Published on and written by Cyril Jarnias
Investing in Belgian real estate remains, backed by figures, a solid strategy. A mature property market, moderate but steady economic growth, strong rental demand, a structural housing shortage, and a stable legal framework: all the ingredients are present for a long-term wealth-building investment.
Property markets differ significantly from one city to another in Belgium, whether in terms of prices, rents, or yields. This disparity concerns major cities like Brussels, Antwerp, Ghent, Liège, Namur, and Charleroi, as well as coastal towns and smaller regional capitals. The key question for an investor is therefore no longer whether to invest in Belgium, but rather to identify the most relevant location.
This guide is based on recent data (price per m², yields, growth over 5 to 10 years, rental vacancy, infrastructure projects) to review the cities and especially the most promising neighborhoods for a rental investment in Belgium.
A Belgian Market Structurally Supportive for the Investor
The Belgian residential market ticks several boxes sought by prudent investors: macroeconomic stability, moderate real estate cycles, absence of a clear bubble, and strong urbanization.
Belgium has approximately 11.6 million inhabitants, with 98% in urban areas. GDP exceeds 578 billion dollars, with expected growth around 1.5 to 2% per year until 2028. The country benefits from an AA rating with a stable outlook, reflected in a strong banking system and relatively attractive financing conditions.
In terms of real estate, the evolution of prices illustrates this steady progression without overheating:
| Period | Average Annual Increase in Residential Prices |
|---|---|
| 2010–2016 | +2 to 3% |
| 2016–2020 | +3 to 4% |
| 2020–2022 (post-Covid) | +4 to 6% |
| 2023–2025 | +2 to 4% |
Belgian apartments have seen their median price rise by nearly 60% between 2010 and 2025, equating to about 3.6% per year. Adjusted for inflation and interest rates, most major institutions (banks, NBB, KBC, etc.) now consider the market to be broadly balanced: the overvaluation excesses identified a few years ago have largely been absorbed thanks to a cooling-off in 2022–2023.
Belgium is expected to lack nearly 375,000 housing units by 2030 due to a deficit in new construction and sustained demand.
At the national level, the average gross rental yield hovers around 4.2%, with peaks significantly higher in some secondary cities or up-and-coming neighborhoods. Net of expenses, investors typically achieve between 2.5 and 4%.
For a rental investment, it is crucial to target properties that offer a good balance between immediate rental yield (cash flow) and medium to long-term capital appreciation potential. This involves analyzing dynamic markets, often on the outskirts of major cities or in growing secondary cities, where rental demand is strong and acquisition prices allow for decent profitability, while also benefiting from future development projects or transport axes.
Brussels: Premium Neighborhoods, Transforming Municipalities, and Expansion Zones
The country’s capital and de facto capital of the European Union, Brussels remains the engine of the Belgian property market. It hosts European institutions, NATO, nearly 90,000 companies (including 2,000 multinationals), an extremely international population (more than half of the working population born abroad), and a near-uninterrupted rental demand.
An Expensive but Liquid Market, Boosted by International Presence
Average prices in Brussels are among the highest in Belgium:
| Property Type (Brussels) | Average Price per m² (2024–2025) |
|---|---|
| Apartment | ≈ €3,400–€3,520/m² |
| House | ≈ €3,240–€3,300/m² |
Disparities between municipalities are enormous, however. In Ixelles or Etterbeek, the price per square meter for an apartment often exceeds €4,500, while municipalities like Schaerbeek or Forest show prices around €3,000–€3,500/m². For houses, Uccle far exceeds an average price of €750,000, while Anderlecht or Molenbeek hover around €350,000.
Regarding rents, the Brussels median rent has skyrocketed in recent years: +10.6% in 2023, over 15% in two years, reaching approximately €1,100 for the median rent and €1,249 on average for all types of housing combined. The increase is even more pronounced in some high-demand neighborhoods: Saint-Gilles saw its rents jump by over 17% in one year. Woluwe-Saint-Pierre, Uccle, Ixelles, and Woluwe-Saint-Lambert lead in rents, well above €1,300 monthly.
For the investor, gross rental yields on apartments are around 5.5% on average, with a range of about 4.9 to 6% depending on property type and neighborhood. Net of expenses and taxes, it’s more like 3.5 to 4.5%, which remains very decent for such a liquid and international market.
European Quarter, Etterbeek, Ixelles: Security Through Institutional Demand
For a profile seeking above all rental security and long-term appreciation, the ideal core remains the perimeter “European Quarter – Etterbeek – Ixelles”.
This neighborhood, centered on Schuman Square and Leopold Park, benefits from a strategic location in immediate proximity to European institutions. It concentrates high-end offices, excellent transport infrastructure, parks, and services. The market is characterized by some of the highest rents in Brussels, an extremely low vacancy rate, and demand supported by European officials, lobbyists, consultants, and diplomats with substantial budgets. The sustainability of the ecosystem is reinforced by recent major pre-lease contracts, such as those of the Commission and Parliament in projects like LOOM or Monterra.
Etterbeek, a residential municipality bordering this European core, benefits directly from this proximity: a varied housing stock, international schools, shops, excellent connections. The rental market there is very tight, with low vacancy and solid rents. Yields there are moderate (around 4–4.5% gross) but the appreciation outlook is robust.
Ixelles, finally, combines this institutional base with a strong “lifestyle” dimension: bars, restaurants, boutiques, art, and nightlife around Flagey, the Ixelles Cemetery, or the Chaussée d’Ixelles. Prices are among the highest in Brussels, but increases are regular: +1.5% over three months and +2.2% year-on-year recently, on an already high base. It’s a typical choice for the wealth-building investor: expensive to buy, solid on resale, very low rental risk.
Saint-Gilles, Schaerbeek, Forest: The “Value” Bets Within the Dense City
A few tram or metro stops from the European Quarter, other municipalities offer a more “value” profile: prices still relatively affordable compared to Brussels City or Ixelles, but with strong catch-up dynamics.
The Saint-Gilles neighborhood experienced a rent increase of over 17% in one year, illustrating strong rental market tension. This dense and well-served sector, mixing modest populations, artists, young professionals, and new businesses, offers high gross yields and strong appreciation potential, attracting a growing number of investors.
Schaerbeek benefits from a dual movement: on one side, its beautiful tree-lined boulevards and bourgeois houses are seeing renewed interest; on the other, major projects like the redevelopment of the Josaphat site or the development of new neighborhoods enhance overall attractiveness. Varied architecture, parks, easy connection to the center and airport: the ingredients are there for a gradual rise, with price levels still below “premium” municipalities.
Forest, finally, is typically a “catch-up” municipality: average prices below the Brussels average, proximity to the center, presence of major projects (transformation of the Forest Abbey for €22 million, link with the redevelopment of the West area or Mediapark), a mixed residential and creative atmosphere. Investors find a better gross yield and a high probability of appreciation if the momentum continues.
Anderlecht, Molenbeek, Laeken, Evere, Jette: The Frontlines of Transformation
Further on the periphery or along the canal, several municipalities combine attractive entry prices and major urban planning programs. This is where some of the best “price/potential” ratios in the region can be found.
– Anderlecht benefits from vast renewal projects (CityDox, Key West in the canal zone, redevelopment of squares, creation of green spaces) and easier access to highways. Prices there remain significantly below the Brussels average, with houses around €350,000. For an investor ready to accept an environment still in transition, the yield is above average, with significant room for revaluation.
The municipality of Molenbeek-Saint-Jean, despite a still delicate reputation, is undergoing rapid transformation in certain neighborhoods, particularly along the canal. Driven by targeted urban projects and strong demographic pressure, rental demand is sustained. Unlike the soft appreciation bets of Ixelles or Uccle, investing in Molenbeek is considered more speculative. However, it already offers high gross yields, around 4.2%, with additional upside potential if urban renewal operations succeed.
– Laeken benefits from major infrastructure and urban planning projects, as well as its strategic position towards the north of Brussels. The combination of still affordable prices, often larger housing, and improved connections (tram, rail, road) offers good ground for a medium/long-term investor.
– Evere, backed by NATO and multinational headquarters, is increasingly on the radar. Prices per m² (approximately €3,055 for apartments) remain slightly below central municipalities, while the population has grown by 19% in ten years. It’s a logical spot to target expatriates from the Atlantic Alliance and major employers, with good depth of demand.
– Jette mainly attracts families seeking greenery while remaining in the city. Its rents remain below €1,000 on average, but demand is constant and occupancy high, including in short-term rentals. The investor finds more stability than spectacular yield here, but with limited risk.
In summary, Brussels lends itself to two major strategies: securing assets in “blue chip” municipalities (European Quarter, Etterbeek, Ixelles, Uccle) or aiming for better yield and catch-up potential in transforming municipalities (Saint-Gilles, Schaerbeek, Forest, Anderlecht, Molenbeek, Laeken, Evere, Jette).
Antwerp: The Outperforming City, With Star Neighborhoods Like ‘t Zuid
Antwerp is the big winner of the past decade: property prices have jumped over 50% in ten years, an unmatched performance in Belgium. The country’s second largest metropolitan area, Europe’s second largest port, capital of diamonds and fashion, the city combines economic weight, international appeal, and cultural dynamism.
Prices and Yields: A Still Favorable Compromise
Average prices in Antwerp, despite this increase, remain below those of Brussels:
| Indicator (Antwerp) | Approximate Value |
|---|---|
| Avg. apartment price per m² | ≈ €2,930 |
| Avg. house price per m² | ≈ €2,600 |
| Avg. gross yield for apartments | ≈ 5.1% |
| Gross yield range | ≈ 3.3 to 6.0% |
Studios offer particularly high yields, around 6% gross, while family houses are more around 5%. Net of expenses, yields remain solid (4–5% in good neighborhoods), with appreciable room for appreciation if the long-term trend continues.
‘t Zuid and Nieuw Zuid: Cultural Heart and Booming Neighborhood
If one had to name only one emblematic neighborhood to invest in Antwerp, it would be ‘t Zuid. This sector, south of the city center, combines flagship museums (M HKA Museum of Contemporary Art, FOMU Photo Museum), trendy restaurants and bars, galleries, and concept stores. It regularly features in the media as one of the most “hype” places in Belgium.
The neighborhood achieves intermediate gross rental yields, estimated between 4 and 5%.
Right next door, Nieuw Zuid, a vast redevelopment project on a former railway site, adds a “new generation” component: low-energy buildings, local amenities (restaurants, supermarket, gallery), housing targeting managers and expatriates. The program, launched in the early 2010s, shows occupancy rates around 98% for rentals, making it a relatively predictable cash machine for the long-term oriented investor.
Eilandje, Zurenborg, Berchem: Other Attractive Hubs
Other neighborhoods in Antwerp deserve particular attention.
A former port district transformed into a dynamic residential and cultural zone, offering modern properties with water views and privileged access to cultural life.
New or renovated apartments, often with water views, in a completely transformed neighborhood.
Close to the MAS museum and modern public spaces, in a neighborhood with both a residential and cultural vibe.
Prices higher than average, offset by very low vacancy rates, indicating strong demand.
– Zurenborg, famous for its Belle Époque houses around Cogels-Osylei, attracts a public sensitive to architectural heritage. The neighborhood, with its very cozy Dageraadplaats square, functions like a “village within the city” where demand is strong and stable.
– Berchem combines townhouses, parks, and family-oriented neighborhood life. A good compromise for an investor targeting middle or upper-income families, with steady rents.
– Neighborhoods like Borgerhout, Den Dam, or Hoboken still offer lower entry points, but are also part of partial gentrification and urban renewal trends.
Overall, Antwerp represents an ideal city for those looking to combine above-average rental yield (often around 5.5% gross) and potential capital appreciation, provided they select well-connected neighborhoods supported by major projects (ring road, port, “diamond district”, new offices).
Ghent: The Ideal Combo of Students + Tech + Price Growth
Ghent is often presented as the city offering the best balance between rental yield and capital appreciation. The figures confirm this reputation.
Over five years, prices have increased by approximately 21%. For 2023 alone, the increase reached 12.5%, and analysts were anticipating around 10% in 2024 for some segments. Simultaneously, the rental market is boosted by over 65,000 students and a booming tech scene (20% growth in the number of start-ups in one year, accelerator funding, government support for innovation hubs).
This is the net yield after expenses captured by investors on well-located studios or small two-bedroom apartments.
Neighborhoods to Target in Ghent
Even though the city is relatively compact, certain sectors stand out:
– Neighborhoods close to the university and the historic center concentrate the bulk of student and young professional demand. The chronic shortage of student housing and studios keeps vacancy rates very low (only around 4% for the city) and pushes rents upward.
– Sectors like Watersportbaan, around the sports area and the canal, have shown strong historical price increases and retain good potential, between student housing, young households, and urban transformation.
Well-connected residential areas, such as Ledeberg or the ‘arts quarter’ (located between the historic center and Sint-Pieters station), offer a good balance between price per m² and rental demand.
Also noteworthy: municipal soft mobility policies (bike lanes, pedestrianization) have already caused price increases of around 10% near these developments, highlighting the importance of considering urban projects in neighborhood selection.
For an investor, Ghent is thus a prime location for student housing (studios, student rooms, shared housing) but also for small apartments aimed at young tech and research professionals. Rental risk there is very contained, as is the probability of long-term price declines.
Liège: Top Yields and Infrastructure Boom
Often considered the outsider among major Belgian cities, Liège is changing its image. It is now the most affordable large city to buy in, while offering the best rental yields among the country’s metropolises.
Low Prices, High Yields
| Indicator (Liège) | Approximate Value |
|---|---|
| Avg. apartment price per m² | ≈ €2,426 |
| Avg. house price per m² | ≈ €1,790 |
| Avg. net yield (apartments) | ≈ 5–6% |
| Avg. gross yield (apartments) | ≈ 4.7–5.4% |
In other words, you buy 30 to 40% cheaper than in Brussels or Antwerp, while collecting proportionally high rents. Studios and small dwellings outperform there, with net yields potentially exceeding 6%.
The city experienced a 12% increase in rents in a recent period, boosted by students, healthcare workers, and cross-border commuters.
Outremeuse and Neighborhoods in Transformation
Within Liège, some sectors are particularly noteworthy, starting with Outremeuse, a neighborhood located on an island in the middle of the Meuse River. It recorded annual yields of around 8.4% in the last measured period, thanks to a mix of affordable housing, lively neighborhood life, proximity to the center, and tourist/cultural flow.
Other areas benefit from major infrastructure projects:
The imminent commissioning of the new tram line will durably structure the hierarchy of property values along its route. According to Belgian studies on other cities, properties located near stations traditionally see their prices increase by 15 to 20%.
– The Citygate II project and operations to renew the Meuse riverbanks are modernizing the city’s image and creating new attractive residential neighborhoods.
For an investor seeking pure yield while betting on a catch-up effect in the medium term, Liège therefore offers a rarely matched equation: low entry ticket, significant rental income, heavy infrastructure projects, low vacancy, and growing dynamism.
Namur and Charleroi: The Resurgence of Central Wallonia
Long lagging behind Flanders and Brussels, Wallonia is experiencing a renewed interest, particularly since the spectacular drop in property registration fees for owner-occupied housing (reduced from 12.5% to 3% in 2025) – a measure that has indirectly pushed prices up by attracting new buyers. Beyond this fiscal effect, two cities stand out for the investor: Namur and Charleroi.
Namur: A Regional Capital Moving Upmarket
Namur, capital of the Walloon Region, sees its administrative role strengthened with increased regional fiscal autonomy and the development of new political and administrative headquarters. Its population now exceeds half a million at the level of the enlarged entity, and real estate transactions are increasing.
Over five years, prices have increased by about 18%, with average rental yields around 6% and population growth of 1.5%.
For an investor, targeting apartments close to administrations, train stations, and amenities (hospitals, university, shops) allows capturing stable demand from civil servants, young professionals, and students, while benefiting from the city’s gradual move upmarket.
Charleroi: Industrial Transformation and “Turbo” Yield
Charleroi perhaps best symbolizes the transformation of former Walloon industrial towns. Recent indicators are impressive: approximately 15% price increase over five years, +7.1% for the median house price in 2024, gross rental yields nearing 7.2% on average, and over 70% of new real estate projects focused on sustainability.
The Charleroi Creative District and a FEDER Mobility Plan are reshaping the city center through pedestrianization and new transport, while the HealthTech sector attracts startups and international investors.
For an investor, Charleroi is clearly a yield bet: still very affordable prices, high rental flows, but a still mixed image and dependence on the success of transformation projects. Well-chosen, a property near the center, transport axes, or health hubs can however offer a yield/appreciation combination hard to find elsewhere in the country.
Leuven and Heverlee: The Quiet Strength of Student Property
With over 64,000 students in 2024, including more than 15,000 internationals, Leuven is the quintessential university town. KU Leuven, a world-class university, attracts more students and researchers each year, which durably supports housing demand.
Supply, however, struggles to keep up. Authorities acknowledge an increased need for student housing, and vacancy is virtually non-existent in sectors near the campus.
Gross rental yields range between 4 and 5.5%, with net yields estimated around 2.5 to 3.5% for well-managed properties.
The neighborhood of Heverlee, just south of the city, attracts particular attention: immediate proximity to faculties, large green spaces (Arenberg Park), good public transport links. Improved public connections have further increased its attractiveness. Investing in small apartments or shared housing units in this sector allows betting on a steady flow of student and young researcher tenants, with very low vacancy risks.
For an investor seeking an almost bond-like asset indexed to inflation, Leuven constitutes a top-tier option.
Bruges and Ostend: The “Tourism” and Second Homes Logic
Tourist cities have a different investment profile: often volatile rental yields depending on the season, high exposure to short-term rental platforms, but potential for appreciation driven by land scarcity and international renown.
Bruges: Historic Center Under Pressure, Moderate Yield
A UNESCO World Heritage site, Bruges attracts over 8.3 million visitors per year, nearly 90% of them foreigners. The historic center is saturated: real estate supply is very limited, which sustains a high price level (nearly €3,000/m² for apartments) and continuous, albeit moderate, increase (about +3% expected in some annual projections).
High occupancy rate for tourist rentals in Bruges in some reference years.
Ostend: The Coast, Airbnb Figures, and the Resilience of Seaside Resorts
Ostend fully benefits from the enthusiasm for seaside stays. Prices increased by approximately 2.2 to 2.6% recently for houses and apartments, while tourist rentals show remarkable results: around 219 nights rented per year on average with an occupancy rate of about 60%, and a daily rate nearing €132.
On the classic residential segment, gross yields around 4.2% remain respectable. For an investor accepting the complexity of short-term rentals (management, regulation, seasonality), Ostend can offer an interesting mix of high cash flow in high season and long-term valuation linked to coastal land scarcity.
Flemish Secondary Cities: Mechelen, Hasselt, Kortrijk
Beyond the major hubs, several medium-sized Flemish cities prove very interesting for those seeking a good balance between entry price, yield, and growth potential.
Mechelen: Between Brussels and Antwerp, the Soaring Ascent
Located equidistant from Brussels and Antwerp, Mechelen saw its price per square meter jump from €2,744 at the end of 2023 to nearly €3,916 in 2024. This impressive rise is explained by a combination of very good connectivity (fast rail links, a €170 million bypass project improving mobility) and growing residential attractiveness for young households working in the two major metropolises.
The city gained over 8,000 inhabitants between 2010 and 2024, rising from 80,940 to over 89,000 residents.
Hasselt: Affordable Capital, Catch-Up in Progress
Hasselt, capital of the province of Limburg, is the most affordable capital city in the country: in 2023, the average price of an apartment there was around €256,500, slightly above the provincial average (≈ €245,900). Over ten years, however, prices have climbed by about 37%, and analysts anticipate a further increase of around 3% in 2025.
The city of Hasselt, thanks to its efficient transport network and human scale, attracts more and more households. For an investor, it represents an opportunity to enter at still moderate prices in a market in a catch-up phase, aiming for decent yields and a slow but steady progression in values.
Kortrijk: The City of Cross-Border Workers
Kortrijk benefits strongly from flows of cross-border workers coming from France. This cross-border demand stimulates housing needs, while French investors are showing interest in the local market. Gross yields on apartments hover around 3.7 to 4%, with a price per m² and rent level remaining reasonable.
The city is thus in a zone of equilibrium: neither exceptional yields like Charleroi, nor already very high valuation like Brussels, but a supportive market, driven by the economic reality of daily commutes.
How to Choose Your Neighborhood According to Your Investor Profile
Faced with this mosaic of cities and neighborhoods, the central question is that of the match between your profile and the market typology.
The main strategy families can be summarized as follows:
| Main Strategy | Typical Cities / Neighborhoods | Suitable Investor Profile |
|---|---|---|
| Long-term “premium” capitalization | European Quarter, Ixelles, Etterbeek, Uccle, ‘t Zuid, Bruges center | Wealth-building, risk-averse, 10–20 year horizon |
| High yield + catch-up bet | Liège (Outremeuse, tram zones), Charleroi center, Saint-Gilles, Schaerbeek, Forest, Molenbeek, Anderlecht | More aggressive, ready to accept a transitioning environment |
| “Student-proof” rental security | Ghent (campus areas), Leuven & Heverlee, Namur center | Long-term, tolerant of moderate yields, seeking near-zero vacancy |
| Balanced yield / growth mix | Antwerp (‘t Zuid, Eilandje, Zurenborg, Berchem), Ghent (Watersportbaan, Ledeberg), Namur, Mechelen | Balanced, seeking both cash-flow and appreciation |
| Tourism / seasonal positioning | Bruges, Ostend | Accepting income volatility and regulatory constraints |
In all cases, the factors to check at the micro-neighborhood level are similar:
The following elements, based on market studies, significantly influence demand and property value in the medium and long term.
Proximity to a train station, tram or metro stop (potential impact of +15 to +20% on long-term value).
Road accessibility and quality of roadways (+10% on average on demand).
Presence of schools, hospitals, shopping centers (+12% on values observed in several studies).
Development or redevelopment of parks and green spaces (+8% typical around such developments).
Local policy regarding energy renovation (impact on future value and possibilities for rent indexation).
Conclusion: Belgium, a Rational Playground for the Patient Investor
Unlike some hyper-speculative European markets, Belgium offers an environment where real estate performance is mainly explained by fundamentals: land scarcity in major cities, underproduction of housing, economic dynamism of hubs like Brussels, Antwerp, or Ghent, the rise of transforming Walloon cities, and the lasting appeal of major universities.
Belgian real estate market data indicates overall correct valuation, without a fire sale or bubble. The best investment opportunities lie in pockets of local inefficiency, such as price gaps between neighboring municipalities (Ixelles and Forest in Brussels) or between neighborhoods in the same city (‘t Zuid and Borgerhout in Antwerp, Outremeuse and some neglected neighborhoods in Liège or Charleroi).
By combining fine-grained data analysis (prices, yields, vacancy, demographics, infrastructure projects) and an understanding of the local context (neighborhood atmosphere, image, local political trajectory), the investor can build a diversified portfolio in Belgium, combining very secure investments and reasonably aggressive bets.
The key to success lies not only in the choice of city, but in the choice of the neighborhood – and sometimes, the street or tram stop – where one decides to anchor their capital for the next fifteen years.
A French business owner, around 50 years old, with a well-structured financial portfolio in Europe, wanted to diversify part of his capital into residential real estate in Belgium to seek rental yield and exposure to a stable Eurozone market. Allocated budget: €400,000 to €600,000, without recourse to credit.
After analyzing several markets (Brussels, Antwerp, Ghent), the chosen strategy consisted of targeting a residential income property or a large apartment in a dynamic neighborhood of Brussels or Antwerp, combining a target gross rental yield of 6–7% – “the higher the yield, the greater the risk” – and medium-term appreciation potential, with a total ticket (acquisition + notary fees + potential works) of around €500,000.
The mission included: selection of the city and neighborhood, referral and management by a local network (real estate agent, notary, tax specialist), choice of the most suitable structure (direct ownership or via a Belgian holding company), and definition of a diversification plan over time.
This type of support allows the investor to benefit from the opportunities of the Belgian market while controlling legal, tax, and rental risks and integrating this asset into an overall wealth strategy.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
