Areas of operation · Neder-Over-Heembeek (sub-zone of Brussels City)
Real Estate Expertise in Neder-Over-Heembeek
Certified property expert in Neder-Over-Heembeek (NOH): certified valuation in this rapidly developing sub-zone. Price per m² and 2026 market.
Neder-Over-Heembeek — NOH to those in the know — is one of the most atypical sub-zones in Brussels: administratively attached to Brussels City, it retains a semi-rural and village character that distinguishes it radically from the Pentagon. Property appraisal in NOH is practised in a context of accelerated transformation, where old farmhouses stand alongside new-build programmes and where the market oscillates between some of the Region’s lowest prices and a revaluation potential linked to ongoing development projects. It is a valuation terrain that demands nuance.
The Property Market in Neder-Over-Heembeek
Price benchmarks · Neder-Over-Heembeek
Price ranges by neighbourhood
Median house prices — indicative ranges, see the full detail in our guide property prices in Brussels.
NOH displays median prices of €2,800/m² for houses and €2,400/m² for flats, with a significant increase of +3.5% year-on-year. This progression reflects a catch-up effect: NOH had long remained on the margins of Brussels’ property dynamic.
NOH’s residential plateau — around Avenue du Tyras and Rue de Beyseghem — concentrates the best-valued properties: three- and four-sided houses between €2,800 and €3,400/m², with 3 to 6-are gardens in a quiet and verdant environment.
The ancient village of Neder-Over-Heembeek, around the Church of Saint Nicolas, retains a nucleus of old houses and converted farmhouses. Prices vary there (€2,200 to €3,000/m²) depending on condition and heritage charm.
New neighbourhoods arising from the conversion of military and hospital sites (former military hospital, barracks) offer new flats between €2,800 and €3,200/m², attracting first-time buyers seduced by the prices and contemporary standards (EPC A-B rating, terraces, underground parking).
Lower NOH, towards the canal, remains the most affordable area (€2,000 to €2,400/m²), with a partly industrial old fabric and conversion opportunities.
Neder-Over-Heembeek’s Neighbourhoods
- Residential plateau (Tyras)Family houses on verdant plots, highest prices in the sub-zone.
- NOH VillageHistoric nucleus, old houses, farmhouses, heritage charm.
- VersaillesResidential, houses from the 1930s–50s, pleasant area.
- Former military hospitalSite under conversion, future 800–1,000 home neighbourhood.
- HarenheydeTransitional zone with Haren, very low entry prices.
- Canal (bank)Industrial fringe under transformation, conversion potential.
Dominant Property Types
Post-war single-family houses (1950–1975) dominate the plateau: 130–200 m² on 3–6 are plots in various functional styles (bungalows, split-levels).
Farmhouses and old houses in the village constitute rare rural heritage. New-build flats (military site) introduce modern stock: 55–100 m², high EPC, underground parking. A few buildable plots remain — a rarity conferring high relative land value.
What Drives Property Value in NOH
In Neder-Over-Heembeek, several factors weigh particularly on value:
- Development projects: military site conversion will significantly densify NOH — the expert assesses impact on existing properties.
- Buildable plots: land valuation integrates planning prescriptions, service connections and geotechnical constraints.
- Residual rural character: old agricultural buildings require specific expertise between existing structure value and transformation cost.
- Developing accessibility: the planned arrival of tram 9 will affect valuations near the route.
For any property valuation in NOH, it is essential to project medium-term trends.
Client Case in Neder-Over-Heembeek
”Your report identified a setback zone not mentioned in the sale documents, reducing extension potential. We negotiated €15,000 below the asking price.”
property owners assisted in Brussels
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Neighbouring Municipalities and Sub-zones
NOH borders Laeken to the south, which offers a more urban fabric and comparable prices in its better neighbourhoods. Evere to the east presents a rapidly rising residential market. Haren to the north-east shares the same peripheral character, with even more accessible prices.
Nearby
Neighbouring municipalities & our services
Laeken
Real estate expertise in Laeken, neighbouring Neder-Over-Heembeek (sub-zone of Brussels City).
View municipalityEvere
Real estate expertise in Evere, neighbouring Neder-Over-Heembeek (sub-zone of Brussels City).
View municipalityHaren
Real estate expertise in Haren, neighbouring Neder-Over-Heembeek (sub-zone of Brussels City).
View municipalityFrequently asked questions
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