to €180,000 for heavy work (excl. VAT); Renovatiekampioen reaches €160,000 to €210,000 for energy-efficient. Add a 10 to 15% reserve for unforeseen work.
Are kitchen and bathroom included in the price per m²?
Not always. Renovatiekampioen quotes its €850 to €1,500 average excluding kitchen and bathroom, while other sources count them in light renovations. Have them listed as separate lines in the quote.
Does 6% VAT apply to a full renovation?
Yes, if the home was first occupied at least 10 years ago, is used privately and the contractor invoices you directly. Materials you buy yourself cost 21%. Ask for the VAT rate to be stated per line on the quote.
Which work comes first in a total renovation?
Design and permit first, then demolition and structure, then roof, insulation and building services, and finishing last. This avoids breaking things open twice. Have a professional assess the order for your house.
Sources
- Totaalrenovatie: Uw woning compleet vernieuwen (2026) — Renovatiekampioen
- Wat kost een woningrenovatie in Vlaanderen? — Heylen Vastgoed
- Wat Kost een Totaalrenovatie in 2026? Prijzen per m² — ARPV
- Prijzen renovatie 2026 — Bouwadviseur.be
- Prix rénovation maison en Belgique (2026) : coût au m² par type de travaux — Devis-Wallonie.be
- Guide prix construction et rénovation en Wallonie 2026 — Maconstruction.be
- 6 procent btw in de bouw — BouwRegister
- Wanneer en hoe krijg je verminderd btw-tarief van 6% voor werken aan je woning? — Test-Aankoop