Authored by the expert who managed and guided the team behind the Belgium Property Pack
Yes, the analysis of Brussels' property market is included in our pack
Brussels continues to attract foreign investors as the de facto capital of the European Union, with nearly 56,000 new international arrivals in 2023 alone and a residential market that benefits from constant demand from EU staff, diplomats, and multinational employees.
If you are considering buying property in Brussels in 2026, this article will give you a data-backed overview of which neighborhoods offer the best value, where rental yields are strongest, and which areas you should approach with caution.
We constantly update this blog post with the latest data from official sources like Statbel and Immoweb, so you always have current information for your decision.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Brussels.
What's the Current Real Estate Market Situation by Area in Brussels?
Which areas in Brussels have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Brussels are Ixelles (particularly around Châtelain and Avenue Louise), Woluwe-Saint-Pierre (the green, family-oriented commune in the east), and Uccle (known for its international schools and leafy streets).
In these premium Brussels neighborhoods, you can expect to pay between 3,900 and 4,500 euros per square meter for apartments, with the most sought-after addresses in Ixelles sometimes exceeding 5,000 euros per square meter for renovated properties with good energy ratings.
These Brussels communes command the highest prices for specific reasons that go beyond simple prestige:
- Ixelles (Châtelain, Flagey, Avenue Louise): walkability to restaurants, nightlife, and the European Quarter, plus Art Nouveau architecture that appeals to international buyers.
- Woluwe-Saint-Pierre: direct access to international schools like the European School, large green spaces, and very low crime rates that attract families with children.
- Uccle (Altitude 100, Fort Jaco): proximity to the Sonian Forest, excellent public transport connections, and a village atmosphere within 20 minutes of the city center.
Which areas in Brussels have the most affordable property prices in 2026?
As of early 2026, the most affordable communes in Brussels for property buyers are Anderlecht, Molenbeek-Saint-Jean, Jette, and Ganshoren, all located in the western and northern parts of the capital region.
In these budget-friendly Brussels neighborhoods, apartment prices typically range from 2,500 to 2,900 euros per square meter, which means you can find a 60-square-meter two-bedroom for around 150,000 to 175,000 euros, roughly 40% less than equivalent properties in Ixelles.
The main trade-offs buyers should expect vary by neighborhood: Anderlecht offers improving infrastructure but still has pockets with higher crime rates, Molenbeek is undergoing regeneration but carries reputation concerns that affect resale liquidity, and Jette provides good value with better safety but has fewer trendy amenities and nightlife options compared to central Brussels.
You can also read our latest analysis regarding housing prices in Brussels.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Belgium. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which Areas in Brussels Offer the Best Rental Yields?
Which neighborhoods in Brussels have the highest gross rental yields in 2026?
As of early 2026, the Brussels neighborhoods delivering the highest gross rental yields are Anderlecht (around 5.5% to 6%), Saint-Gilles near Gare du Midi (approximately 5% to 5.5%), Schaerbeek in the Josaphat area (around 4.8% to 5.3%), and Forest (approximately 4.5% to 5%).
Across Brussels as a whole, typical gross rental yields range from 3.5% to 5.5% depending on location and property type, with studios and one-bedroom apartments generally achieving yields at the higher end of this range due to strong demand from students and young professionals.
These high-yield Brussels neighborhoods outperform other areas for different reasons:
- Anderlecht: purchase prices remain 40% below Ixelles while rents have increased thanks to urban renewal projects like CityDox.
- Saint-Gilles (near Gare du Midi): excellent transport links to Paris via Thalys attract short-term corporate tenants willing to pay premium rents.
- Schaerbeek (Josaphat, Plasky): gentrification is pushing rents up faster than purchase prices, with the Josaphat redevelopment adding value.
- Forest (Altitude 100, Parc Duden): proximity to Saint-Gilles and Uccle attracts families priced out of those communes, supporting steady rental demand.
Finally, please note that we cover the rental yields in Brussels here.
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Which Areas in Brussels Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Brussels perform best on Airbnb in 2026?
As of early 2026, the Brussels neighborhoods with the strongest Airbnb performance are Ixelles (particularly around Flagey and Châtelain), Saint-Gilles near Place du Châtelain, the Grand Place historic center, and Etterbeek close to the European Quarter, with occupancy rates ranging from 75% to 85% and average nightly rates between 90 and 110 euros.
Top-performing Airbnb properties in these Brussels neighborhoods typically generate monthly revenues between 2,200 and 3,100 euros, with annual income potential of 28,000 to 37,000 euros for well-managed two-bedroom apartments in prime locations.
These Brussels neighborhoods outperform others for short-term rentals due to specific demand drivers:
- Ixelles (Flagey, Châtelain): walkable restaurants and nightlife attract leisure visitors who want to experience local life beyond tourist sites.
- Grand Place area: classic tourist demand from visitors wanting to stay near Brussels' main attraction and UNESCO World Heritage site.
- Etterbeek (European Quarter): business travelers and EU consultants need short-term housing for week-long assignments, supporting consistent midweek occupancy.
- Saint-Gilles (upper area): Art Nouveau architecture and proximity to both tourist attractions and business districts appeal to mixed traveler segments.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Brussels.
Which tourist areas in Brussels are becoming oversaturated with short-term rentals?
The three Brussels areas showing signs of short-term rental oversaturation are the Grand Place historic center, the Sablon antique district, and parts of Ixelles around Place Flagey, where listing density has grown significantly while occupancy rates have started to decline.
In these oversaturated Brussels areas, there are now approximately 5,600 active Airbnb listings region-wide, with the densest concentration in the central Pentagon where some streets have more than 20 listings within a 200-meter radius, creating intense competition for the same pool of tourists.
The clearest indicator of oversaturation in Brussels is that new listings in these areas are achieving occupancy rates 10 to 15 percentage points below the neighborhood average, which suggests that supply has grown faster than demand can absorb, compressing returns for recent entrants.
We have made this infographic to give you a quick and clear snapshot of the property market in Belgium. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which Areas in Brussels Are Best for Long-Term Rentals?
Which neighborhoods in Brussels have the strongest demand for long-term tenants?
The Brussels neighborhoods with the strongest long-term tenant demand are Ixelles (particularly near universities and the European Quarter), Etterbeek (close to EU institutions), Schaerbeek (around Plasky and Josaphat), and Saint-Gilles (upper part near Avenue Louise).
In these high-demand Brussels neighborhoods, vacancy rates typically sit between 1% and 2%, and well-priced apartments with good energy ratings rent within 10 to 20 days of listing, compared to 30 to 45 days in less desirable locations.
The tenant profiles driving demand differ by Brussels neighborhood:
- Ixelles (university area, Flagey): students from VUB and ULB plus young professionals in their first jobs seeking walkable urban living.
- Etterbeek (European Quarter): EU civil servants, lobbyists, and consultants on multi-year contracts who value proximity to their offices.
- Schaerbeek (Plasky, Josaphat): young families and creative professionals seeking more space at lower prices than Ixelles, with improving amenities.
- Saint-Gilles (haut de Saint-Gilles): international professionals attracted by the Art Nouveau architecture and bohemian atmosphere.
The key characteristic making these neighborhoods attractive to long-term tenants is excellent public transport connectivity, with all four areas having metro or premetro access that allows commutes under 20 minutes to the European Quarter and central business districts.
Finally, please note that we provide a very granular rental analysis in our property pack about Brussels.
What are the average long-term monthly rents by neighborhood in Brussels in 2026?
As of early 2026, average monthly rents in Brussels range from around 900 euros for a one-bedroom in affordable communes like Anderlecht to approximately 1,400 euros for equivalent apartments in premium neighborhoods like Woluwe-Saint-Pierre and Ixelles near Avenue Louise.
In the most affordable Brussels neighborhoods like Anderlecht, Molenbeek, and Jette, entry-level one-bedroom apartments rent for between 750 and 950 euros per month, making them accessible to young professionals and students on tighter budgets.
For mid-range Brussels neighborhoods like Schaerbeek, Forest, and Etterbeek away from the European Quarter core, typical one-bedroom rents fall between 1,000 and 1,200 euros per month, offering a balance between quality of life and affordability.
In premium Brussels neighborhoods like Ixelles (Châtelain, Avenue Louise), Woluwe-Saint-Pierre, and Uccle, high-end one-bedroom apartments command 1,300 to 1,500 euros per month, with two-bedroom apartments reaching 1,800 to 2,200 euros in the best locations.
You may want to check our latest analysis about the rents in Brussels here.
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Which Are the Up-and-Coming Areas to Invest in Brussels?
Which neighborhoods in Brussels are gentrifying and attracting new investors in 2026?
As of early 2026, the Brussels neighborhoods experiencing the most active gentrification and investor interest are Saint-Gilles (upper area near Ma Campagne), Schaerbeek (around Parc Josaphat and the Demolder-Riga corridor), Forest (near Altitude 100 and Parc Duden), and the Canal/Tour & Taxis district in the northern part of the city.
These gentrifying Brussels neighborhoods have seen annual price appreciation of 4% to 6% over the past two years, outpacing the Brussels regional average of 3% to 3.5%, as younger buyers and investors recognize the value gap compared to established premium areas like Ixelles.
Which areas in Brussels have major infrastructure projects planned that will boost prices?
The Brussels areas most likely to benefit from planned infrastructure projects are Schaerbeek (Metro Line 3 northern extension), the Canal zone in Molenbeek and Laeken (waterfront redevelopment), Evere (NATO proximity and RER/GEN rail improvements), and Anderlecht (urban renewal along the canal).
The most significant infrastructure projects currently underway or planned in Brussels include the Metro Line 3 extension from North Station through Schaerbeek to Bordet (expected completion after 2026), the Josaphat sustainable neighborhood creating 1,500 new housing units in Schaerbeek, and the Brussels Tram Plan adding 13 new lines by 2035.
Historically in Brussels, areas that gained new metro or tram connections have seen price increases of 5% to 15% within three years of the new service opening, based on patterns observed after previous transport infrastructure completions in neighborhoods like Stockel and Erasme.
You'll find our latest property market analysis about Brussels here.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Belgium versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which Areas in Brussels Should I Avoid as a Property Investor?
Which neighborhoods in Brussels with lots of problems I should avoid and why?
The Brussels neighborhoods that present the most challenges for property investors are certain parts of Molenbeek-Saint-Jean (particularly around the canal and Gare de l'Ouest), the area immediately surrounding Gare du Nord, some streets near Gare du Midi, and specific pockets of Anderlecht away from the renewal zones.
Each of these Brussels neighborhoods has distinct issues that affect investment returns:
- Molenbeek (canal area, Gare de l'Ouest): persistent reputation issues affect tenant quality and resale liquidity despite recent renewal efforts.
- Gare du Nord surroundings: high street-level crime and drug activity create tenant turnover and limit the pool of reliable long-term renters.
- Gare du Midi immediate area: transient population and safety concerns push quality tenants toward nearby Saint-Gilles, leaving lower rental demand.
- Outer Anderlecht (away from CityDox and canal): weak public transport connections and limited amenities make properties harder to rent at competitive yields.
For these Brussels neighborhoods to become viable investment options, they would need sustained improvements in public safety metrics, better transport connectivity, and visible commercial investment that signals neighborhood momentum to both tenants and future buyers.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Brussels.
Which areas in Brussels have stagnant or declining property prices as of 2026?
As of early 2026, the Brussels areas showing the weakest price performance are parts of Molenbeek-Saint-Jean, Saint-Josse-ten-Noode, and certain outer sections of Anderlecht, where prices have remained essentially flat or grown below inflation over the past two to three years.
These underperforming Brussels neighborhoods have experienced real price stagnation of approximately 0% to 1% annually after adjusting for inflation, compared to the Brussels regional average of 3% to 4% nominal growth, representing a significant opportunity cost for investors.
The underlying causes of price stagnation differ by Brussels area:
- Molenbeek-Saint-Jean: ongoing reputation challenges and safety perceptions limit buyer interest despite objective improvements in some streets.
- Saint-Josse-ten-Noode: Belgium's smallest and most densely populated commune struggles with limited green space and older housing stock with poor energy ratings.
- Outer Anderlecht: distance from urban renewal zones and weaker transport links create a two-speed market where only canal-adjacent areas appreciate.
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Which Areas in Brussels Have the Best Long-Term Appreciation Potential?
Which areas in Brussels have historically appreciated the most recently?
The Brussels areas that have delivered the strongest price appreciation over the past five to ten years are Ixelles, Etterbeek, the upper part of Saint-Gilles, and Schaerbeek around Parc Josaphat, all of which have benefited from sustained demand and limited new supply.
These top-performing Brussels neighborhoods have achieved notably different appreciation rates:
- Ixelles: approximately 40% to 50% nominal appreciation over ten years, driven by international buyer demand and limited turnover.
- Etterbeek: around 35% to 45% over the decade, supported by steady EU institution employment and improving amenities.
- Saint-Gilles (haut): roughly 45% to 55% appreciation as gentrification transformed the area from affordable to sought-after.
- Schaerbeek (Josaphat area): approximately 30% to 40% growth with acceleration in recent years as the neighborhood's reputation improved.
The main driver of above-average appreciation in these Brussels areas has been the combination of constrained supply (limited new construction and high owner retention) meeting sustained demand from international professionals who prioritize walkability, transport access, and neighborhood character over pure space.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Brussels.
Which neighborhoods in Brussels are expected to see price growth in coming years?
The Brussels neighborhoods most likely to see above-average price growth over the next three to five years are Schaerbeek (especially around the Josaphat redevelopment), Forest (near Altitude 100), the Canal/Tour & Taxis district, and Evere (benefiting from NATO-related demand and improved rail connections).
Projected annual price growth for these high-potential Brussels neighborhoods is:
- Schaerbeek (Josaphat, Demolder-Riga): 4% to 6% annually as Metro Line 3 progress becomes visible and the sustainable neighborhood project advances.
- Forest (Altitude 100, Duden): 3.5% to 5% annually as spillover demand from Saint-Gilles and Uccle continues.
- Canal/Tour & Taxis: 4% to 5.5% annually as commercial and cultural developments transform the area's image.
- Evere: 3.5% to 4.5% annually driven by NATO employment stability and improving transport infrastructure.
The single most important catalyst for future price growth in these Brussels neighborhoods is the completion of announced transport infrastructure, particularly Metro Line 3 and the new tram connections, which historically have triggered the strongest appreciation when they move from planning to reality.
We made this infographic to show you how property prices in Belgium compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What Do Locals and Expats Really Think About Different Areas in Brussels?
Which areas in Brussels do local residents consider the most desirable to live?
The Brussels areas that local Belgian residents consistently rank as most desirable are Uccle (particularly around Altitude 100 and Fort Jaco), Woluwe-Saint-Pierre, Watermael-Boitsfort, and the Thabor-Ixelles border area, all characterized by green spaces, safety, and family-friendly amenities.
These locally-preferred Brussels neighborhoods stand out for specific qualities:
- Uccle: proximity to the Sonian Forest, village atmosphere with local shops, and excellent French-speaking schools.
- Woluwe-Saint-Pierre: very low crime rates, large parks, and access to both international and Belgian schools.
- Watermael-Boitsfort: smallest Brussels commune with forest access, Art Deco garden city architecture, and strong community feeling.
- Ixelles (residential areas): urban convenience with cultural amenities, walkable streets, and established neighborhood character.
The typical demographic in these locally-preferred Brussels areas includes established Belgian families, senior professionals, and retirees who prioritize space, greenery, and quiet over nightlife and urban energy.
Local preferences in Brussels often differ from what foreign investors target, with Belgians valuing suburban qualities like gardens and parking while international buyers focus on central walkability and proximity to the European Quarter.
Which neighborhoods in Brussels have the best reputation among expat communities?
The Brussels neighborhoods with the strongest reputation among expat communities are Etterbeek and Ixelles near the European Quarter, Woluwe-Saint-Pierre near international schools, Uccle around the European School, and the upper part of Saint-Gilles for younger international professionals.
These expat-favored Brussels neighborhoods are preferred for practical reasons:
- Etterbeek/European Quarter: walking distance to EU institutions, multilingual services, and established expat social networks.
- Woluwe-Saint-Pierre: access to the European School and other international schools, English-speaking pediatricians and services.
- Uccle: proximity to the European School II in Laeken via good transport links, plus international shopping at nearby malls.
- Saint-Gilles (upper area): trendy restaurants and bars, Art Nouveau character, and a creative international community.
The typical expat profile in these Brussels neighborhoods includes EU civil servants and consultants (concentrated in Etterbeek), diplomatic families (in Uccle and Woluwe-Saint-Pierre), and young international professionals working for NGOs or multinationals (in Saint-Gilles and Ixelles).
Which areas in Brussels do locals say are overhyped by foreign buyers?
The three Brussels areas that locals most commonly describe as overhyped by foreign buyers are the Grand Place historic center, Avenue Louise in Ixelles, and the immediate European Quarter around Schuman, all of which command premium prices that locals often consider unjustified by actual livability.
Locals believe these Brussels areas are overvalued for specific reasons:
- Grand Place area: tourists dominate street life, few useful daily shops, and noise from bars makes it impractical for residents.
- Avenue Louise: traffic congestion, commercial rather than residential character, and prices driven by prestige rather than comfort.
- European Quarter (Schuman): dead on weekends, limited restaurants and shops, designed for offices rather than neighborhood living.
Foreign buyers typically value these Brussels areas for their international recognition, perceived prestige, and investment liquidity, while locals prefer neighborhoods with authentic daily life, local shops, and community atmosphere that tourists rarely discover.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Brussels.
Which areas in Brussels are considered boring or undesirable by residents?
The Brussels areas that residents most commonly describe as boring or undesirable are Haren, Neder-Over-Heembeek (certain sections), outer Ganshoren, and parts of Berchem-Sainte-Agathe away from the commercial center, all characterized by limited amenities and car-dependent lifestyles.
Residents find these Brussels areas less appealing for specific reasons:
- Haren: industrial character, limited public transport, and few restaurants or cultural amenities despite low prices.
- Neder-Over-Heembeek (outer areas): disconnected from central Brussels, car-dependent, and lacking the village charm of Watermael-Boitsfort.
- Outer Ganshoren: generic suburban character without the green spaces that make Uccle or Watermael-Boitsfort desirable.
- Outer Berchem-Sainte-Agathe: far from metro lines, limited nightlife, and few destinations worth walking to.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Brussels, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Statbel (Belgian Statistical Office) | Official government statistics based on notarial deed records. | We used Statbel for median prices by commune and property type. We treated their Q3 2025 data as the foundation for all Brussels price comparisons. |
| Immoweb Price Estimates | Belgium's largest property portal with real-time market pricing data. | We used Immoweb for price-per-square-meter estimates at commune and street level. We cross-checked their figures against Statbel deeds to validate accuracy. |
| Federia (Belgian Real Estate Federation) | Industry body publishing rental market barometers based on member data. | We used Federia's Brussels lease barometer for rent levels and vacancy rates. We projected their 2024 data forward using NBB inflation forecasts. |
| Global Property Guide | Independent research firm tracking yields across international markets. | We used their Q3 2025 Belgium yield analysis to validate our gross yield calculations. We compared their methodology against our own rent-to-price ratios. |
| Airbtics | STR analytics provider tracking Airbnb performance metrics globally. | We used Airbtics for neighborhood-level occupancy and revenue data. We validated their Brussels figures against Inside Airbnb listing counts. |
| KBC Brussels Bank | Major Belgian bank with dedicated Brussels real estate expertise. | We used KBC's neighborhood guides and market reports for local context. We relied on their up-and-coming area analysis to identify gentrification trends. |
| Fednot (Notary Federation) | Professional body publishing transaction-based price barometers quarterly. | We used Fednot for new-build versus existing property price differentials. We tracked their transaction volume data to assess market liquidity. |
| Brussels Economy and Employment | Official regional government body regulating tourist accommodation. | We used their guidance to explain short-term rental registration requirements. We monitored their enforcement announcements for regulatory risk assessment. |
| Brussels Mobility | Regional government transport authority managing infrastructure projects. | We used their project maps to identify areas benefiting from future transport improvements. We tracked Metro Line 3 and tram plan timelines for price impact analysis. |
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