Market study for developers

Your project, tested against the market's figures

Competing projects, live and already sold, permits filed around your site, unit prices, sales pace, rents, household profiles. Our analysts test your scheme against each of these and hand you a sourced, quantified report you present to your committee as is.

Order a study See what the study covers

new-build projects referenced in Belgium: 12,000
competing projects compared, at minimum: 8
from go-ahead to delivered report: 3 days

Time to sell out, competing projects12 projects within 2 km of a site under study, west of Brussels. In months, from launch to the last unit sold.

They entrusted the analysis of their project to SmartBlock

Four packs, one per project moment

We calibrate the study to the stage you are at

Setting an offer price before buying land has nothing to do with unblocking sales that have stalled. Each pack covers the indicators that matter at that precise moment, and nothing else.

01
Acquisition
Is this site worth an offer, and at what price?
2,000 €excl. VAT
The broad view: what sells around the site, at what price, and what it would yield as a rental. You set the maximum land price, and your investment committee gets a third-party opinion on your assumptions.
What we cover
- Competing projects
- Unit prices
- Rents
- Macro data
Order this pack
02The most complete
Development
Who are we selling to, and so what scheme do we design?
4,500 €excl. VAT
The most detailed stage. Who buys in the area, on what income and at what age, what households absorb, and the sales pace typology by typology. Enough to settle the mix, the surfaces and the finish level.
What we cover
- Competing projects
- Permits filed and granted
- Unit prices
- Sales pace
- Rents
- Macro data
- Household profiles
Order this pack
03
Marketing launch
At what price should each unit launch?
3,000 €excl. VAT
The scheme is settled, the question becomes pricing. Price list unit by unit, floor and orientation included, down to parking spaces and cellars, anchored on the prices comparables sold at.
What we cover
- Competing projects
- Permits filed and granted
- Unit prices
- Sales pace
- Macro data
Order this pack
04
Adjustment during sales
Why isn't it selling, and what should change?
2,000 €excl. VAT
Diagnosis of the units left, comparison with what sold nearby since your launch, and a unit-by-unit recommendation: which to cut, which to hold, which to raise.
What we cover
- Competing projects
- Unit prices
- Sales pace
Order this pack

What we analyse

Seven indicators, and what we produce from them

Pick an indicator to see the charts and tables you receive. Every example comes from a study delivered in 2026 or from our database, projects anonymised.

Competing projects

Every project in your catchment area, unit by unit. A sold-out project tells you the price buyers actually signed at, which a live listing still cannot.

New-build launch price by launch date90 apartment projects launched since 2019 within 4 km of a site under study, west of Brussels. One dot per project, sized by unit count. The line rises by €185/m² a year.

Projects within the study radiusAn extract from the delivered table: each row links to the unit detail in the report.

Project	Distance	Launch	Units	€/m²	Status
Project A	625 m	May 2021	197	4,227	On sale
Project B	1,204 m	Dec 2021	—	—	On sale
Project C	705 m	Mar 2021	36	3,638	Sold out
Project D	2,004 m	Dec 2021	33	4,283	Sold out
Project E	1,777 m	Oct 2023	6	4,493	On sale
Project F	543 m	Mar 2024	26	3,744	Sold out
Project G	1,034 m	Dec 2021	—	—	Sold out
Project H	1,236 m	Jun 2021	14	4,752	Sold out
Project I	1,237 m	Oct 2022	2	3,572	Sold out
Project J	1,336 m	Jul 2023	14	4,104	Sold out
Project K	1,373 m	May 2024	1	3,053	Sold out
Project L	1,530 m	Mar 2022	2	3,679	Sold out

Permits filed and granted

Applications and approvals around your site, with their housing area. You see the supply that will launch alongside yours, months before it reaches the portals.

Housing permits within 2 km30 files with more than 300 m² of housing filed since 2020, at their real address. Marker size follows the projected area. Hover a permit for its reference and its subject.

New dwellings authorised per year in the municipalityResidential building permits, new constructions, 2015 to 2025.

The ten largest filesReference, projected housing area and review status, as they appear in the report.

Reference	Filed	Distance	Projected housing area	Status
01/PFD/1821462	2021	1,343 m	18,832 m²	Granted
01/PFD/1942528	2024	1,731 m	16,309 m²	Granted
01/PFD/1821515	2021	1,383 m	16,273 m²	Granted
01/PFD/2035014	2026	968 m	14,845 m²	Under review
01/PFD/1866515	2022	875 m	9,189 m²	Granted
01/PFD/1767262	2020	1,483 m	7,173 m²	Granted
01/PFD/1995692	2025	1,456 m	6,047 m²	Granted
01/PFD/1811561	2021	1,456 m	5,894 m²	Granted
01/PFD/1975944	2025	1,664 m	4,444 m²	Granted
01/PFD/1931286	2024	1,863 m	3,574 m²	Withdrawn

Unit prices

Median and spread of price per m² by typology, project by project, and the gap between new build and renovated resale. Enough to position every line of your price list on real comparables.

Price per m² by typology325 new-build units in the study radius. The tick marks the median, the bar covers the middle half of units.

Total price by typologySame units. Price per m² stays within a narrow band, while the budget asked of the buyer doubles from studio to 3-bedroom.

Prices by project and typologyApartments, indexed prices. Four projects extracted from the full table.

Project	Typology	Units	Median surface	Median price	Min – max	Median €/m²
Project F	1 bed	10	64 m²	267 k€	238 k€ – 289 k€	4,196
	2 bed	8	100 m²	338 k€	312 k€ – 376 k€	3,441
	3 bed	5	121 m²	397 k€	379 k€ – 461 k€	3,277
Project F	Whole project	23	100 m²	—	238 k€ – 461 k€	3,734
Project H	2 bed	9	133 m²	601 k€	459 k€ – 940 k€	4,771
	3 bed	5	186 m²	878 k€	829 k€ – 1,025 k€	4,718
Project H	Whole project	14	160 m²	—	459 k€ – 1,025 k€	4,752
Project D	1 bed	11	64 m²	273 k€	218 k€ – 327 k€	4,446
	2 bed	14	82 m²	325 k€	307 k€ – 436 k€	3,993
	3 bed	1	123 m²	364 k€	364 k€ – 364 k€	2,956
Project D	Whole project	26	82 m²	—	218 k€ – 436 k€	4,145
Project J	1 bed	4	78 m²	332 k€	317 k€ – 347 k€	4,290
	2 bed	5	93 m²	400 k€	324 k€ – 438 k€	4,083
	3 bed	3	132 m²	494 k€	477 k€ – 620 k€	3,739
Project J	Whole project	12	93 m²	—	317 k€ – 620 k€	4,066

“Whole project” row: €/m² weighted by the number of units.

Sales pace

Time to sell out and absorption rate of comparable projects, rebuilt from listing history. Your bank derives the pre-sale level it requires from it, and you your cash-flow plan.

Absorption of competing projectsUnits sold per month, from launch to the last unit. Projects still on sale count the months elapsed to date. Durations are those of the chart at the top of the page.

Project	Launch	Units	Duration	Units / month	Status
Project A	May 2021	197	64 + months	—	On sale
Project C	Mar 2021	36	51 months	0.7	Sold out
Project D	Dec 2021	33	43 months	0.8	Sold out
Project E	Oct 2023	6	35 + months	—	On sale
Project F	Mar 2024	26	23 months	1.1	Sold out
Project H	Jun 2021	14	16 months	0.9	Sold out
Project I	Oct 2022	2	11 months	0.2	Sold out
Project J	Jul 2023	14	7 months	2.0	Sold out
Project K	May 2024	1	4 months	0.3	Sold out
Project L	Mar 2022	2	3 months	0.7	Sold out

Rents

Median rents per m² by typology, their trend and the expected gross yield. Your investor buyers ask for this figure before signing, and you need it if part of the scheme ends up let.

Rent per m² by typologyMedian monthly rent and P25-P75 range, listings within 1 km of a site studied in southern Brussels, May 2026.

Rent per m² over timeApartments in good condition within the same radius, 2019 to 2026. Yearly median and P25-P75 range.

Macro data

The market above your study radius: where prices and transaction volumes stand over ten years, and how neighbouring municipalities rank on rental yield. The frame your project will sell in.

Sale price over timeApartments across the district, 2012 to 2025. Median and middle half of sales. The median price gained 54% over the period.

Sales volume over timeApartments sold per year in the same perimeter. 2025 runs 44% above the 2013 low.

Gross rental yield by municipalityMedian annual rent over median sale price, apartments, 19 municipalities. Two points of yield separate the extremes.

Show the data

Municipality	Gross yield	€/m²	€/m²/month
Molenbeek-Saint-Jean	6.4 %	2,686	14.2
Saint-Josse-ten-Noode	6.1 %	3,415	17.5
Jette	6.0 %	2,962	14.7
Koekelberg	5.8 %	2,802	13.5
Anderlecht	5.7 %	3,108	14.7
Ganshoren	5.7 %	2,873	13.6
Schaerbeek	5.6 %	3,275	15.3
Berchem-Sainte-Agathe	5.3 %	3,101	13.8
Bruxelles	5.2 %	3,911	16.9
Saint-Gilles	5.2 %	3,876	16.7
Evere	5.1 %	3,816	16.1
Forest	5.0 %	3,612	14.9
Etterbeek	4.6 %	4,369	16.8
Watermael-Boitsfort	4.6 %	4,324	16.5
Woluwe-Saint-Lambert	4.5 %	4,342	16.3
Uccle	4.5 %	4,240	15.9
Ixelles	4.5 %	4,642	17.2
Woluwe-Saint-Pierre	4.4 %	4,280	15.6
Auderghem	4.3 %	4,625	16.5

Household profiles

Who lives in the area, who buys there and where those buyers come from. You know how many households can borrow up to your selling price, and who to aim your scheme at.

Age of residents and age of buyersAdult population of the municipality against apartment buyers in the region. The 26-40 bracket buys twice as often as its demographic weight.

Where buyers come from6,140 sales in the municipality, 2022 to 2024. Share of each municipality buyers came from.

Median taxable income by statistical sectorSame municipality, latest year available. Hover a sector.

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The deliverable

A report you present to your committee as is

10 to 15-page PDF report
A one-page summary, then one chapter per selected indicator, with the limits of the reading and the risks we identify.
Quantified recommendation
Selling-price range by typology, recommended mix and expected sales pace, according to your project's stage.
Neutrality
We are neither a developer, nor an agent, nor an investor. Writing that your selling price is too high costs us nothing.
Raw data in Excel
The list of projects and units analysed, so your teams can redo the calculations or extend them.
Debrief call
One hour with the analyst who produced the study, to go through the assumptions line by line and answer your committee's questions.

How it works

Three steps, and you know where you stand

1
You order
The form at the bottom of this page is enough: your pack, the property type, the project address. Nothing to pay at this point.
2
We check it is feasible
An analyst takes your project address and measures what we hold in the area: comparable projects, transactions, rental listings. If the data does not allow a serious conclusion, we decline and you pay nothing. You get our answer within one working day.
3
We produce and deliver
Count three working days between our go-ahead and delivery of the report, the raw data and the one-hour debrief call.

Order

Order your study

Two choices are enough: the pack matching your project's stage, and the property type. We confirm feasibility within one working day, and we invoice nothing until we have.

1. Your pack

01AcquisitionCompeting projects · Unit prices · Rents · Macro data2,000 €02DevelopmentCompeting projects · Permits filed and granted · Unit prices · Sales pace · Rents · Macro data · Household profiles4,500 €03Marketing launchCompeting projects · Permits filed and granted · Unit prices · Sales pace · Macro data3,000 €04Adjustment during salesCompeting projects · Unit prices · Sales pace2,000 €

2. Property type

ApartmentsHousesBoth× 1.5

Total2,000 €

Amount excl. VAT, firm price. Covering houses and apartments together multiplies the amount by 1.5. Above 200 units or across several sites, we draw up a quote.

3. The project

Site or project address Planned number of unitsContext, specific questions, desired timing

4. Your details

First name Last name Work email PhoneCompany

Your project, tested against the market's figures

We calibrate the study to the stage you are at

Acquisition

Development

Marketing launch

Adjustment during sales

Seven indicators, and what we produce from them

A report you present to your committee as is

10 to 15-page PDF report

Quantified recommendation

Neutrality

Raw data in Excel

Debrief call

Three steps, and you know where you stand

You order

We check it is feasible

We produce and deliver

Order your study

3. The project

4. Your details