Ixelles, Schaerbeek, Saint-Gilles or the city centre? An analysis of occupancy rates and average prices by neighbourhood to help you make the best investment decision.
Brussels is a city of many faces for a short-term rental investor. EU capital, home to NATO and the European Commission, a city of international conferences, a cultural hub and a fast-growing tourist destination — rental demand here is diverse, steady, and driven by very different flows depending on the neighbourhood. But not all locations are equal. Here is our on-the-ground analysis after several years of active management across Brussels, backed by real data from our short-term rental management portfolio.
Our analysis rests on three complementary key indicators: the average nightly rate (ADR — Average Daily Rate), the average annual occupancy rate, and RevPAR (Revenue Per Available Night). Together, these three indicators give a true picture of a neighbourhood's real profitability, well beyond the simple prices shown on the platforms.
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The Brussels-Capital Region is made up of 19 administratively distinct municipalities, each with its own demand profile, tourist or business appeal, and specific level of profitability for short-term rental. Here is our full analysis:
Average rate: 95 € – 155 €/night | Occupancy: 72–84% | Annual revenue, 2-bed: 26 000 € – 38 000 € | Draws: EU quarter, ULB, Flagey, the Ixelles ponds, Châtelain
Ixelles attracts a demanding, financially solid international clientele: diplomats, consultants, cultural travellers and well-off families. Demand is particularly strong during European Parliament sessions and EU Council summits. Apartments with a terrace let for 18–25% more. This is our number-one recommendation for an investor looking to combine a high occupancy rate with a premium price.
Average rate: 70 € – 105 €/night | Occupancy: 65–76% | Annual revenue, 2-bed: 20 000 € – 28 000 € | Draws: Art Deco/Art Nouveau architecture, an emerging food scene, Gare du Nord | Purchase price: 3 200 € – 4 800 €/m²
Long underrated, Schaerbeek offers the best ratio between purchase price and rental yield in Brussels in 2026. Its remarkable Art Deco and Art Nouveau architecture attracts cultural travellers, while its proximity to Gare du Nord appeals to business clientele.
Average rate: 70 € – 108 €/night | Occupancy: 68–78% | Annual revenue, 2-bed: 20 000 € – 27 000 € | Draws: Art Nouveau architecture (Horta), place du Châtelain restaurants, wine bars, Horta Museum | Loyalty: 20–30% of bookings are repeat guests
Saint-Gilles has established itself as one of the most appealing neighbourhoods for a trendy, culturally curious clientele. Several Hexuvium owners in Saint-Gilles get 20 to 30% of their bookings from direct returns or word of mouth. This neighbourhood attracts guests who come back regularly.
Average rate: 95 € – 180 €/night | Occupancy: 78–91% | Annual revenue, 2-bed: 28 000 € – 42 000 € | Draws: UNESCO-listed Grand-Place, Manneken Pis, Sablon, Marolles | Watch out: co-ownership rules are often restrictive
The historic core has an exceptional density of tourism. In high season (spring, autumn, Christmas markets), the occupancy rate can top 88%, with ADRs reaching 160 € – 220 €/night for a well-positioned property. Ideal if you have a solid operational team. Always check the co-ownership rules before buying in this area.
Average rate: 80 € – 120 €/night | Occupancy: 70–80% | Annual revenue, 2-bed: 22 000 € – 30 000 € | Draws: EU quarter proper (Schuman, Parliament), Square de Meeus | Guest profile: EU officials, lobbyists, business lawyers
The EU quarter proper is the least visible segment in the media but the steadiest in all of Brussels. Demand is almost constant across 10 months of the year, driven by stays of 3 to 14 nights — guests who pay well, cause little damage and leave good reviews.
Average rate: 120 € – 200 €/night | Occupancy: 55–68% | Annual revenue, 2-bed: 22 000 € – 34 000 € | Draws: Upmarket residential area, quiet, Sonian Forest | Average stay length: 7–21 nights
Uccle attracts business travellers on long assignments — guests who pay well and leave good reviews. Fewer turnovers, high ADRs, guests who care a lot about functionality (a proper desk, ultra-fast internet) and quiet. Platforms such as Homads or Spotahome help reach this corporate clientele.
Average rate: 110 € – 170 €/night | Occupancy: 52–65% | Annual revenue, 2-bed: 18 000 € – 28 000 € | Draws: Sonian Forest, garden-city architecture, exceptional quiet | Guest profile: Families, expat executives, corporate retreats
Average rate: 60 € – 90 €/night | Occupancy: 58–70% | Annual revenue, 2-bed: 14 000 € – 20 000 € | Draws: Cantillon Museum, the RSCA Football Museum, the Anderlecht Abattoirs | Purchase price: 2 800 € – 3 800 €/m² (the most affordable in Brussels)
Anderlecht has seen accelerated gentrification since 2022, driven by creative studios and trendy restaurants opening around the Abattoirs. Purchase prices remain the most affordable in the Brussels region, with significant capital-gain potential over 5 years.
Average rate: 58 € – 85 €/night | Occupancy: 55–68% | Annual revenue, 2-bed: 12 000 € – 18 000 € | Draws: The canal, Recyclart, an emerging music scene, proximity to the Pentagon | Purchase price: 2 900 € – 4 000 €/m²
Molenbeek is undergoing a spectacular urban transformation around the Brussels canal. Pioneer investors backing this neighbourhood today are positioning assets with strong appreciation potential over 7–10 years.
Average rate: 65 € – 95 €/night | Occupancy: 60–72% | Annual revenue, 2-bed: 15 000 € – 22 000 € | Draws: Forest National (concert venue), Forest Park, a quiet residential feel
Average rate: 60 € – 85 €/night | Occupancy: 58–70% | Annual revenue, 2-bed: 13 000 € – 19 000 € | Draws: UZ Brussel (university hospital), VUB, the Atomium (15-minute walk) | Guest profile: Patients' families, students, Atomium/Mini-Europe visitors
Proximity to UZ Brussel generates specific, steady demand: families of hospitalised patients, doctors on assignment, visiting researchers. This underrated segment shows a very low cancellation rate and stays of 5 to 21 nights.
Average rate: 70 € – 105 €/night | Occupancy: 60–74% | Annual revenue, 2-bed: 16 000 € – 24 000 € | Draws: The Atomium, Mini-Europe, the Royal Greenhouses, the Japanese Tower, the Chinese Pavilion
Laeken benefits from the Atomium's tourist flow (600,000 visitors/year) and the Royal Greenhouses (open to the public for 3 weeks in spring — an exceptional demand spike with occupancy rates of 95% during those 3 weeks).
Average rate: 75 € – 110 €/night | Occupancy: 65–76% | Annual revenue, 2-bed: 17 000 € – 25 000 € | Draws: NATO headquarters, Brussels Airport (15 minutes away), Brussels Expo | Guest profile: NATO staff, transit travellers, international delegations
Average rate: 85 € – 130 €/night | Occupancy: 58–70% | Annual revenue, 2-bed: 18 000 € – 28 000 € | Draws: Woluwe Shopping Centre, parks, the Solvay Library, an expat community | Purchase price: 3 800 € – 5 500 €/m²
Average rate: 90 € – 140 €/night | Occupancy: 54–66% | Annual revenue, 2-bed: 17 000 € – 27 000 € | Draws: Quiet, parks, the Brussels Urban Transport Museum | Purchase price: 4 000 € – 6 000 €/m² (the highest outside Ixelles)
Average rate: 80 € – 120 €/night | Occupancy: 55–68% | Annual revenue, 2-bed: 16 000 € – 24 000 € | Draws: Sonian Forest, Val Duchesse, Rouge-Cloître
Average rate: 62 € – 88 €/night | Occupancy: 55–66% | Annual revenue, 2-bed: 13 000 € – 18 000 € | Draws: Proximity to the Koekelberg Basilica (panoramic view), quiet residential setting
Average rate: 65 € – 95 €/night | Occupancy: 58–70% | Annual revenue, 2-bed: 14 000 € – 20 000 € | Draws: The Sacred Heart Basilica (a breathtaking view over Brussels), an authentic neighbourhood
Average rate: 60 € – 85 €/night | Occupancy: 52–64% | Annual revenue, 2-bed: 12 000 € – 17 000 € | Draws: Family residential area, good public transport links
| City / Area | Average ADR | Occupancy | RevPAR | Annual revenue, 2-bed | Purchase price /m² |
|---|---|---|---|---|---|
| Brussels Ixelles | 95 € – 130 € | 74% | 80 € | 26–38 k€ | 4 500 € – 6 500 € |
| Brussels Pentagon | 100 € – 180 € | 83% | 107 € | 28–42 k€ | 4 000 € – 5 500 € |
| Brussels Schaerbeek | 70 € – 105 € | 70% | 60 € | 20–28 k€ | 3 200 € – 4 800 € |
| Bruges | 125 € – 175 € | 79% | 99 € | 34–42 k€ | 4 500 € – 7 000 € |
| Ghent | 85 € – 115 € | 71% | 63 € | 22–28 k€ | 3 500 € – 5 000 € |
| Antwerp | 90 € – 125 € | 69% | 66 € | 22–29 k€ | 3 800 € – 5 500 € |
| Liège | 70 € – 95 € | 62% | 48 € | 16–21 k€ | 1 800 € – 2 800 € |
| The Ardennes (rural gîte) | 100 € – 160 € | 66% | 79 € | 23–33 k€ | 1 200 € – 2 200 € |
Hexuvium / AirDNA 2025–2026 data, 2-bedroom apartment professionally managed with active dynamic pricing.
With a budget of 150 000 €, focus on Schaerbeek, Anderlecht or Molenbeek for a 30–45 m² studio. At this level, a well-equipped, well-managed studio can generate 950 € – 1 400 €/month gross, i.e. a gross yield of 7.5 to 11%. The low co-ownership charges in these neighbourhoods further improve net yield. This budget level suits a first rental investment with maximum leverage.
The mid-range budget opens the door to Saint-Gilles, Etterbeek, Forest and Jette for a 1- to 2-bedroom apartment of 50–80 m². In these neighbourhoods, a well-managed apartment generates 1 600 € – 2 400 €/month gross, with a gross yield of 6.5 to 9.5%. Ghent and Liège offer equivalent opportunities at more attractive purchase prices (2 400 € – 3 200 €/m²).
Above 500 000 €, you gain access to Ixelles, Uccle, Woluwe-Saint-Pierre or the premium Pentagon for apartments of 80–120 m². These properties generate the highest ADRs and RevPARs, and appreciate more in value. The gross yield (5–7%) is lower than in the more popular neighbourhoods, but offset by capital gains and the quality of the clientele (fewer incidents, longer stays, better reviews).
In Bruges, a budget of 500 000 € can buy a 120–150 m² townhouse with 3–4 bedrooms, capable of generating 45 000 € – 65 000 €/year gross with a clientele of families or tourist groups — among the best yields in Belgium at this price point.
The neighbourhoods where we expect the strongest rental appreciation over 5 years:
| Area | Dominant guest profile | Average stay length | Recommended channel |
|---|---|---|---|
| Ixelles / Etterbeek | EU officials, consultants, diplomats | 4–12 nights | Airbnb, Homads |
| The Pentagon | Cultural tourists, couples on a city break | 2–3 nights | Airbnb, Booking.com |
| Saint-Gilles | Bobo-cultural travellers, creatives | 3–5 nights | Airbnb |
| Uccle / Watermael | Expat executives, families, long assignments | 7–21 nights | Homads, Spotahome |
| Evere / Laeken | NATO staff, airport transit travellers | 3–7 nights | Booking.com, Airbnb |
| Jette | UZ Brussel patients' families, VUB researchers | 5–14 nights | Booking.com, Airbnb |
If you widen your geographic horizon beyond Brussels, Bruges offers exceptional tourist demand driven by its UNESCO World Heritage status — 8 million visitors a year for 120,000 residents. ADRs reach 120 € – 180 €/night in high season. Ghent, more balanced between cultural tourism and a university-driven business clientele, offers steadier demand across 12 months, with purchase prices that remain very reasonable (3 500 € – 5 000 €/m²).
The right neighbourhood is the one that matches your investor profile, your budget, your appetite for active management and your time horizon. At Hexuvium, we operate across all of these Brussels and Belgian markets, and we help you weigh up your options before any investment. Contact us for a personalised analysis of your rental project — we share our real-world performance data to inform your decisions.
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