What rental yield can you expect in Belgium? (2026)

This blog post breaks down rental yields across Belgium in 2026, covering gross and net returns plus the neighborhoods where investors find the best opportunities.

We constantly update this article as new data becomes available.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Belgium.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Belgium. If you’d like to learn more about us, you can check our presentation page.

What are the rental yields in Belgium as of 2026?

What's the average gross rental yield in Belgium as of 2026?

As of early 2026, the average gross rental yield in Belgium sits at around 4.3%, meaning for every 100 euros of property value, landlords collect about 4.30 euros in annual rent before expenses.

Most residential properties fall within a realistic range of 3.5% to 5.5% gross yield, depending on whether you're buying in a premium or more affordable area.

This puts Belgium roughly in line with Western European averages, though lower than some Eastern European markets and slightly higher than Paris or Amsterdam.

The biggest factor shaping gross yields right now is the gap between purchase prices (which rose through 2024-2025) and rents (which increased more slowly due to indexation rules).

What's the average net rental yield in Belgium as of 2026?

As of early 2026, the average net rental yield in Belgium comes in at around 3.0%, what landlords keep after property taxes, insurance, maintenance, and other recurring costs.

The typical difference between gross and net yields runs about 1.0 to 1.5 percentage points, fairly standard for Western Europe but significant when starting from 4.3% gross.

The expense eating the biggest chunk is the annual property tax (precompte immobilier or onroerende voorheffing), which varies by commune and can run 1,500 to 3,000 euros yearly on a typical apartment.

Most investment properties deliver net yields between 2.2% and 3.8%, with the lower end in prime locations and the upper end in affordable neighborhoods with solid demand.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Belgium.

We made this infographic to show you how property prices in Belgium compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What yield is considered "good" in Belgium in 2026?

In Belgium in 2026, local investors generally consider a gross yield of 5% or higher to be "good," meaningfully above the 4.3% national average and suggesting a discounted purchase or strong rent-to-price dynamics.

The threshold separating average from high-performing properties falls around 5% gross, though anything above 6% usually comes with trade-offs like higher turnover, older stock, or more active management needs.

How much do yields vary by neighborhood in Belgium as of 2026?

As of early 2026, the spread between highest and lowest-yield neighborhoods typically runs 2 to 3 percentage points, meaning 5.5% gross in one commune and barely 3% in another just kilometers away.

Highest yields show up in improving inner-ring neighborhoods like Molenbeek, Anderlecht, or Schaerbeek in Brussels, Borgerhout or Deurne in Antwerp, and Dampoort in Ghent.

Lowest yields cluster in premium areas like Uccle, Woluwe-Saint-Pierre, and Ixelles in Brussels, or Zuid and Zurenborg in Antwerp, where buyers pay premiums rents don't match.

The main reason: purchase prices in desirable areas get bid up by owner-occupiers, while rents stay anchored to what tenants can afford monthly.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Belgium.

How much do yields vary by property type in Belgium as of 2026?

As of early 2026, gross yields range from roughly 3% for detached houses and villas up to 5% or more for studios and compact apartments.

Studios and one-bedroom apartments deliver the highest yields because tenants pay a premium per square meter for smaller, well-located units near transit.

Detached houses and villas deliver the lowest yields because their purchase prices include land premiums that rental income doesn't compensate at the same rate.

The key reason: purchase prices for larger properties climb faster than rents, while smaller units command relatively higher rents for their size.

By the way, you might want to read the following:

What's the typical vacancy rate in Belgium as of 2026?

As of early 2026, the average residential vacancy rate for well-priced rentals in Belgium's major cities runs 3% to 5%, roughly two to three weeks empty per year.

Vacancy rates range from under 3% in high-demand areas near universities and transit up to 7% or higher in weaker-demand towns or for overpriced units.

The main driver is location relative to employment and transit, with properties near Brussels' EU Quarter, Antwerp's port, or university towns filling fastest.

Belgium's vacancy rates compare favorably to European peers because structural demand drivers (EU institutions, ports, universities) keep urban rental markets tight.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Belgium.

What's the rent-to-price ratio in Belgium as of 2026?

As of early 2026, the average rent-to-price ratio in Belgium (annual rent divided by purchase price) sits at around 4.3%, essentially another way of expressing gross rental yield.

Buy-to-let investors consider a ratio above 5% favorable; since it equals gross yield, hitting that threshold means solid returns after costs.

Belgium's ratio falls mid-pack among Western European markets, below higher-yield destinations like parts of Germany but above expensive cities like Paris or Amsterdam.

We have made this infographic to give you a quick and clear snapshot of the property market in Belgium. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods and micro-areas in Belgium give the best yields as of 2026?

Where are the highest-yield areas in Belgium as of 2026?

As of early 2026, the highest-yield neighborhoods include Anderlecht, Molenbeek-Saint-Jean, and Schaerbeek in Brussels, Borgerhout in Antwerp, and Dampoort in Ghent.

In these areas, investors typically find gross yields of 5% to 6%, well above the 4.3% national average.

What they share: good transit connections, improving infrastructure, and purchase prices that haven't caught up to rental demand from young professionals and families.

You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Belgium.

Where are the lowest-yield areas in Belgium as of 2026?

As of early 2026, the lowest-yield neighborhoods include Uccle, Woluwe-Saint-Pierre, and Ixelles in Brussels, where gross yields often fall below 3.5%.

In these premium areas, gross yields typically range from 2.8% to 3.5%, making meaningful cash flow from rental income harder to achieve.

Yields compress here because owner-occupiers and wealthy buyers drive up prices to levels rental income cannot match.

Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Belgium.

Which areas have the lowest vacancy in Belgium as of 2026?

As of early 2026, the lowest-vacancy neighborhoods include Brussels' EU Quarter (Etterbeek and parts of Ixelles), areas near KU Leuven, and central Ghent near UGent.

In these areas, vacancy rates often run below 3%, meaning landlords experience less than two weeks vacancy per year.

The main demand driver: proximity to major institutions like EU/NATO offices in Brussels and large universities in Leuven and Ghent.

The trade-off: purchase prices tend higher, compressing gross yields even though steady occupancy provides reliable income.

Which areas have the most renter demand in Belgium right now?

The strongest renter demand is in Brussels' EU corridors around Etterbeek and Ixelles, Schaerbeek (better value with good transit), and Antwerp's inner ring around Borgerhout.

The tenant profiles driving demand: EU and international workers in Brussels, young professionals in their late twenties to forties, and post-graduate students in university cities.

In these neighborhoods, well-priced listings typically fill within one to three weeks, with landlords often receiving multiple applications.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Belgium.

Which upcoming projects could boost rents and rental yields in Belgium as of 2026?

As of early 2026, the top infrastructure projects expected to boost rents are Brussels Metro Line 3, the Tour and Taxis redevelopment, and the Liege tram corridor launched in late 2025.

Neighborhoods most likely to benefit include Schaerbeek and Evere along Metro Line 3, the Brussels-North area around Tour and Taxis, and central Liege near new tram stops.

Once operational, investors might expect rent increases of 5% to 15% in affected neighborhoods, though timelines can stretch and execution risk remains.

You'll find our latest property market analysis about Belgium here.

What property type should I buy for renting in Belgium as of 2026?

Between studios and larger units in Belgium, which performs best in 2026?

As of early 2026, studios and one-bedroom apartments outperform larger units on yield and often match them on occupancy, making them stronger for cash flow-focused investors.

Studios in well-located neighborhoods deliver gross yields of 4.5% to 5.5% (400 to 600 euros monthly on a 100,000 to 130,000 euro purchase), while larger units come in at 3.5% to 4.5%.

Studios outperform because tenants pay a premium per square meter for compact units near transit, and kitchens and bathrooms represent fixed value that doesn't scale with size.

Larger units can be better if targeting families or expat couples on multi-year contracts, since they stay longer and reduce turnover costs.

What property types are in most demand in Belgium as of 2026?

As of early 2026, apartments (particularly studios and one to two-bedroom units) are most in demand, driven by urbanization and preferences of young professionals and international workers.

Top three by tenant demand: compact apartments near transit, energy-efficient units with good EPC ratings, and row houses in commuter-friendly suburban areas.

The primary trend: younger households delaying homeownership, international workers on temporary Brussels contracts, and growing tenant awareness of energy costs.

Large detached houses and villas are underperforming in demand and likely to remain so, since the tenant pool willing to pay premium rents for that space is small.

What unit size has the best yield per m2 in Belgium as of 2026?

As of early 2026, units between 25 and 45 square meters (studios and compact one-bedrooms) deliver the best gross yield per square meter in Belgium.

For this optimal size, typical yield translates to 15 to 22 euros per square meter in monthly rent, compared to 10 to 14 euros for larger family units.

Very small studios (under 25 square meters) face regulatory and liveability constraints, while larger units (over 80 square meters) see tenants unwilling to pay proportionally more.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Belgium.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Belgium versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

What costs cut my net yield in Belgium as of 2026?

What are typical property taxes and recurring local fees in Belgium as of 2026?

As of early 2026, the annual property tax for a typical rental apartment runs 1,000 to 2,500 euros (roughly 1,050 to 2,650 USD), depending on commune and cadastral income.

Beyond property tax, landlords should budget for syndic fees (for apartments), running 50 to 150 euros monthly, plus occasional administrative charges.

These recurring costs typically represent 10% to 20% of gross rental income, explaining much of the gross-to-net yield gap.

By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Belgium.

What insurance, maintenance, and annual repair costs should landlords budget in Belgium right now?

Annual landlord insurance for a typical Belgian rental runs 200 to 600 euros, covering building, contents, and liability depending on scope.

For maintenance and repairs, budget 0.8% to 1.5% of property value annually, meaning 1,600 to 3,000 euros yearly for a 200,000 euro apartment.

The expense most commonly catching landlords off guard is boiler replacement, since Belgium's older housing stock means many buildings run aging gas systems.

Total combined budget for insurance, maintenance, and repairs: 2,000 to 4,000 euros annually.

Which utilities do landlords typically pay, and what do they cost in Belgium right now?

In most Belgian rentals, tenants pay electricity and gas directly, while landlords cover common building charges (lift maintenance, hallway cleaning, shared electricity) through the syndic.

For apartments, these landlord-paid charges usually run 50 to 150 euros monthly, though buildings with shared heating or lifts can push higher.

What does full-service property management cost, including leasing, in Belgium as of 2026?

As of early 2026, full-service management costs 5% to 10% of monthly rent (50 to 100 euros on 1,000 euro rent), covering collection, tenant communication, and repair coordination.

On top of management, tenant-placement fees typically equal one month's rent, covering advertising, viewings, and lease preparation.

What's a realistic vacancy buffer in Belgium as of 2026?

As of early 2026, landlords should set aside 4% to 8% of annual rental income as vacancy buffer, with lower end for high-demand cities and higher for suburban markets.

This translates to roughly two to four weeks vacancy yearly, though well-priced units in Brussels, Antwerp, or university cities often fill faster.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Belgium, we always rely on the strongest methodology we can and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used.

Source	Why it's authoritative	How we used it
Statbel - Real Estate	Belgium's official statistics office using registered sale deeds, making it the most reliable price anchor.	We used it to anchor purchase price benchmarks across property types and regions.
Statbel - House Price Index	The official Belgian house price index with regional breakdowns for understanding market momentum.	We used it to understand price trends and check whether yield changes come from price shifts or rent movements.
Global Property Guide - Belgium	Established international housing dataset with transparent yield methodology combining price and rent inputs.	We used it as our primary gross yield benchmark and cross-checked against local data to validate figures.
loyers.brussels	Official Brussels Region reference rent tool showing typical rent levels by dwelling type and location.	We used it to map rent differences across Brussels communes and understand yield variations.
Federia Rental Barometer	Industry federation analysis based on large sample of newly signed leases, giving real-time insight.	We used it to understand current rent trends and capture what's happening now in Belgium's leasing market.
Belgium.be - Rent Indexation	Official government portal explaining how rent indexation works for Belgian residential leases.	We used it to confirm how annual rent adjustments work and explain regional rent growth differences.
Statbel - Rent Calculator	Official source for the Health Index used to calculate residential rent indexation.	We used it to ground our rent growth discussion and expected increases on existing tenancies.
Wallonia Rent Observatory (CEHD)	Officially mandated Walloon rent observatory with structured, policy-backed methodology.	We used it to triangulate Wallonia rent levels and avoid over-reliance on listing data.
Brussels-Capital Region - Property Tax	Official Brussels regional guidance on the annual property tax all landlords pay.	We used it to explain how the precompte immobilier works and factored it into net yield calculations.
Vlaanderen.be - Property Tax	Official Flemish government guidance on how onroerende voorheffing is calculated.	We used it to confirm Flemish property tax mechanics and build costs into net yield estimates.
Wallonie.be - Property Tax	Official Walloon guidance on annual property tax collection.	We used it to confirm recurring tax nature and translate gross to net yields for Walloon properties.
CREG - Energy Market Dashboard	Belgium's federal energy regulator publishing structured market monitoring data.	We used it to understand utilities cost pressure for landlords paying common energy charges.
BRUGEL - Distribution Tariffs	Brussels' energy regulator with approved tariff decisions for 2025-2029.	We used it to explain Brussels utility cost shifts and factor into cost buffers for shared energy buildings.
Gestiplus - Management Fees	Belgian property manager publicly stating typical fee ranges in their market.	We used it to anchor property management cost assumptions and verified against other agencies.
Assuralia - Insurance Studies	Belgium's insurance federation publishing market-wide studies and indicators.	We used it to keep insurance assumptions realistic and aligned with Belgian market norms.
ECB Data Portal	Central-bank-grade European housing data used for macroprudential monitoring.	We used it to cross-check Belgium's price series against EU benchmarks.
Eurostat - House Price Statistics	Official EU statistics documentation explaining transaction and market indicators.	We used it for context on transaction dynamics and cross-country comparability.
STIB-MIVB - Metro Line 3	Official Brussels public transport operator documenting the Metro Line 3 extension.	We used it to identify infrastructure projects boosting rents, relying on official timelines.
Vlaanderen.be - Oosterweel Link	Official Flemish government announcement on major Antwerp ring road reconfiguration.	We used it to document infrastructure reshaping Antwerp neighborhood accessibility.
Brussels Times - Rent Reporting	English-language Belgian news outlet covering local real estate developments.	We used it for current rent levels and demand patterns, adding color to official statistics.