The figures from early 2026
| Average sale price | Amount | Source |
|---|---|---|
| Existing home in the Netherlands | €485,000 | NVM, Q1 2026 |
| House in Belgium | €359,965 | Fednot, Q1 2026 |
| House in Flanders | €395,829 | Fednot, Q1 2026 |
| House in the province of Antwerp | €434,120 | Fednot, Q1 2026 |
The sources are the quarterly figures of the Dutch estate agents' association NVM (published on 16 April 2026) and the property barometer of the Belgian federation of notaries, Fednot. The figures are not like for like: the NVM figure includes apartments, the Fednot figure covers houses only. So a house in Flanders is on average larger than the average Dutch home, and still cheaper.
Where does the difference come from?
Belgium is more spaciously built. Detached houses on large plots are normal there, even close to the cities. In the Netherlands that type of home is scarce, and scarcity makes it expensive. The larger and more detached the house, the wider the price gap between the two countries. For a terraced house the difference is small; for a 400 m² villa with a pool on 1,500 m² of land it is large.
The Belgian market also moves more calmly. Overbidding is less common and prices rise more gradually. According to Fednot, the average house price in the province of Antwerp rose by 3.4% in the first quarter of 2026 compared with the 2025 annual average.
What does that mean for Villa Grandeur?
The asking price of Villa Grandeur is €1,095,000 for 412 m² of living space on 1,529 m² of land. That is about €2,658 per square metre of living space, including a heated pool, a sauna, renewed terraces and a south-facing garden. Set that beside the detached villas on offer in Breda and Ulvenhout, the Gooi or Wassenaar and do the sums yourself.
Do not forget the additional costs
The purchase price is not the whole story. In Flanders you pay 2% sale duty on your sole owner-occupied home, the same as the 2% transfer tax in the Netherlands. Notary and loan costs are higher in Belgium. The worked example shows what that means at this asking price.
And the running costs?
In Belgium you pay an annual property tax based on the cadastral income; there is no Dutch-style notional rental value or WOZ valuation. If you work in the Netherlands you can, under certain conditions, keep deducting mortgage interest there. The energy costs of this villa are low for its volume: EPC label B and, according to the owners, less than €200 a month for heating in winter.
Reference date: September 2026. This is general information, not personal advice. Rates and conditions change; have your situation checked by your notary or adviser.
