Knokke is committed to quality

Knokke-Heist continues to invest in quality, infrastructure and sustainable property development. From major urban projects to limited new-build developments and affordable housing: discover the choices that are helping to shape Knokke’s future.

Knokke is building on quality

Has the new majority brought about any changes to urban planning and property development in Knokke? Have any significant decisions been taken yet?

The new majority seems, above all, to be continuing along the lines set by previous administrative teams. There is no sign of a sudden change of course in urban planning or property development. The emphasis remains on continuity, quality and projects that strengthen the municipality in the long term.

The most significant investments are often less visible, but they are essential for the quality of life. Take, for example, the new fire station, costing around 13 million euros, which is replacing a building dating from the 1960s. The new police station for the Damme–Knokke-Heist area, representing an investment of around 32 million euros, also fits into this same rationale.

In addition, a new recycling centre is to be built along the Nederlandse Route, with a budget of around 6 million euros. Together, this amounts to nearly 50 million euros in basic infrastructure designed to sustainably support the quality of life in the seaside resort.

Furthermore, one of Belgium’s largest sewerage and water treatment projects has been underway since the autumn of 2024. The works, originally estimated at 35 million euros, will run until 2028 and involve replacing networks dating from the 1920s and 1930s, stretching from the Oosthoek and Hazegras via Zoutelaan to Lippenslaan. This is, as it were, the underground backbone of the Zoute.

The council is also using this opportunity to completely renovate the public spaces in the streets concerned, at a cost of a further 15 million euros. This, too, forms part of a total package worth almost 50 million euros.

In total, approximately 100 million euros is being invested in fundamental infrastructure, which is exceptional for a municipality of this size. On top of this comes the transformation of Léon Stynen’s Casino into an art gallery of European standing, a 110-million-euro project featuring a spacious landscape park. Completion is scheduled for around 2032, but this is already the largest public urban regeneration project Knokke-Heist has ever undertaken. The project is expected to give a significant boost to the Albertstrand neighbourhood and, in the long term, also have a positive impact on property values in the surrounding area.

What is the current average price per square metre for a flat with a sea view, compared with a similar flat without a sea view but situated close to the sea? How do prices differ in Albertstrand, Duinbergen and Het Zoute?

The price differences remain significant and are primarily determined by location, orientation, the width of the façade, the condition of the building and the quality of the finish. For new-build properties on the seafront, we currently see roughly the following price levels: Duinbergen Zeedijk from around 15,000 euros per m², Albertstrand Zeedijk around 20,000 euros per m² and Zoute Zeedijk around 30,000 euros per m². For existing properties, the price is generally noticeably lower, depending on the condition and renovation potential.

On the second line, up to Elizabetlaan, prices are usually 20 per cent to 50 per cent lower than on the Zeedijk. A sea view therefore remains a structural value factor, but the exact premium varies greatly depending on the building, floor level and quality of the view.

Is the market currently well balanced between existing properties and new-builds? Or, as in other towns, does it take too long for planning permission to be granted, resulting in too few new-builds coming onto the market?

The planning permission procedures in Knokke-Heist are neither noticeably shorter nor longer than in other Flemish municipalities. The real bottleneck is not so much administrative as it is spatial: there are fewer and fewer plots of land or buildings available on which new projects can be realised.

The market has adapted to this situation. The average property owner in Knokke is financially well-off, and in recent years we have seen a striking wave of extensive renovations of existing apartment blocks. These are being brought up to current technical, energy and quality standards.

This approach makes sense from both an environmental and an economic perspective. In many cases, the added value created by a thorough renovation exceeds the cost of the investment. We see the same phenomenon in Het Zoute, where villa developments from the 1950s and 1960s, following renovation, have regained an architectural appeal that is highly valued by buyers.

The balance in the market therefore revolves less around the contrast between old and new, and more around the combination of scarce building land and a clear improvement in the quality of the existing housing stock.

What is the current status of the project to convert the school site on Alfred Verweeplein into housing? How many new homes can we expect there? Is a new neighbourhood emerging here in the heart of Knokke?

The school site on Alfred Verweeplein, covering an area of approximately 12 hectares, was sold in September 2025. It is important, however, to put the timeline into the right context: the first construction work cannot begin until 2030 at the earliest, once the current school has moved.

The specific plans have not yet been finalised. However, the council’s urban development vision was clearly outlined at the time of the sale. The aim is to create a spacious, defining green space, complemented by villa-style residences. The built-up area will be strictly limited to a maximum of 35 per cent of the site.

All the signs point to this being a very high-end residential project, likely featuring larger flats in the centre of Knokke, less than 100 metres from the Royal Zoute Golf Club. The location is exceptional, and this scarcity will logically translate into prices befitting the character of the site.

In a market where the supply of new-build properties in Knokke remains limited, this type of development is a positive development. The project focuses not on volume but on quality, and will enhance the value of the entire neighbourhood in the long term.

What do you think of the decision to include 40 per cent affordable housing in new projects from now on?

Knokke-Heist faces a real demographic challenge. The ageing population is pronounced, young working residents are leaving the municipality, and buying a home has become prohibitively expensive for many. The age pyramid is clearly out of balance, which in the long term threatens the vitality and sustainability of the municipality.

This assessment is widely shared. The late Mayor Léopold Lippens had already pointed out that Knokke-Heist would need around 6,000 additional young residents, which corresponds to some 1,500 homes for young families. Both the majority and the opposition now recognise that action is needed.

The municipality has concrete levers at its disposal, including municipal land identified in recent years, to develop affordable housing under controlled conditions. To prevent speculation and safeguard the long-term social objective, schemes such as leasehold are being seriously considered, whereby the municipality retains ownership of the land.

Essentially, this is not about ideology, but about common sense. If essential professional groups such as the police, healthcare staff and emergency services can no longer live in Knokke-Heist, the very balance of the municipality itself will be jeopardised.