Charleroi is Wallonia’s most affordable major city, with prices around 1,100 euros per square metre and houses up roughly 10% on the previous year (source: hexuvium and notaire figures, 2026). Low entry prices combined with rising values make it the region’s stand-out value play for 2025 read into 2026.
Among Wallonia’s large cities, Charleroi wears the “most affordable” label, and the numbers back it. Prices sit near 1,100 euros per square metre, well below Liège (around 1,800 euros/m2) and Namur (around 1,950 euros/m2) for 2026 (source: hexuvium, 2026). A low starting point is exactly what draws first-time buyers and investors to the city.
The counter-intuitive part is that “cheap” and “rising fast” are describing the same market. Charleroi houses climbed about 10% year on year, so the low prices are not a sign of a stagnant town but of one catching up. That combination is why analysts frame Charleroi as a value play rather than a bargain-basement risk.
The investment logic is sharpened by yield. Because purchase prices are low while rents hold up, Charleroi shows Wallonia’s highest gross rental yield, around 6.1% (source: hexuvium, 2026), against roughly 5.2% in Liège and 4.8% in Namur. For a buy-to-let investor, the price per square metre and the yield reinforce each other.
Easyhome’s Charleroi office, based in Gosselies and open since 2023, covers this Hainaut market. As always, a per-square-metre figure is a compass, not a valuation: condition, street and PEB rating decide the real number.
At a glance
| Charleroi metric (2026) | Value | Source |
|---|---|---|
| Price per square metre | about 1,100 euros/m2 | hexuvium, 2026 |
| House year-on-year change | about +10% | notaire, 2026 |
| Rank among Walloon cities | most affordable major city | hexuvium/notaire, 2026 |
| Gross rental yield | about 6.1% (region’s highest) | hexuvium, 2026 |
| Easyhome office | Gosselies, opened 2023 | Easyhome |