Belgium

In Belgium, approximately 70.2% of the population are homeowners, while 29.8% rent their home. The proportion of homeownership has slightly declined in recent years. The median price to purchase an apartment nationally is around 3,351 euros per square meter. Rental costs are also rising, but exact median prices per square meter to rent are not specified in the latest national-level statistics; however, reports note a significant increase in rents, particularly in urban areas. Social and public housing play a limited role in the Belgian housing market, constituting only about 6.5% of the total housing stock. This is notably below the European average of 9.5%. High demand for public housing persists, with waiting lists exceeding supply, especially in major cities like Brussels. In Belgium, public housing is generally synonymous with social housing and is highly decentralized, managed at the regional level by municipalities, public companies, co-operatives, or non-profit organizations. Social housing is targeted at low-income households, while “intermediate” public housing is available to those in less precarious, but still financially constrained, situations. The distinction primarily lies in income thresholds and tenant eligibility, not in the nature of the housing provider.

The housing crisis in Belgium is marked by a significant shortage of housing units, particularly affecting young buyers and migrants. The country faces a structural shortage with vacancy rates below 5%, leading to persistent price increases. For instance, the national average price per square meter for apartments is around 3,064 euros, with houses averaging 2,049 euros per square meter. Rental costs have also surged, with average monthly rents surpassing 1,000 euros for houses in some areas. Demographic changes, such as an increase in single-person households, further exacerbate the shortage. Over half of Belgians perceive housing as unaffordable, with concerns heightened among older generations. Additionally, the low share of social housing, around 7%, contributes to the crisis, particularly impacting migrants and low-income households who face discrimination in the rental market. The housing shortage is most pronounced in urban areas like Brussels, where demand outpaces supply.

The Belgian government is addressing the issue of affordable and sustainable housing through several initiatives. A key measure involves reducing the registration fee for primary residences from 3% to 2%, effective from January 1, 2025, to encourage homeownership. Additionally, there are efforts to enhance energy efficiency: the Flemish government will prevent landlords from indexing rents if their properties do not meet certain energy performance standards by 2028. To promote sustainable housing, regions are implementing ambitious targets. The Brussels-Capital Region aims for carbon neutrality in public buildings by 2040, while Flanders targets carbon-neutral buildings by 2045. The national government also supports renewable energy and energy-efficient building practices, with a broader goal to reduce greenhouse gas emissions by 35% by 2030. Programs like the Community Land Trust (CLT) in Brussels focus on providing decent, sustainable, and affordable housing by empowering residents and increasing community cohesion. The CLT model has been successful, with ongoing developments and planned projects. Furthermore, the government is investing in social housing, with commitments such as Flanders' €6 billion investment in affordable housing. These initiatives aim to address the housing shortage and promote more sustainable and affordable housing options.

Housing cooperatives in Belgium play a role in addressing affordability issues, though they are not as prominent as in some neighboring countries. Cooperative housing accounts for a small share of the total housing stock, with approximately 11,000 dwellings. The sector is gaining traction as an alternative to traditional housing models, particularly with support from regional grants and subsidies for sustainable and energy-efficient projects. The Belgian government promotes cooperative housing through initiatives like the Community Land Trust (CLT) model, which separates land ownership from building ownership to reduce costs. Regional governments also provide financial support for cooperative projects. However, the sector's development is modest compared to other European countries, with cooperatives often being less well-established. Current dynamics include a growing housing crisis with rising prices and a shortage of affordable options. The government is addressing these challenges with various measures, such as tax incentives for first-time buyers and investments in social housing. Despite these efforts, cooperative housing remains a smaller part of the broader housing landscape, with social housing making up about 6.5% of the total stock.

Several key individuals and organizations in Belgium are actively addressing the housing crisis and advocating for more affordable and sustainable housing. Community Land Trust Brussels (CLTB) stands out as a pioneer, successfully promoting and implementing the Community Land Trust model, with strong involvement from residents and close collaboration with the Brussels Capital Region. CLTB focuses on long-term affordability and social inclusion, aiming to house 1,000 people by 2030 and influencing regional policy. Private sector actors like Inclusio, co-founded by KOIS, Degroof Petercam, and real estate developer Revive, provide affordable, energy-efficient rental housing for low-income groups, collaborating closely with social agencies and reintegration partners. In the real estate sector, Matexi (executive chairman Gaëtan Hannecart) is vocal about the urgent need for 330,000 new homes over the next decade, advocating for structural fiscal reforms and urban densification. From the NGO and academic sector, the ‘Housing First’ Lab, coordinated by Renaud De Backer, and the URBACT ROOF network (with partners in Ghent and Liège) push for sustainable homelessness solutions and multidisciplinary collaboration. Woonland, a social housing provider in Mechelen, implements EU-funded projects like SOCIALNRG to fight energy poverty via renewable retrofits and district heating initiatives. Potential collaboration partners include CLTB, Matexi, Inclusio, Woonland, the URBACT ROOF network, and universities engaged in social housing research. These groups represent strong candidates from civil society, real estate, startups, and academia for projects on affordable and sustainable housing.