The best neighbourhoods to invest in Brussels 2026
Analysis of the most promising Brussels neighbourhoods for rental investment in 2026. Prices, yields, urban projects and capital gain potential.
Overview of Brussels municipalities
Brussels has 19 municipalities with very different profiles. The price gap ranges from 2,650 EUR/m2 (Anderlecht) to 4,800 EUR/m2 (Ixelles). Gross yield varies from 3.2% (Woluwe-Saint-Pierre) to 4.2% (Schaerbeek). Choosing the right municipality is as important as choosing the right property.
| Municipality | Price/m2 | Rent 2 bed. | Gross yield | Profile |
|---|---|---|---|---|
| Schaerbeek | 2,900 EUR | 830 EUR | 4.2% | Revaluation |
| Saint-Josse | 2,750 EUR | 800 EUR | 4.0% | Yield |
| Anderlecht | 2,650 EUR | 760 EUR | 4.0% | Revaluation |
| Forest | 3,100 EUR | 850 EUR | 3.8% | Revaluation |
| Etterbeek | 3,600 EUR | 900 EUR | 3.5% | Safe bet |
| Ixelles | 4,200 EUR | 980 EUR | 3.3% | Premium |
| Woluwe-Saint-Lambert | 3,800 EUR | 900 EUR | 3.3% | Family |
Municipalities in revaluation (Schaerbeek, Forest, Anderlecht) offer the best potential for capital gains combined with above-average gross yield.
Municipalities in revaluation
Schaerbeek — yield + potential
Schaerbeek is the most promising Brussels municipality in 2026. Neighbourhood contract projects around the Formation station, renovation of Avenue Louis Bertrand and new shops are progressively transforming the municipality. Prices are still 15 to 20% below Etterbeek, for a sometimes equivalent location. Gross yield: 4.2%.
Forest — moving upmarket
Forest benefits from the extension of tram 3 and the pedestrianisation of certain axes. Lower Forest (towards Midi) offers accessible prices and a direct city-centre connection. Upper Forest (towards Uccle) is already gentrified. The potential lies in the intermediate zone. Gross yield: 3.8%.
Anderlecht — the long-term bet
Anderlecht is the cheapest Brussels municipality (2,650 EUR/m2). Renovation projects around the canal and the Midi station offer revaluation potential over 5-10 years. Risk is higher than in other municipalities: select the neighbourhood carefully.
The safe bets
Etterbeek
A family-friendly, well-connected municipality near the European quarter. High prices but very strong rental demand (expats, EU civil servants). Near-zero vacancy, premium tenants. Ideal for a wealth-building investment.
Ixelles
The most expensive municipality after Woluwe-Saint-Pierre. Modest gross yield (3.3%) but quality tenants (ULB students, expats, young executives). Historic capital gains are solid (+3.5%/year over 10 years).
Woluwe-Saint-Lambert
A family neighbourhood, quiet and green. High prices but exemplary stability. Ideal for letting to families or expats with children. Long leases and very low turnover.
For first-time investors, the total abatement of registration fees in Brussels (for properties < 600,000 EUR) significantly reduces the entry cost and improves net yield by 0.5 to 1 point.
Areas to watch
Some Brussels areas carry higher risks:
- Central Molenbeek: very low prices but reputation issues, high vacancy in some neighbourhoods. The canal area is being revalued but progress is slow.
- Haren: limited transport, few shops. The NEO projects (Heysel) could change things long-term but current rental potential is limited.
- Neder-Over-Heembeek: remote residential area, limited rental demand.
Do not confuse low prices with bargains. A property at 2,000 EUR/m2 with 15% vacancy costs more than one at 3,500 EUR/m2 with 2% vacancy. The net yield calculation must always factor in actual vacancy.
Investment strategy in Brussels
For a first Brussels investment:
- Target Schaerbeek or Forest: decent yield, capital gain potential, active market
- Budget: 180,000 to 250,000 EUR for a 2-bedroom
- Favour EPC A-C properties to benefit from the 2026 lease reform
For a wealth-building investment:
- Target Etterbeek, Ixelles or Woluwe: maximum safety, solid capital gains
- Budget: 250,000 to 400,000 EUR
- Accept a gross yield of 3.2-3.5% in exchange for near-zero risk
In all cases, a professional lease and rigorous rental management are essential to optimise your Brussels investment.
Analysis based on sale prices per municipality (Statbel Q1 2026), average rents (Immoweb barometer Q1 2026) and official urban development projects (municipal development plans). Gross yields are calculated per municipality for 1- to 3-bedroom flats.
Frequently asked questions
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Schaerbeek and Saint-Josse offer the best gross yields (4.0-4.2%) thanks to still moderate prices. Anderlecht and Molenbeek also offer above-average yields but with higher risk.
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Expensive municipalities (Ixelles, Etterbeek, Woluwe) offer lower gross yield (3.2-3.5%) but maximum safety: near-zero vacancy, premium tenants and solid capital gains. It is a wealth-building investment.
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The Schaerbeek-Formation neighbourhood contract, the Midi district renovation, the NEO project at Heysel and the pedestrianisation of certain axes in Forest are the main projects that will impact prices in the next 3-5 years.
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