Authored by the expert who managed and guided the team behind the Belgium Property Pack
Yes, the analysis of Brussels' property market is included in our pack
Everything in this article is based on data from official Belgian sources, industry reports, and our own market analysis.
We constantly update this blog post to reflect the latest rental yield figures and market conditions in Brussels.
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 Brussels.
Insights
- Brussels rental yields average around 4.6% gross in early 2026, but smaller units like studios can push past 6% in neighborhoods such as Anderlecht or Saint-Josse-ten-Noode.
- The gap between gross and net yields in Brussels is roughly 1.4 percentage points, mainly eaten up by the annual property tax (précompte immobilier) and condo charges.
- Over 55,000 households sit on the social housing waiting list in Brussels, which signals persistent rental demand pressure and helps keep vacancy rates near 3%.
- Ixelles and Woluwe-Saint-Pierre have some of the lowest yields in Brussels (often below 4% gross) because purchase prices are bid up for lifestyle, schools, and green space.
- Studios in Brussels typically yield 5.2% to 6.2% gross, but landlords should expect higher tenant turnover compared to larger apartments.
- Metro Line 3 construction is expected to boost rental demand along the north-south corridor, particularly in parts of Schaerbeek, Evere, and the Haren-Bordet axis.
- Energy performance (PEB rating) now directly impacts achievable rents in Brussels, as it is integrated into the regional rent reference framework.
- A realistic vacancy buffer for Brussels landlords is around 3% of annual rent, which translates to roughly 11 vacant days per year for a well-priced unit.
- Full-service property management in Brussels typically costs 8% to 10% of collected rent, plus a one-time leasing fee of about one month's rent.
- The rent-to-price ratio in Brussels sits at roughly 0.38% per month, meaning it takes about 22 years of rent to equal the purchase price of a typical property.
What are the rental yields in Brussels as of 2026?
What's the average gross rental yield in Brussels as of 2026?
As of early 2026, the estimated average gross rental yield in Brussels is around 4.6% when you mix all common property types together, from studios to townhouses.
That said, most typical residential properties in Brussels fall within a realistic gross yield range of 4% to 5.5%, depending on the neighborhood, unit size, and energy performance.
Compared to the rest of Belgium, Brussels sits in the middle of the pack, as smaller cities in Wallonia or Flanders can sometimes offer higher yields, but with less liquidity and weaker tenant demand.
The single biggest factor pushing or pulling gross yields in Brussels right now is the wide gap in purchase prices between communes, where buying in Anderlecht versus Ixelles can mean a two-percentage-point difference in yield even if rents are similar.
What's the average net rental yield in Brussels as of 2026?
As of early 2026, the estimated average net rental yield in Brussels is around 3.2% for a typical hands-off landlord who outsources management.
This means landlords in Brussels typically see a drop of about 1.3 to 1.5 percentage points between their gross and net yields, which is fairly standard for a regulated European capital.
The expense that bites the hardest in Brussels is the annual property tax (précompte immobilier), which varies by commune and cadastral income, and can easily represent one to two months of rent each year.
Most standard investment properties in Brussels deliver net yields between 2.5% and 3.8%, with the range depending on how much you spend on management, maintenance, and how efficiently you minimize vacancy.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Brussels.
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 Brussels in 2026?
In Brussels, a gross rental yield of 5% or higher is generally considered "good" by local investors, as it means you are beating the citywide average and likely bought in a value-oriented commune or found a well-priced deal.
The threshold that separates average properties from high performers in Brussels is usually around 5.5% to 6% gross, and reaching that level typically requires buying in a lower-price area like Anderlecht or Schaerbeek, or adding value through renovation or energy upgrades.
How much do yields vary by neighborhood in Brussels as of 2026?
As of early 2026, the spread in gross rental yields across Brussels neighborhoods is roughly 3.3% to 6%, meaning your return can nearly double depending on which commune you buy in.
The highest yields in Brussels typically show up in neighborhoods where entry prices are lower but renter demand remains solid, such as Anderlecht (around Cureghem), Molenbeek-Saint-Jean (near the canal), Schaerbeek (Helmet, Josaphat area), and Saint-Josse-ten-Noode.
On the flip side, the lowest yields tend to cluster in premium lifestyle zones where purchase prices are bid up for green space, schools, and prestige, including Ixelles (Châtelain, Flagey), Woluwe-Saint-Pierre (Stockel, Montgomery), Uccle, and Etterbeek.
The main reason yields vary so much across Brussels is that purchase prices swing dramatically between communes while rents do not scale at the same pace, so a cheaper entry price in Anderlecht delivers a higher yield even if the rent is only slightly lower than Ixelles.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brussels.
How much do yields vary by property type in Brussels as of 2026?
As of early 2026, gross rental yields in Brussels range from around 3% for large detached houses up to 6% or more for compact studios, so the property type you choose matters a lot.
Studios and small one-bedroom apartments currently deliver the highest average gross yields in Brussels, typically landing between 5.2% and 6.2%, because they command strong rent per square meter despite lower absolute prices.
Detached houses and larger villas sit at the bottom of the yield ranking in Brussels, often yielding only 3% to 4%, since their purchase prices are lifestyle-driven and rents cannot keep pace.
The key reason yields differ by property type in Brussels is that smaller units benefit from a larger tenant pool (young professionals, students, expats) and higher rent-per-square-meter, while big houses attract fewer renters and trade yield for stability.
By the way, you might want to read the following:
What's the typical vacancy rate in Brussels as of 2026?
As of early 2026, the estimated average residential vacancy rate in Brussels is around 3% for a well-priced, normal-quality rental unit.
Across different neighborhoods, vacancy rates in Brussels realistically range from about 2% in high-demand areas near the European Quarter to 5% or more for overpriced luxury units or properties with poor energy ratings.
The main factor driving vacancy rates in Brussels right now is energy performance, as tenants increasingly avoid units with bad PEB scores because of high utility bills, which can leave inefficient properties sitting empty longer.
Compared to national averages, Brussels enjoys relatively low vacancy thanks to its status as the EU capital, strong expat demand, and a social housing waiting list of over 55,000 households that signals persistent pressure on the rental market.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Brussels.
What's the rent-to-price ratio in Brussels as of 2026?
As of early 2026, the average rent-to-price ratio in Brussels is roughly 0.38% per month, meaning monthly rent equals about 0.38% of the property's purchase price.
For buy-to-let investors in Brussels, a rent-to-price ratio above 0.4% per month is generally considered favorable, as it translates to a gross yield above 4.8% and gives you more cushion to cover costs and still earn a decent return.
Compared to other European capitals, Brussels sits in a moderate position, offering better rent-to-price ratios than Paris or Amsterdam but lower than cities in Eastern Europe like Warsaw or Budapest where entry prices are cheaper.
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 Brussels give the best yields as of 2026?
Where are the highest-yield areas in Brussels as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Brussels are Anderlecht (especially around Cureghem and Saint-Guidon), Saint-Josse-ten-Noode, and Schaerbeek (particularly the Helmet and Josaphat areas).
In these top-performing areas, investors can typically expect gross rental yields in the range of 5% to 6.5%, depending on the specific street and property condition.
What these high-yield Brussels neighborhoods share is lower purchase prices combined with solid renter demand, often driven by density, good transit access, and proximity to job centers without the lifestyle premium of wealthier communes.
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 Brussels.
Where are the lowest-yield areas in Brussels as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Brussels are Ixelles (around Châtelain and Flagey), Woluwe-Saint-Pierre (especially Stockel and Montgomery), and Uccle.
In these low-yield areas, gross rental yields typically range from 3% to 4%, which is below the Brussels average and reflects the premium pricing of these desirable communes.
The main reason yields are compressed in these parts of Brussels is that purchase prices are driven up by lifestyle factors like green space, top schools, and prestige, while rents face affordability limits and cannot scale proportionally.
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 Brussels.
Which areas have the lowest vacancy in Brussels in 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Brussels are Etterbeek (near the European Quarter), parts of Ixelles (around Flagey), and the Woluwe communes (Woluwe-Saint-Pierre and Woluwe-Saint-Lambert).
In these low-vacancy areas, estimated vacancy rates hover around 1% to 2%, meaning properties rarely sit empty for more than a week or two between tenants when priced correctly.
The main demand driver keeping vacancy low in these Brussels neighborhoods is the combination of EU and international employer proximity, excellent schools, and strong transport links, which creates a deep and stable tenant pool.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices are significantly higher, so while you get peace of mind on occupancy, your gross yield will be lower than in value-oriented communes.
Which areas have the most renter demand in Brussels right now?
The top three neighborhoods currently experiencing the strongest renter demand in Brussels are Etterbeek and the European Quarter (Schuman area), Ixelles (especially Flagey and Châtelain), and the Tour & Taxis surroundings in Molenbeek and Laeken.
The renter profile driving most of this demand includes young professionals, EU institution employees, international organization staff, and couples without children who prioritize walkability, nightlife, and transit access.
In these high-demand Brussels neighborhoods, well-priced rental listings typically get filled within one to two weeks, and landlords often receive multiple applications, especially for energy-efficient units.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Brussels.
Which upcoming projects could boost rents and rental yields in Brussels as of 2026?
As of early 2026, the top three upcoming infrastructure and development projects expected to boost rents in Brussels are Metro Line 3 (north-south extension), the NEO district at Heysel, and the Josaphat site redevelopment in Schaerbeek.
The neighborhoods most likely to benefit from these projects include Schaerbeek (around Josaphat and along the metro corridor), Evere, Haren, and Laeken near Heysel, where improved connectivity and new amenities will attract more tenants.
Once these projects are completed, investors might realistically expect rent increases of 5% to 15% in the directly affected micro-areas, though the gains will be gradual and depend on how quickly the infrastructure becomes operational.
You'll find our latest property market analysis about Brussels here.
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What property type should I buy for renting in Brussels as of 2026?
Between studios and larger units in Brussels, which performs best in 2026?
As of early 2026, studios and compact one-bedroom apartments tend to outperform larger units in Brussels when it comes to gross rental yield, though larger units often deliver more stable, longer-term tenancies.
Studios in Brussels typically yield between 5.2% and 6.2% gross (roughly €700 to €900 per month rent on a €150,000 to €180,000 purchase), while larger two-bedroom units yield closer to 4% to 5% gross (around €1,100 to €1,400 per month on a €280,000 to €350,000 purchase).
The main factor explaining this difference is that studios command higher rent per square meter and have lower purchase prices, which mathematically pushes their yield higher even though absolute rent is lower.
That said, larger units can be the better investment choice in Brussels if you are targeting families or expat couples who tend to stay for multiple years, reducing turnover costs and vacancy risk.
What property types are in most demand in Brussels as of 2026?
As of early 2026, the most in-demand property type in Brussels is the one-bedroom apartment, which consistently attracts the largest tenant pool of young professionals and couples.
The top three property types ranked by current tenant demand in Brussels are one-bedroom apartments, two-bedroom apartments (popular with roommates and small families), and well-located studios near job hubs and universities.
The primary demographic trend driving this demand pattern is Brussels' large population of single professionals and childless couples, many of whom work for EU institutions or international organizations and prioritize location over space.
Large detached houses are currently underperforming in rental demand in Brussels and likely to remain so, as the tenant pool for high-rent family homes is much smaller and more price-sensitive than the apartment market.
What unit size has the best yield per m² in Brussels as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Brussels is typically between 25 m² and 50 m², covering studios and compact one-bedroom apartments.
For that optimal size range, the typical gross rental yield per square meter in Brussels works out to roughly €15 to €20 per m² per month (around $16 to $22 or €15 to €20), which is significantly higher than larger units.
The main reason smaller units outperform on yield per square meter is that tenants pay a premium for location and convenience rather than space, so rent does not scale linearly with size, while larger apartments and houses see diminishing rent returns as square meters increase.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Brussels.
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 Brussels as of 2026?
What are typical property taxes and recurring local fees in Brussels as of 2026?
As of early 2026, the estimated annual property tax (précompte immobilier) for a typical rental apartment in Brussels ranges from roughly €800 to €2,000 (around $850 to $2,100 or €800 to €2,000), depending on the cadastral income and municipal surcharges.
Beyond property tax, landlords in Brussels must also budget for annual regional fees and potential garbage collection taxes, which together can add another €100 to €300 (around $105 to $315 or €100 to €300) per year.
Combined, these taxes and fees typically represent about 8% to 12% of gross rental income in Brussels, which is a significant chunk and one of the main reasons gross yields drop by over a percentage point when you calculate net.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Brussels.
What insurance, maintenance, and annual repair costs should landlords budget in Brussels right now?
Annual landlord insurance for a typical rental property in Brussels costs roughly €150 to €400 (around $160 to $420 or €150 to €400), though this is often bundled into condo charges for apartments.
For maintenance and repairs, landlords in Brussels should budget around 0.5% to 1% of property value per year, which works out to roughly €1,500 to €3,500 (around $1,600 to $3,700 or €1,500 to €3,500) for a typical €300,000 apartment.
The repair expense that most commonly catches Brussels landlords off guard is energy-related upgrades, as tenants increasingly expect good PEB ratings and outdated heating or insulation can suddenly require significant investment.
In total, landlords should realistically budget €2,000 to €4,500 (around $2,100 to $4,750 or €2,000 to €4,500) per year for insurance, maintenance, and repairs combined, depending on the age and condition of the property.
Which utilities do landlords typically pay, and what do they cost in Brussels right now?
In most Brussels private rentals, tenants pay for electricity, gas or heating, internet, and often water, while landlords typically cover common-area costs like building electricity, elevator maintenance, cleaning, and syndic fees through condo charges.
For apartments where landlords have some utility exposure (usually through condo charges), the monthly cost typically ranges from €100 to €250 (around $105 to $265 or €100 to €250), depending on building size and amenities.
What does full-service property management cost, including leasing, in Brussels as of 2026?
As of early 2026, full-service property management in Brussels typically costs between 8% and 10% of collected rent (around €110 to €140 per month or $115 to $150 for a €1,370 rent), plus VAT if applicable.
On top of ongoing management, the typical leasing or tenant-placement fee in Brussels is around one month's rent (roughly €1,300 to €1,400 or $1,400 to $1,500), charged each time a new tenant is found.
What's a realistic vacancy buffer in Brussels as of 2026?
As of early 2026, landlords in Brussels should set aside roughly 3% to 5% of annual rental income as a vacancy buffer, with 3% being appropriate for well-priced units in high-demand areas.
In practice, this translates to about one to two vacant weeks per year for a typical Brussels rental, assuming the property is competitively priced and has decent energy performance.
Buying real estate in Brussels can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 Brussels, 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, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Statbel (Belgian statistical office) - Property prices | It's the official, deed-based source for transaction prices in Belgium. | We used it to anchor actual sale prices in Brussels by dwelling type and municipality. We then used those prices as the denominator when estimating yields. |
| Statbel - House prices (Q3 2025 news release) | It's a timely official release summarizing the latest median prices by region and dwelling type. | We used it to pin Brussels median prices for apartments and houses close to early 2026. We treated Q3 2025 as our latest hard datapoint and made a small explicit adjustment. |
| Statbel - House Price Index methodology | It explains how Belgium's house price index is built using hedonic methods and transaction data. | We used it to justify our small time-bridge adjustment from Q3 2025 to January 2026. We followed the index logic to avoid making up price growth. |
| Brussels-Capital Region - Reference rents explainer | It's the regional government's official page describing the rent reference framework. | We used it to describe what reference rents are and how they work. We used it to frame rent levels and neighborhood differences. |
| loyers.brussels (Brussels Housing administration tool) | It's the official regional tool behind Brussels' indicative reference rent grid. | We used it as a reality-check for rent levels by location and dwelling characteristics. We used it to support the neighborhood yield variation analysis. |
| Federia Rental Barometer (H1 2025, Brussels) | It's a large, established industry dataset based on new leases produced by a national federation with a stated method. | We used it as the main rent numerator because it provides Brussels averages by unit type from registered agency contracts. We extrapolated modestly from mid-2025 to January 2026. |
| Brussels Institute for Statistics and Analysis (IBSA/BISA) | It's the Region's official statistics institute, and the waitlist is a direct demand-pressure indicator. | We used it to support the tight rental market narrative with strong structural demand. We used it as qualitative support for low vacancy assumptions. |
| Brussels-Capital Region - Vacant dwellings enforcement note | It's an official regional page about identifying long-term vacant housing. | We used it to anchor that long-term vacancy exists but is limited in scale. We used it as a sanity check that vacancy in Brussels is not typically huge. |
| Belgium.be - Property tax basics | It's the federal public information portal summarizing regional property tax rules. | We used it to explain what the précompte immobilier is and what it's based on. We used it to structure the net-yield cost stack accurately. |
| Brussels-Capital Region - Précompte immobilier | It's the Region's official guidance for the Brussels property tax. | We used it to describe how the annual property tax works in Brussels and why it varies. We used it as an input when sizing a realistic annual tax line in net yield. |
| ECB Data Portal - Residential property prices | It's the central bank data portal and a cross-country benchmark source. | We used it only as a macro cross-check that Belgium's house prices were still moving modestly in 2025. We used it to ensure our Brussels price path was consistent. |
| Eurostat/FRED - HICP actual rentals for housing (Belgium) | It's Eurostat-origin inflation data redistributed by a major public data portal. | We used it as a macro cross-check that rent inflation existed and to justify a small uplift from mid-2025 rents to early 2026. We did not use it to replace local Brussels rent levels. |
| STIB/MIVB - Metro Line 3 project | It's the official transit operator describing major infrastructure works. | We used it to identify where future connectivity upgrades could support rental demand. We used it specifically when discussing neighborhoods likely to benefit from improved access. |
| City of Brussels - NEO (Heysel) project | It's the municipality's official project page for a major new district. | We used it to ground upcoming supply and amenity upgrades around Heysel. We used it when describing where rents could be supported by new jobs and retail nodes. |
| Schaerbeek municipality - Josaphat site | It's the commune's official page for a major development area. | We used it to point to a real pipeline project rather than vague revitalization talk. We used it to connect Josaphat and Schaerbeek to potential future rent demand. |
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