Sustainable Mobility and Real Estate: Creating Long-Term Value

January 13, 2026 | Reading time: 10 minutes

The Urban Land Institute (ULI) recently published a landmark report on the link between sustainable mobility and commercial real estate. A topic that may seem distant from the daily concerns of Belgian and European businesses, but which is actually at the heart of tomorrow’s challenges.

Why? Because the mobility of a building’s occupants represents the largest share of its total carbon footprint. And with the arrival of the CSRD directive in Belgium and across Europe, companies must now account for these emissions in scope 3.

The Context: Why This Convergence Now?

Growing Demand for Walkable Neighborhoods

The numbers speak for themselves. According to the National Association of Realtors (2023), 79% of Americans value the possibility of living in a place where they can easily walk to other places and amenities.

A Smart Growth America study (2020) shows that 66% of Americans believe their communities would be improved by investing more in public transit.

This demand is not uniquely American. In Belgium and Europe, we observe the same trends:

The enthusiasm for neighborhoods like Dansaert in Brussels, Het Eilandje in Antwerp, or Ghent city center
The growing valuation of apartments close to metro/tram stations
The success of new TOD (Transit-Oriented Development) neighborhoods like Tour & Taxis

Scope 3 Emissions: The Invisible Challenge

Most companies focus on their direct emissions (scope 1) and electricity consumption (scope 2). Yet, scope 3 emissions typically represent the largest share of total carbon footprint.

For a building, scope 3 emissions include:

Employee commutes
Visitor travel
Deliveries and pickups
Transport of construction materials

Concrete example: For an office building hosting 500 people of whom 80% drive alone, commuting-related emissions can represent 3 to 5 times the building’s direct emissions itself.

Regulatory Pressure Is Increasing

The CSRD (Corporate Sustainability Reporting Directive) progressively requires European companies to publish detailed information about their environmental impacts:

2025: Large companies already subject to NFRD (Non-Financial Reporting Directive) before 2024 (+500 employees)
2026: Other large companies (+250 employees)
2027+: Listed SMEs

Even companies not directly concerned will be impacted through their clients who will request ESG data for their own reporting.

The 5 Pillars of Sustainable Mobility (ModeScore)

ModeScore, a global certification organization, defines sustainable mobility around a building through 5 pillars:

1. Walking

Principle: Encourage pedestrian travel through quality urban environment.

In practice:

Wide and well-maintained sidewalks
Secure pedestrian crossings
Appropriate public lighting
Green infrastructure (trees, benches)

Belgian example: Brussels’ pedestrian zone transformed central boulevards into a pedestrian-priority area, significantly increasing commercial foot traffic.

2. Cycling and Micromobility

Principle: Encourage the use of bicycles and micromobility devices (scooters, monowheel, …).

In practice:

Protected bike lanes
Secure bike parking
Charging points for e-bikes
Showers and changing rooms in buildings

Belgian example: Ghent ranks 7th globally among bicycle-friendly cities (Copenhagenize Index 2025) thanks to exceptional cycling infrastructure.

3. Public Transit

Principle: Facilitate access to and use of public transportation.

In practice:

Proximity to metro/tram/bus stations
Real-time information screens in lobbies
Transit passes for employees
Seamless multimodal connections

Belgian example: TOD projects along Brussels’ S-network (Schaerbeek Formation, Delta, Forest Midi) directly integrate this logic.

4. Shared Vehicles

Principle: Reduce individual car ownership by promoting car-sharing.

In practice:

Dedicated spaces for shared vehicles
Partnerships with Cambio, Poppy, Free2Move
Flexible parking policy (fewer private spaces)

Belgian example: Some new Brussels buildings offer 0.3 parking spaces per unit but with Cambio access, versus 1.5 spaces traditionally.

5. Electric Vehicles

Principle: Support the transition to electric mobility.

In practice:

Charging stations in parking areas
Properly sized electrical infrastructure
Reserved spaces for electric vehicles

Belgian example: The Brussels Region now requires charging points in all new construction with car parking.

Concrete Real Estate Amenities

For Cycling and Micromobility

Secure Bicycle Storage

According to ModeScore, bicycle storage design is as important as quantity. Key elements are:

✅ Generous sizing

Accommodate a significant percentage of occupants
Plan for evolution (cargo bikes, larger e-bikes)

✅ Security and comfort

Optimal lighting
Video surveillance system
Access control
Adequate ventilation

✅ Accessibility

Compliant with standards for people with reduced mobility
Easy access without stairs
Automatic doors

✅ Equipment

Charging points for e-bikes
Basic repair tools
Bike pump

Estimated cost: 1 secure bike parking space = €500-800 versus €15,000-25,000 for an underground car space.

Showers and Changing Rooms

For office buildings, showers encourage cycling.

Measurable impact: A Virginia Tech study conducted in the Washington DC region demonstrates that employees with access to showers, lockers, and bike parking at work have a 4.86 times higher probability of cycling to work compared to those without any cycling infrastructure (Buehler, 2012).

Additionally, a British Council for Offices survey reveals that 38% of office employees would consider cycling to work if their workplace offered better facilities.

Recommended amenities:

Separate men’s/women’s showers and shower for people with reduced mobility
Secure lockers
Hair dryers
Mirrors and electrical outlets

Recommended ratio: 1 shower per 50 occupants in office buildings.

Green Infrastructure

Trees and green spaces around buildings significantly improve the quality of active travel trips.

Benefits:

Summer shade (crucial during heat waves)
Reduction of urban heat island effect
Improved air quality
Visual attractiveness

Investment: A mature tree can reduce ambient temperature by 2 to 8°C within a 10-meter radius.

For Public Transit

Real-Time Information (RTI) Screens

Installing RTI screens in building lobbies offers several advantages:

For occupants:

Reduced wait anxiety
Better trip planning
Increased public transit use

For the owner:

Strong signal of sustainability commitment
Commercial argument for prospective tenants
Moderate cost (€2,000-5,000 per installed screen)

Example: Casa Arabella in Oakland, California installed RTI screens in its lobby, contributing to 45% public transit usage among residents.

Transit Passes

For residential:
Some developers include transit passes (STIB/De Lijn/TEC) in charges, particularly for parking-free units.

Advantage: This allows reducing required parking ratio, generating significant savings (€15,000 to €25,000 per unbuilt parking space).

For offices:
In Belgium, transit passes remain 100% deductible for employers and constitute a non-taxable benefit for employees.

For Cars

Flexible Parking Policy

The parking revolution is underway. More and more cities are reducing or eliminating mandatory parking minimums in new real estate projects.

In Belgium:

Brussels: CoBrACE quota with parking maximums (not minimums)
Ghent: drastic reduction of minimums for TOD projects
Antwerp: differentiated parking policy based on public transit proximity

Innovative strategies:

1. Differentiated paid parking

1st car: €100/month
2nd car: €150/month
Car-free: €50/month rent reduction

2. Car-sharing spaces

2-3 Cambio/Free2Move spaces
Reduces need for private cars
Studies show 1 shared car can replace 8-10 private cars

3. Shared parking

Offices + residential = optimization
Offices use during day, residents during night

Electric Charging Stations

Growing obligation: More and more regions require charging points in new construction.

Brussels Region (since 2023):

1 charging point per 5 parking spaces (buildings +10 spaces)

Cost:

11kW charging station: €1,500-2,500 installed
Electrical infrastructure: €500-1,000/pre-wired space

ROI: Increased attractiveness + regulatory anticipation + asset valuation.

Inspiring Case Studies from ULI Report

The Underline (Miami, Florida)

The project: Transformation of the space beneath Miami’s elevated Metrorail into a 16 km (10-mile) linear park.

Financing: Public-private partnership

Achievements (2021-2024):

4 km built to date
2 million annual visitors
18 new businesses opened
$50 million annual economic impact
$3 billion new taxable value generated

Real estate impact:

The Link at Douglas project, adjacent residential development:

Reduces parking to 0.5 spaces per unit (versus 1.5 standard Miami)
Construction savings: ~€10,000 per unit
Reinvestment in sustainable infrastructure
100% leased in 4 months for first tower

Key quote: “Properties now advertise ‘on The Underline’ as a selling point. We’ve transformed what was a nuisance into a real residential asset.” – Patrice Gillespie-Smith, COO Friends of The Underline

MiLine Miami (Miami, Florida)

The project: Mixed-use development along the Ludlam Trail (former railway converted to 9.7 km path).

Particularity: The developer (ZOM Living) invested $3 million in constructing the trail itself.

Features:

1,000 units (3 phases)
2,000 m² retail
396 m trail built by developer
Bike parking: €15/month versus €50/month car (€100 for 2nd car)

Impact: Private investment in public infrastructure can create significant real estate value while benefiting the community.

PENN DISTRICT (New York)

The project: Redevelopment of 93,000 m² around Penn Station, the largest station in the western hemisphere (600,000 passengers/day).

Developer: Vornado Realty Trust

Investments:

Creation of Plaza33 (pedestrian space with greenery)
Modernization of 51,000 m² offices
Improvement of multimodal access (14 subway lines + regional trains)

Impact: Transformation of a chaotic transit hub into an attractive urban destination, significantly increasing the neighborhood’s real estate value.

Future development rights: Additional 93,000 m² authorized, conditional on market demand.

Application to Belgian and European Context

Existing and Future TOD Projects

Brussels:

Tour & Taxis: urban redevelopment integrated with tram project
Reyers: future multimodal hub (metro + tram)
Delta: densification around metro station
Schaerbeek Formation: TOD project along S-network

Ghent:

Oude Dokken: port reconversion emphasizing active mobility
Densification around Sint-Pieters Station

Antwerp:

Nieuw Zuid: new pedestrian and cycling neighborhood
Grondvesten: city-port reconnection via tram

Opportunities for Belgian and European Developers

1. Valorize public transport proximity

An apartment within 500m of a metro station sells on average 10-15% more than a comparable apartment further away.

2. Reduce parking costs

In Belgium, building a parking space costs:

Outdoor parking: €5,000-8,000
Underground parking: €15,000-25,000
Automated parking: €25,000-35,000

20% reduction in spaces = significant savings for reinvestment.

3. Anticipate CSRD

Companies seek well-connected offices to reduce their scope 3 emissions.

A building offering:

Direct metro/tram access
Complete cycling infrastructure
Mobility services

…can position itself as “CSRD-ready” and attract premium tenants.

4. Public-private partnerships

Belgian authorities seek private partners to activate:

Stations
Underutilized public spaces
Well-connected brownfield sites

Example: SDRB project calls in Brussels explicitly favor projects integrating sustainable mobility.

Favorable Regulatory Framework

Brussels Region:

Regional Mobility Plan (Good Move) encourages quiet neighborhoods
Tax deductions for cycling facilities in buildings
Mandatory charging points in new construction

Flemish Region:

“Fietssnelwegen” (cycle highways) program connecting cities
Subsidies for secure bike parking
Mobility integration in environmental permits

Walloon Region:

FAST plan (soft mobility)
Cycling infrastructure subsidies
RAVeL points (Autonomous Network of Slow Paths) to be valorized

Five Key Lessons for Belgium and Europe

1. Public-Private Partnerships (PPP) Are Essential

The success of projects like The Underline rests on close collaboration between:

Public authorities (infrastructure, regulation)
Private developers (development, activation)
Associations (animation, maintenance)

In Belgium: Tools exist (SDRB, Citydev, AG Vespa in Flanders) but must be activated more systematically.

2. Financial Incentives Work

For residents:

Included transit passes
Rent discounts for car-free
Car-sharing access

For developers:

Regional grants
Density bonuses
Reduced urbanization charges

3. Parking Regulation Must Evolve

Shifting from minimums (building obligation) to maximums (limitation) radically changes the economic equation.

Brussels is pioneering with the parking component of CoBrACE.

Goal: Free up land and budget for more sustainable mobility infrastructure.

4. Design Influences Behavior

A beautiful well-maintained green space encourages walking.
Clean modern showers encourage cycling.
Real-time information screens reduce public transit anxiety.

Investing in quality sustainable mobility amenities = investing in their effective use.

5. Accessibility and Equity Are Central

A successful TOD project must be accessible to all:

People with reduced mobility
Families with children
Elderly people
Low-income households

Gentrification risk: TOD projects can increase real estate prices and exclude already established populations.

Solution: Include social/affordable housing in TOD projects, as the Brussels Region already partially mandates (minimum 25% social housing in new projects over 3,500 square meters).

Conclusion: A Strategic Opportunity for Belgian and European Players

The Urban Land Institute report demonstrates that integrating sustainable mobility into real estate projects is not just about environmental responsibility. It’s an economic opportunity.

For developers, this means the following advantages:

Reduced construction costs (less parking)
Asset valuation (transport proximity)
Market differentiation
Regulatory anticipation (CSRD)

For tenant companies, this means the following advantages:

Reduced scope 3 emissions
Employee attractiveness (quality of life)
CSRD compliance
Brand image

For communities, this means the following advantages:

Neighborhood revitalization
Congestion reduction
Air quality improvement
Territory attractiveness

Belgium and Europe have considerable assets to succeed in this transition:

Dense public transport network (among Europe’s best)
Developed cycling culture (Ghent, Antwerp, Leuven)
Compact dense cities (ideal for active mobility)
Rapidly evolving regulatory framework

Scale is still missing. Examples exist but must multiply to truly transform our cities.

💬 Next Mobility Supports You

Are you a real estate developer, investor, or company seeking to integrate active mobility into your projects?

Next Mobility can help you:

Analyze your sites’ mobility potential
Design an adapted mobility strategy
Quantify economic and environmental impacts
Implement concrete solutions

📧 Contact us

📚 Sources

Urban Land Institute (2025). Sustainable Mobility and Real Estate: Opportunities for Creating Lasting Development Value. 22 pages.
Buehler, R. (2012). Determinants of bicycle commuting in the Washington, DC region: The role of bicycle parking, cyclist showers, and free car parking at work. Transportation Research Part D: Transport and Environment, 17(7), 525-531.
British Council for Offices (2019). Research on workplace cycling facilities.
ModeScore (2025). Certification framework for sustainable transportation in buildings.
National Association of Realtors (2023). Community and Transportation Preferences Survey.
Smart Growth America (2020). Public Opinion on Transportation Investment.
Copenhagenize Index (2025). Global Rankings of Bicycle-Friendly Cities.

Published January 13, 2026
Author: Nicolas Verstraete, Corporate Mobility Expert
Next Mobility