The impact of airports, railways and roads on the choice of real estate in Nis

Better connectivity can increase the appeal of certain locations, but its real importance depends on the implementation of projects, the quality of the surroundings and the needs of future users.

Author: Nemanja Lazović | Lazović Real Estate

For the real estate market, I would not reduce the airport`s importance to the distance of the building from the terminal. International connectivity can be important to companies, business visitors and frequent travelers. Potential effects can occur through business accommodation, short-term lease or demand for logistics space, but their real size should be verified by data on demand and realized leases.

In housing, proximity to the airport can mean convenience, but also exposure to noise or additional traffic. A good road connection and a quality environment can be more beneficial than physical proximity alone. The increase in the number of passengers is not enough proof that apartment prices or rental income will rise.

On December 15, 2025, the European Investment Bank announced a package of 134 million euros for the modernization of the Niš-Dimitrovgrad connection. The package includes an EIB Global loan of 100 million euros for the reconstruction of the Sićevo-Dimitrovgrad section, electrification and signaling along the entire railway line, as well as an EU grant of 34 million euros for the railway bypass around Niš. It is a concrete financial package, and not the total value of all works in this direction. [2]

The EIB lists increasing railway capacity and safety and reducing traffic bottlenecks in the city as the project`s goals. [2] For real estate, it is important how these goals will be reflected on specific streets and plots: where the existing burden can be reduced, how the access to the new infrastructure will look like and what use of space will be allowed.

The eventual relief of the existing corridors could open up opportunities for better use of their environment. Such an outcome depends on the realization and future urban decisions. In the vicinity of the new route, noise, safety belts and access should also be assessed. The mere announcement of the bypass does not prove the future possibility of construction or the increase in the value of a particular plot.

Distance in kilometers does not always tell enough about the practicality of the location. Reliable access, public transport, safe pedestrian movement and travel times are often more important to everyday life. A new connection between the settlement and the main city road can change the buyer`s choice, while the renovation of the existing street can improve the conditions of use of the already built-up area.

A school, a kindergarten and a safe pedestrian connection are important to a family choosing a home. For a business tenant, access to an airport or highway exit may be more important. The buyer who is planning to let it out should additionally assess to whom he will offer the property and what are the real costs, idle periods and realizable income.