Brussels vs Suburbs: Where to Buy in 2025?

The Great Brussels Dilemma

Buy in Brussels or in its suburbs? This is the question thousands of prospective buyers ask themselves every year. Both options have their advantages and disadvantages, and the right choice depends on your profile, budget, and priorities. Let us analyze the key criteria to help you decide.

Property Price Comparison

Brussels-Capital Region

The median house price in Brussels stands at 480,000 euros in 2025, with huge variations between municipalities. The most expensive municipalities (Uccle, Woluwe-Saint-Pierre, Ixelles) exceed 600,000 euros, while more accessible ones (Anderlecht, Molenbeek, Saint-Josse) remain below 350,000 euros. For apartments, the median price is 250,000 euros.

The Suburbs (Flemish and Walloon Brabant)

The suburbs offer significantly lower house prices, with a median of 350,000 to 400,000 euros in Flemish Brabant and 280,000 to 350,000 euros in Walloon Brabant. Municipalities like Waterloo, Lasne, or Overijse remain expensive (450,000+ euros), but options like Tubize, Nivelles, or Vilvoorde offer better value per square meter.

What the Price Gets You

For 350,000 euros, you can acquire:

• In Brussels: a 2-bedroom apartment of 80-90 m² in a good municipality, or a house to renovate in a less prestigious municipality.
• In the suburbs: a 3-4 bedroom house of 150-180 m² with garden in Walloon Brabant, or a terraced house in Flemish Brabant.

Quality of Life

Brussels: The City at Your Fingertips

Brussels offers rich cultural life, diverse dining options, direct access to European institutions, and vibrant nightlife. Green spaces exist (Bois de la Cambre, Sonian Forest, Cinquantenaire Park) but are unevenly distributed. Urban density means more noise, less space, and often congested traffic.

The Suburbs: Space and Greenery

The suburbs attract with their green spaces, larger gardens, and better air quality. Municipalities like Tervuren, La Hulpe, or Rixensart offer an almost rural setting within 30 minutes of Brussels. The drawbacks: greater car dependency and a less rich cultural offering.

Transport and Mobility

Public transport coverage is a decisive criterion:

• Brussels: dense STIB network (metro, tram, bus), multiple railway stations, expanding cycling network. A car is often a luxury, not a necessity.
• Well-served suburbs: municipalities on RER/S lines (Ottignies, Wavre, Vilvoorde, Halle) offer a good compromise with 20-35 minutes by train to the center.
• Poorly-served suburbs: some municipalities require a car for all travel, adding a monthly cost of 300-500 euros (fuel, insurance, maintenance).

Schools and Education

Brussels offers a wider choice of schools (French-speaking, Dutch-speaking, European, international), but places are often scarce and waiting lists long, especially in the Dutch-speaking network. The suburbs, particularly in Flemish Brabant, offer quality schools with smaller class sizes, but language options are more limited (primarily Dutch-speaking in Flemish Brabant).

Taxation: A Major Difference

Property taxation varies considerably between Brussels and neighboring regions:

• Registration rights: 12.5% in Brussels and Wallonia, 3% in Flanders (own dwelling). For a 350,000-euro property, the difference is 33,250 euros between Brussels and Flanders.
• Brussels abatement: 200,000 euros for properties under 600,000 euros, which significantly reduces the gap for first-time buyers.
• Property tax: varies by municipality. Brussels municipalities generally apply lower surcharges than those in the suburbs.

Which Profile Suits Which Area?

Choose Brussels if you:

• Work in the center or European quarter
• Prefer public transport and cycling
• Enjoy cultural life and diversity
• Seek an apartment rather than a house
• Are a first-time buyer (200,000-euro abatement)

Choose the suburbs if you:

• Have a family and seek space
• Have a vehicle or work outside the center
• Prefer tranquility and nature
• Want a garden and a larger house
• Buy in Flemish Brabant (3% registration rights)

Compare detailed prices for Brussels municipalities and their suburbs on Immolytics to refine your choice.