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 |