The market in 2025: a clear rebound
According to the notaries' barometer (notaire.be), the median price of a house in the Province of Liège reached €238,000 in 2025, up 13.3% year on year, while the number of sales rose by 16.9% compared with 2024. For flats, the median price stands at €183,000, up 6.2%.
Two drivers explain this rebound. First, the reform of registration duties in Wallonia: since 1 January 2025 the rate for buying a sole own home has fallen from 12.5% to 3%, which has made home ownership markedly more accessible, especially for first-time buyers. Second, the gradual easing of mortgage rates, which has restored buyers' purchasing power.
What a median does not tell you about your property
A median is not a price. It lumps together a city flat and a villa in the Condroz. The gap between municipalities shows this: again according to the notaries' barometer, the median for houses sold in 2025 ranges from €180,000 in Seraing, the most affordable municipality in the province, to €359,500 in Donceel, the most expensive. The sharpest rises of the year were recorded in Stavelot, Ferrières and Limbourg.
A property's value depends first on its address, its character and its condition, never on a provincial average. For a high-quality or character property, the only useful reference is an on-site valuation, set against the real market of its municipality.
A province with many faces
The Province of Liège is one of the largest Belgian provinces, with a highly varied geography and residential fabric. From the urban centre of Liège to the residential municipalities in the east and south, by way of the Ourthe and Amblève valleys, local property markets differ greatly from one another.
Understanding these nuances is essential to sell or buy on the best terms. A property in Embourg is not positioned like a property in Seraing. A property in Beaufays does not attract the same buyers as a property in Huy.
Premium residential municipalities
Around Liège, an arc of residential municipalities attracts families looking for a high-quality living environment while staying close to employment hubs and urban amenities. These municipalities are characterised by:
- A residential fabric dominated by family homes and villas.
- Prices per square metre significantly above the provincial average.
- Sustained demand and limited supply, which keeps prices firm.
- A buyer profile often made up of families with children, executives and professionals.
These areas include Embourg and Beaufays (Chaudfontaine), Neupré, Nandrin and Villers-le-Temple, Olne, Tilff (Esneux), Sprimont and Louveigné. YOUHOME is particularly active in these areas.
Recent trends
After a period of steep price rises between 2018 and 2022, the Walloon market slowed as interest rates climbed. The slowdown was more pronounced for entry-level properties than for the high-quality residential segment, which is supported by structural demand. 2025 reversed the trend: transactions and prices rose again in the province, driven by the tax reform and more favourable lending conditions.
Well-located properties in good condition and with a decent EPB rating continue to find buyers quickly. Properties needing major works or with a poor EPB rating come under greater pressure from buyers.
For detailed, up-to-date figures, consult the statistics published by Statbel, Notaires.be or the SPW Wallonie.
The family segment: still in demand
Family homes with 3 to 5 bedrooms and a garden, in the residential municipalities around Liège, remain among the most sought-after properties. Demand is driven by families leaving the city centre, job relocations and plans for a change of lifestyle.
This segment is relatively insensitive to short-term market fluctuations. Buyers are often well informed, supported by an agency or a mortgage broker, and take a long-term view.
Villas and high-quality properties
The segment of villas and high-quality properties (above €600,000) is narrower but remains active. Buyers are often affluent families, professionals or business leaders. They are demanding about the quality of the property, its location and the discretion of the transaction.
YOUHOME specifically serves this segment, with a marketing method suited to the confidentiality and expectations of these buyers.
Outlook
The residential market in the Province of Liège should remain active in the high-quality segment. Structural demand from families seeking a residential setting around Liège remains solid. Changes in interest rates and energy obligations will continue to shape market dynamics in the years ahead.
