The EPC label explained: what A+ to G means for your wallet
ikzoek editorial team · 4 min read · 4 October 2026
Every property for sale or for rent in Belgium must have an energy performance certificate (EPC). The label, ranging from A+ to G, is now about as familiar as the sticker on a fridge. But what does that label actually tell you, and what does it mean for what you pay each month? We explain it here, with figures.
What does the EPC measure?
The EPC expresses how much energy a property theoretically needs for heating, hot water, ventilation and cooling, per square metre of habitable floor area and per year. This figure is called the reference value (kengetal) and is expressed in kWh/m² per year. An energy expert calculates it based on the insulation of the walls, roof and floor, the glazing, the heating system, the ventilation, and any solar panels or heat pump present.
Important: the EPC measures the building, not the occupant. Two households in the same home can have very different energy use. The reference value is therefore a tool for comparing properties, not a prediction of your own bill.
The labels per region
Each of the three regions uses its own scale, which makes comparing across the language border difficult.
| Label | Flanders (kWh/m²/year) | Brussels (kWh/m²/year) | Wallonia (kWh/m²/year) |
|---|---|---|---|
| A+ | 0 or less (energy neutral) | (not used) | up to 45 |
| A | up to 100 | up to 45 | up to 85 |
| B | up to 200 | up to 95 | up to 170 |
| C | up to 300 | up to 150 | up to 255 |
| D | up to 400 | up to 210 | up to 340 |
| E | up to 500 | up to 275 | up to 425 |
| F | more than 500 | up to 345 | up to 510 |
| G | (not used) | more than 345 | more than 510 |
A Flemish label C is therefore not the same as a Brussels label C. Always look at the reference value itself when comparing properties in different regions.
What does a label cost in euros?
This is the question that really matters for a buyer or tenant. On ikzoek.immo, we show an estimated annual energy cost for every property. This estimate starts from the reference value and the floor area, but corrects for what we know about actual consumption: occupants of poorly insulated homes rarely heat their entire house to 21 degrees, so real consumption is lower than the theoretical figure. On top of that, we include household electricity use and calculate using the most recent average energy prices from the CREG.
An example for a terraced house of 150 m² in Flanders, heated with natural gas, with a family of three:
- Label A (reference value 80): approximately 1,400 to 1,800 euros per year
- Label C (reference value 250): approximately 2,400 to 3,100 euros per year
- Label E (reference value 450): approximately 3,300 to 4,400 euros per year
- Label F (reference value 600): approximately 4,000 to 5,400 euros per year
The difference between an A home and an F home can quickly reach 3,000 euros per year. Over a 25-year mortgage, that adds up to 75,000 euros, without even factoring in price increases. That is an amount you can quite reasonably factor into your offer.
Why the label affects the price
Buyers are well aware of that difference. The asking prices on ikzoek.immo show that properties with an A or B label are structurally more expensive per square metre than comparable properties with an E or F label in the same province. The size of that gap varies by region and property type; our renovation value calculator works it out for your province.
In Flanders, there is also the renovation obligation: anyone who buys a property with an E or F label must bring it up to at least label D within six years. A poor label therefore means not just a higher bill, but also a mandatory investment.
Five things to check on the EPC itself
- The date. An EPC is valid for ten years, but a certificate from 2017 says nothing about work carried out since. Ask for a recent EPC if renovations have taken place.
- The recommendations. At the back of the certificate is a list of measures and their estimated effect. That is free renovation advice.
- The floor area. The reference value is per m². Check that the usable floor area stated on the EPC matches what you actually see.
- The type of heating. A property with label D on heating oil costs more than a label D home on natural gas, and far more than a label D home with a heat pump. Our estimate takes this into account.
- Solar panels. These lower the reference value, but only pay off if you use electricity during the day or have a home battery.
How to use this when searching
On ikzoek.immo, you can filter by a maximum EPC label and a maximum estimated annual energy cost, and sort by "most efficient first". This way, you compare not just asking prices, but what living there will actually cost you. You can read the full methodology behind the estimate on our energy cost page.
A poor label does not have to be a reason to walk away from a property. It is, however, a reason to do the maths: what does it cost to upgrade to label C or B, what does that deliver in lower bills and added value, and does that fit your budget? Doing this beforehand means you buy with your eyes open.