Between the city's priciest neighbourhood (Primăverii, about €5,638/m²) and the cheapest (Ferentari, about €1,389) the gap is about fourfold.
The average asking price for an apartment in Bucharest in Q2 2026: about €2,302 per usable m², according to Imobiliare.ro.
Primăverii, Kiseleff and Aviatorilor in Sector 1 all passed €5,500 per usable m² in Q2 2026.
Line M2 runs north to south as far as Berceni. The southern half of the A0 ring has been open since June 2025.
Where you work, how often you fly, your total budget, apartment or house with a garden, and the specific neighbourhood.
North or south Bucharest: the short answer
North Bucharest is the more expensive and sought-after part of the city: it has the airport, the big office hubs, the parks around the lakes, the priciest neighbourhoods, and the villa suburbs. South Bucharest is denser and more affordable, with neighbourhoods where the average price per m² is well below the city average. There is no "right" side: the choice depends on your budget, your lifestyle and your daily route.
"Moti, where should we buy, north or south?" It may be the most common question I get from people visiting Bucharest for the first time.
I always answer with a question: "What are you looking for?" Because the two halves of the city differ not only in price but in character. Let's go through the differences with data.
The price gap: what the data says
According to an Imobiliare.ro analysis for the second quarter of 2026, published by Ziarul Financiar in August 2026, the average asking price for an apartment in Bucharest was about €2,302 per usable m². The city's three most expensive neighbourhoods, all in the north, passed €5,500 per m²:
| Neighbourhood | Area | Average asking price (€/usable m², Q2 2026) |
|---|---|---|
| Primăverii | North, Sector 1 | 5,638 |
| Kiseleff | North, Sector 1 | 5,632 |
| Aviatorilor | North, Sector 1 | 5,541 |
| Bucharest average | Whole city | 2,302 |
| Ferentari | South, Sector 5 | 1,389 |
The gap between the city's most expensive and cheapest neighbourhood is roughly fourfold.
Note two things. First, these are asking prices, not transaction prices. Second, these are the extremes. Most neighbourhoods in both halves sit somewhere in between: the north also has mid-market areas, just as the south has new, sought-after projects. For the wider price picture, see our article on Bucharest prices.
The north: airport, offices and green space
The north concentrates most of what investors from abroad look for:
- The airport. Henri Coandă International Airport is in Otopeni, north of the city.
- Employment hubs. The office districts of Pipera, Floreasca and Barbu Văcărescu. We have a separate guide to Pipera.
- Green space and water. The parks and lakes of Herăstrău and Floreasca, and Băneasa forest.
- Villa suburbs. Beyond the city limits, in Otopeni, Corbeanca, Balotești and Snagov, neighbourhoods of private houses have been built over recent decades. Our own project is in Balotești, on this axis.
The north's main drawback is price, and traffic too: the DN1 heading north is congested at peak hours.
The south: affordability and density
The south is the part of the city where a budget goes further:
Don't buy on an announced infrastructure project. Buy on what exists, and treat the rest as a bonus.
- Lower prices. As the table shows, southern neighbourhoods sit well below the city average.
- Metro. Line M2 runs north to south and reaches Berceni, so some southern neighbourhoods are directly linked to the centre. Network details are on the Metrorex website.
- The ring motorway. The southern half of the A0 has been fully open since June 2025, according to the 130km.ro project tracker.
- Green space. Tineretului Park and Văcărești Nature Park.
The drawback: higher building density in many areas, and fewer international employment hubs nearby.
A quick comparison: north vs south
| Criterion | North Bucharest | South Bucharest |
|---|---|---|
| Price level | The highest in the city | Below the city average |
| Airport | Close (Otopeni) | Further, through the city or the ring |
| Metro | M2 to Pipera; M6 to the airport under construction | M2 to Berceni |
| A0 ring motorway | Partial, under construction | Southern half-ring open |
| Employment | Large office hubs | Fewer |
| Housing character | Premium apartments, suburban villas | Dense blocks, new projects at accessible prices |
What changes in the coming years
Both halves of the city are in motion. In the north, metro line M6 to the airport is under construction, with a declared opening date in 2029; details are in our guide to line M6. Parts of the northern A0 ring are still being built.
In the south, the big infrastructure is already open, and the question is mainly the quality of the project and the specific neighbourhood.
Don't buy on an announced infrastructure project. Buy on what exists, and treat the rest as a bonus.
How to choose: five questions
- Where will you work, or where will your tenants work? The daily route matters more than the address.
- How often are you at the airport each month? Investors who fly often value the north.
- What is the total budget, including taxes and costs?
- A city apartment or a house with a garden? Villas are mostly in the northern suburbs.
- Which specific neighbourhood? "North" and "south" are generalisations. The real decision is made street by street. A neighbourhood guide is in our article on Bucharest's best neighbourhoods.
Frequently asked questions
Which is more expensive, north or south Bucharest?
The north. According to an Imobiliare.ro analysis for Q2 2026, the city's three most expensive neighbourhoods, Primăverii, Kiseleff and Aviatorilor, are all in the north and pass €5,500 per usable m², against a city average of about €2,302.
What is the cheapest neighbourhood in Bucharest?
In the same analysis, Ferentari in the south of the city was the cheapest, at about €1,389 per usable m². A low price alone is no reason to buy; check the neighbourhood, the building and local demand.
Is south Bucharest connected to the metro?
Partly. Line M2 reaches the south as far as Berceni, and neighbourhoods along it are directly linked to the centre. Other southern areas rely on buses and trams.
Why do investors from abroad usually prefer the north?
Because of the proximity to the airport, the international office hubs and international schools, and its greener character. But this is a generalisation, and some buyers choose the south for the price.
Should I buy in the north because of the future M6 line?
Not as the only reason. The declared date is 2029 and the line has already slipped. The property should make sense with the transport that exists today.
The bottom line
North and south Bucharest are two different markets, with a fourfold price gap between the extremes. The north offers airport access, employment and green space; the south offers more accessible prices, with some of its infrastructure already in place.
If you are weighing the two sides, book a 30-minute call with me. We will go through your budget, your daily route and the specific neighbourhoods, north and south, even if in the end you don't buy from us.
Moti Azulay, Compass Group Romania
Sources and data: Imobiliare.ro price index (asking prices, Q2 2026) · Ziarul Financiar, ranking of the most expensive neighbourhoods (August 2026) · Metrorex, Bucharest metro network · 130km.ro, motorway project tracker.
This article is for general information only and is not legal, tax or financial advice. Prices are average asking prices for orientation only; before a transaction, check current data for the specific property and neighbourhood.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
