What does the concrete ban mean to you?

By 2040, no additional open space may be built on in Flanders. What has been in the works for years is now becoming reality: the concrete ban is coming — or, as the Flemish government prefers to call it, the building shift. But what does this mean for landowners, future builders, and real estate investors? And how can you prepare? Here's a clear overview.

What is the Concrete Ban?

The concrete ban is a Flemish policy initiative aiming for fully space-neutral building by 2040. In simple terms: no more construction will be allowed on undeveloped land. Only areas that are already built-up or paved may still be developed.

This is not without reason. Flanders is one of the most paved regions in Europe. Every day, several hectares of open space are still being lost to asphalt and concrete. The consequences are significant: more flooding, loss of biodiversity, and fragmented spatial planning. The concrete ban is meant to reverse this trend.

Why is This Important?

The Flemish government wants to counter urban sprawl and move toward more compact, thoughtful development. By building smarter within existing structures — through demolition and rebuilding or increasing density — more space remains for agriculture, nature, and water management. It’s a path toward more sustainable and future-proof construction.

Municipalities must also take responsibility. Tools like the “Betonmeter” track how much open space each municipality is sealing or unsealing. Some are making good progress, while others need to catch up.

What’s Changing in Practice?

The concrete ban is being phased in, with 2040 as the target. But major changes are coming in the near future.

Stricter Rules for Permits and Subdivisions

Subdivision requests will face tougher scrutiny. Land in flood-prone or ecologically valuable areas will be under pressure, with a higher chance of permit refusals. Rezoning or changes to land-use plans will also become more difficult.

Reuse and Densification Will Be the Norm

New construction will mostly have to happen on already built-up land. Think of dividing large houses, developing inner plots, or replacing old buildings with new ones on the same site. Renovation, demolition, and rebuilding will become key approaches.

Compensation for Planning Damage

For landowners whose plots may be declared unbuildable in the future, the Flemish government foresees a system of compensation for planning damage. However, these compensations are limited and vary significantly depending on local policy. Acting in time is essential to avoid losing value.

What Does This Mean for You as a Landowner or Investor?

The concrete ban carries both ecological and economic impact. Land that is valuable today may lose its development potential tomorrow. At the same time, new opportunities arise in densification projects and conversions of existing buildings. Whether you own land, plan to build, or are looking for a sustainable investment: timely advice is key.

IFAC Service Guides You Step by Step

At IFAC Service, we follow these developments closely. As an experienced real estate partner in Tervuren and the wider Druivenstreek, we understand the spatial policies and local municipal plans inside out. We think along with you, offer strategic advice, and guide you through every decision — from selling or buying to assessing the value and potential of your property. We provide clarity, expertise, and a tailor-made plan.

Don’t let the concrete ban catch you off guard. Contact us today for a personal consultation tailored to your situation and future plans.