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SUMMARY
We analyzed apartment rental yields in Brussels, as of 2026, for residential apartment buyers, using the raw Brussels dataset provided and turning it into a practical buyer guide for foreign individual investors.
This article compares purchase prices, monthly rents, gross rental yields, and net rental yields across Brussels neighborhoods for studios, 1-bedroom apartments, and 2-bedroom apartments.
We update this research regularly, so the numbers should be read as a current May 2026 Brussels apartment yield snapshot rather than a permanent forecast.
The main finding is simple: Brussels studios usually produce the strongest rental yield because small apartments rent efficiently compared with their purchase price.
Jette, Evere, Anderlecht, Laeken, Molenbeek-Saint-Jean, Forest, and Schaerbeek stand out on income efficiency, especially for studio apartments.
The strongest estimated net yields are in Jette studios at 5.6%, Evere studios at 5.5%, and Laeken studios at 5.4%, with Anderlecht, Forest, Molenbeek-Saint-Jean, and Schaerbeek also around 5.3% net.
The weakest pure yield profile is usually found in expensive eastern and southern Brussels areas, especially Woluwe-Saint-Pierre, Watermael-Boitsfort, Ixelles, and parts of Uccle.
Brussels 2-bedroom apartments usually earn higher monthly rent, but they produce lower yields than studios because the purchase price rises faster than the rent.
For stable rental income rather than maximum yield, Etterbeek, Auderghem, Woluwe-Saint-Lambert, Uccle, and Jette look more defensive because they combine livability, tenant depth, and practical transport access.
For a beginner foreign buyer, the best Brussels apartment rental yield strategy is usually to compare net yield, transport, tenant depth, building condition, charges, and resale liquidity together.
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Neighborhoods and apartment rental yields in Brussels in 2026
This table compares apartment rental yields in Brussels by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Brussels.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Anderlecht | €126,000 | €780 | 7.4% | 5.3% | €198,000 | €1,080 | 6.5% | 4.7% | €288,000 | €1,410 | 5.9% | 4.2% |
| Auderghem | €159,000 | €900 | 6.8% | 5.2% | €250,000 | €1,160 | 5.6% | 4.3% | €364,000 | €1,580 | 5.2% | 4.0% |
| Brussels City Centre | €166,000 | €950 | 6.9% | 5.1% | €261,000 | €1,230 | 5.7% | 4.2% | €380,000 | €1,650 | 5.2% | 3.9% |
| Etterbeek | €164,000 | €930 | 6.8% | 5.2% | €258,000 | €1,210 | 5.6% | 4.3% | €376,000 | €1,620 | 5.2% | 4.0% |
| Evere | €135,000 | €830 | 7.4% | 5.5% | €212,000 | €1,100 | 6.2% | 4.7% | €308,000 | €1,450 | 5.6% | 4.2% |
| Forest | €144,000 | €850 | 7.1% | 5.3% | €226,000 | €1,120 | 5.9% | 4.5% | €328,000 | €1,500 | 5.5% | 4.1% |
| Ixelles | €189,000 | €1,020 | 6.5% | 5.0% | €297,000 | €1,320 | 5.3% | 4.1% | €432,000 | €1,780 | 4.9% | 3.8% |
| Jette | €130,000 | €800 | 7.4% | 5.6% | €204,000 | €1,060 | 6.2% | 4.7% | €296,000 | €1,390 | 5.6% | 4.3% |
| Laeken | €128,000 | €790 | 7.4% | 5.4% | €201,000 | €1,040 | 6.2% | 4.5% | €292,000 | €1,370 | 5.6% | 4.1% |
| Molenbeek-Saint-Jean | €122,000 | €770 | 7.6% | 5.3% | €192,000 | €1,030 | 6.4% | 4.5% | €280,000 | €1,350 | 5.8% | 4.0% |
| Saint-Gilles | €161,000 | €900 | 6.7% | 5.0% | €253,000 | €1,180 | 5.6% | 4.2% | €368,000 | €1,580 | 5.2% | 3.9% |
| Schaerbeek | €140,000 | €840 | 7.2% | 5.3% | €220,000 | €1,110 | 6.1% | 4.5% | €320,000 | €1,490 | 5.6% | 4.1% |
| Uccle | €175,000 | €930 | 6.4% | 5.0% | €275,000 | €1,240 | 5.4% | 4.2% | €400,000 | €1,700 | 5.1% | 4.0% |
| Watermael-Boitsfort | €172,000 | €900 | 6.3% | 4.9% | €270,000 | €1,180 | 5.2% | 4.1% | €392,000 | €1,600 | 4.9% | 3.8% |
| Woluwe-Saint-Lambert | €178,000 | €960 | 6.5% | 5.0% | €280,000 | €1,260 | 5.4% | 4.2% | €408,000 | €1,690 | 5.0% | 3.9% |
| Woluwe-Saint-Pierre | €196,000 | €1,000 | 6.1% | 4.8% | €308,000 | €1,330 | 5.2% | 4.1% | €448,000 | €1,820 | 4.9% | 3.9% |
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 offer the best net yield among areas people actually want to live in Brussels?
The best net-yield neighborhoods among areas people actually want to live in Brussels are Evere, Jette, Schaerbeek, Forest, and Auderghem.
These areas are useful because they do not rely only on very low prices. They also have practical tenant demand, transport access, employment links, and everyday livability.
Jette studios show the strongest net yield in the dataset at 5.6%, with an estimated purchase price of €130,000 and monthly rent of €800.
Evere studios are close behind at 5.5% net yield, based on an estimated €135,000 purchase price and €830 monthly rent. That is a strong Brussels income profile because the area benefits from NATO, airport-corridor workers, and renters priced out of more expensive eastern communes.
Schaerbeek and Forest studios both show about 5.3% net yield, while Auderghem studios show 5.2% net yield. The real signal is that these areas provide better rent-to-price balance than the most prestigious Brussels addresses.
For a beginner buyer, the practical takeaway is to focus on good streets and good buildings inside these neighborhoods. A well-located apartment in Jette, Evere, Schaerbeek, Forest, or Auderghem can be more useful than a trophy address with weaker rental math.
Where can I find apartments with above-average yields and below-average entry prices in Brussels?
The clearest Brussels neighborhoods with above-average yields and below-average entry prices are Jette, Evere, Anderlecht, Laeken, and Schaerbeek.
These areas have lower entry prices than Ixelles, Uccle, Woluwe-Saint-Pierre, and Woluwe-Saint-Lambert, but rents remain strong enough to support attractive apartment rental yields in Brussels.
Jette is the cleanest example. A studio is estimated at €130,000 with €800 monthly rent, giving 7.4% gross yield and 5.6% net yield.
Evere studios are estimated at €135,000 with €830 monthly rent, giving 7.4% gross yield and 5.5% net yield. Schaerbeek studios are estimated at €140,000 with €840 monthly rent and 5.3% net yield.
Anderlecht and Laeken also offer low entry tickets. Anderlecht studios are estimated at €126,000 and Laeken studios at €128,000, both with gross yields around 7.4%.
The reason these areas are cheaper is not always weakness. In Brussels, lower prices can reflect lower foreign-buyer visibility, mixed micro-locations, older building stock, or weaker prestige rather than a lack of rental demand.
Where does the rent level justify the purchase price most clearly in Brussels?
The rent level most clearly justifies the purchase price in Evere, Jette, Schaerbeek, Forest, and Etterbeek.
These Brussels neighborhoods show a rational rent-to-price relationship without depending only on very low purchase prices or speculative rent assumptions.
Evere 1-bedroom apartments are estimated at €212,000 and €1,100 monthly rent, giving 6.2% gross yield and 4.7% net yield. That is a strong middle-market result for a capital city apartment market.
Jette 1-bedroom apartments show the same 4.7% net yield, with an estimated €204,000 purchase price and €1,060 monthly rent. That means the rent is doing real work relative to the capital required.
Schaerbeek is a practical compromise. A 1-bedroom apartment is estimated at €220,000 and €1,110 monthly rent, giving 6.1% gross yield and 4.5% net yield.
Etterbeek is more expensive, but still defensible because the tenant pool is deep. A 1-bedroom apartment is estimated at €258,000 and €1,210 monthly rent, giving 4.3% net yield with stronger stability near EU-linked demand.
We have actually built the our real estate pack about Brussels to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Brussels?
The best places to buy for stable rental income rather than maximum yield in Brussels are Etterbeek, Auderghem, Woluwe-Saint-Lambert, Uccle, and Jette.
These neighborhoods may not always produce the highest net rental yield in Brussels, but they have broader tenant demand, stronger livability, and better long-term liquidity.
Etterbeek 1-bedroom apartments are estimated at 4.3% net yield, with a purchase price around €258,000 and monthly rent around €1,210. That is not the highest yield in the table, but it is supported by EU-quarter proximity and professional renters.
Auderghem also looks defensive. A 1-bedroom apartment is estimated at €250,000 and €1,160 monthly rent, giving 4.3% net yield, while a studio reaches 5.2% net yield.
Woluwe-Saint-Lambert and Uccle have lower income efficiency than Jette or Evere, but their tenant profiles are stronger for family, professional, and international demand. A Woluwe-Saint-Lambert 2-bedroom rents for about €1,690 per month, while a Uccle 2-bedroom rents for about €1,700 per month.
Jette is the yield leader inside this stable group. Its 1-bedroom apartments show 4.7% net yield and its studios show 5.6%, which makes it especially interesting for a cautious buyer who still wants income.
Which apartment type gives the best return for the lowest total investment in Brussels?
The apartment type that gives the best return for the lowest total investment in Brussels is usually the studio apartment.
Studios need the least capital and generally produce the highest net rental yield in the Brussels apartment market.
The dataset is clear. Many Brussels studios produce net yields between 5.0% and 5.6%, while most 1-bedroom apartments sit around 4.1% to 4.7% net yield.
Two-bedroom apartments usually produce lower net yields, often around 3.8% to 4.3%. They can earn higher monthly rent, but the purchase price is much higher.
The capital difference is large. In Jette, a studio is estimated at €130,000, while a 2-bedroom apartment is estimated at €296,000. In Woluwe-Saint-Pierre, the difference is even larger, from €196,000 for a studio to €448,000 for a 2-bedroom apartment.
Brussels studio demand is supported by single professionals, students, interns, EU-linked workers, and mobile renters. The practical takeaway is that a well-located studio or compact 1-bedroom apartment is usually easier to underwrite than a large unit.
We give you more details in the our real estate pack about Brussels.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Brussels?
The Brussels neighborhoods that combine strong rental income with lower vacancy risk are Etterbeek, Ixelles, Woluwe-Saint-Lambert, Uccle, and Brussels City Centre.
These areas have high rents because tenant demand is broad, not only because prices are high.
Ixelles has one of the strongest rent levels in the table. A 2-bedroom apartment is estimated at €1,780 monthly rent, while a 1-bedroom apartment rents for about €1,320.
Etterbeek is also dependable. A studio rents for about €930 per month, a 1-bedroom for €1,210, and a 2-bedroom for €1,620, which reflects professional and EU-linked demand.
Woluwe-Saint-Lambert and Uccle are useful for stable family and international rental demand. Their 2-bedroom rents are estimated at €1,690 and €1,700 per month.
The honest interpretation is that high rent alone is not enough. Ixelles and Brussels City Centre can rent well, but the purchase price and regulation risk reduce the comfort of the net yield.
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.
Which areas look overpriced relative to their rental income in Brussels?
The Brussels areas that look most overpriced relative to rental income are Woluwe-Saint-Pierre, Ixelles, Watermael-Boitsfort, and parts of Uccle.
These are often excellent places to live, but they are weaker pure rental-yield areas because purchase prices absorb much of the rent.
Woluwe-Saint-Pierre 2-bedroom apartments are estimated at €448,000 and €1,820 monthly rent, producing 4.9% gross yield and 3.9% net yield.
Ixelles 2-bedroom apartments are estimated at €432,000 and €1,780 monthly rent, producing 4.9% gross yield and 3.8% net yield. The rent is high, but the capital required is also high.
Watermael-Boitsfort has a similar issue. A 2-bedroom apartment is estimated at €392,000 and €1,600 monthly rent, which gives 3.8% net yield.
The trade-off is not bad neighborhood versus good neighborhood. These areas can make sense for capital preservation, lifestyle, and resale quality, but they are weaker if the main goal is rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Brussels?
Beginner Brussels rental investors should be careful with Molenbeek-Saint-Jean, parts of Anderlecht, parts of Laeken, and weaker parts of Schaerbeek, even when the headline rental yield looks attractive.
The issue is not the whole commune. The real issue is micro-location, building condition, tenant profile, and resale liquidity.
Molenbeek-Saint-Jean has the highest studio gross yield in the dataset at 7.6%, with a net yield of 5.3%. That looks strong, but the higher return partly reflects lower prices and higher perceived risk.
Anderlecht studios also show 5.3% net yield, while Laeken studios show 5.4%. These are attractive numbers, but the investor needs to check metro access, street quality, common areas, energy performance, and tenant depth.
Schaerbeek is not a neighborhood to avoid blindly. It has practical rental demand and a 5.3% studio net yield, but the exact street and building matter more than in a simple prime-area purchase.
For a beginner buyer, avoid cheap apartments where the only attractive feature is the purchase price. In Brussels, a cheap unit with high charges, poor light, weak transport, or bad common areas can turn into a poor rental asset quickly.
Which neighborhoods look risky even though the rental yield is high in Brussels?
The Brussels neighborhoods that can look risky despite high rental yield are Molenbeek-Saint-Jean, Anderlecht, and Laeken.
The headline yield can be high because purchase prices are low, not because rental demand is exceptionally safe.
Molenbeek-Saint-Jean studios show 7.6% gross yield and 5.3% net yield, based on an estimated €122,000 purchase price and €770 monthly rent. That is the highest gross figure in the table.
Anderlecht and Laeken also show strong studio yields around 7.4% gross, with net yields of 5.3% and 5.4%.
The risk is that resale liquidity and tenant quality can vary sharply by street and building. A unit near strong transport and daily amenities is very different from a cheaper unit in a weaker pocket.
The safer alternative is accepting slightly lower yield in Evere, Jette, Forest, or better-connected parts of Schaerbeek. A smaller yield sacrifice can be worth it if vacancy risk and resale risk fall meaningfully.
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What neighborhoods should I avoid when buying a rental apartment in Brussels?
For a beginner rental investor in Brussels, the avoid list is not a list of entire neighborhoods. It is a warning to avoid weak pockets in Molenbeek-Saint-Jean, Anderlecht, Laeken, Schaerbeek, and Brussels City Centre.
Avoid Molenbeek-Saint-Jean if the apartment depends only on a low purchase price and has weak resale liquidity. The studio yield is attractive, but the wrong building can carry higher vacancy and maintenance risk.
Avoid Anderlecht if the apartment is far from metro, hospitals, schools, or daily amenities. The table shows strong studio net yield at 5.3%, but that number should not be applied blindly to every street.
Avoid Laeken if the apartment sits in an isolated pocket with weak walkability. Laeken studios show 5.4% net yield, but transport-led demand is very local.
Avoid Schaerbeek only when the building is poorly maintained or disconnected from transport. Schaerbeek 1-bedroom apartments show 4.5% net yield, which is useful, but the area is too mixed for a lazy purchase.
Avoid Brussels City Centre if the rent depends on furnished premiums or short-term assumptions that may not survive regulation, vacancy, or tenant turnover. The beginner rule is simple: avoid apartments where the only attractive number is the headline yield.
Which neighborhoods are seeing rental demand weaken, and why, in Brussels?
Rental demand is not broadly weakening across Brussels, but the more fragile segments are expensive 2-bedroom apartments in Ixelles, Woluwe-Saint-Pierre, Uccle, and Watermael-Boitsfort, plus weak micro-locations in lower-price districts.
This does not mean those neighborhoods are bad places to live. It means the rental case is becoming more selective when purchase prices are high relative to achievable rent.
Ixelles 2-bedroom apartments show only 3.8% net yield despite estimated monthly rent of €1,780. The rent is strong, but the €432,000 purchase price compresses the return.
Watermael-Boitsfort and Woluwe-Saint-Pierre show a similar pattern. Their 2-bedroom net yields are estimated at 3.8% and 3.9%, which suggests capital preservation may be a stronger argument than income yield.
Lower-price districts have a different risk. Demand can weaken quickly when a building has poor common areas, weak energy performance, high charges, or a location that is not convenient for daily life.
The practical recommendation is to avoid overpaying for large apartments in prestige areas and avoid weak buildings in cheaper areas. The best Brussels rental income comes from disciplined unit selection, not from the neighborhood name alone.
Which neighborhoods are seeing new developments that could create stronger rental demand in Brussels?
The Brussels neighborhoods where new developments could strengthen rental demand are the European Quarter and Etterbeek, Schaerbeek, Evere, and parts of the canal-side market including Molenbeek and Anderlecht.
The important distinction is that demand-creating development is not the same as new apartment supply. More offices, services, transport, public space, and amenities can deepen rental demand, while new apartment supply can also create competition.
Etterbeek and the European Quarter are interesting because office-to-residential conversion can add residents, services, and housing options near established employment demand.
Schaerbeek can benefit from spillover demand from the EU quarter and from better-quality rental stock. In the table, Schaerbeek studios show 5.3% net yield and 1-bedroom apartments show 4.5% net yield.
Evere is a practical employment-led market. Its studio net yield is estimated at 5.5%, and its 1-bedroom net yield is 4.7%, supported by NATO-area and airport-corridor demand.
Canal-side areas such as parts of Molenbeek and Anderlecht can improve if regeneration supports public realm, safety, and connectivity. The investor still needs to separate true demand improvement from a simple cheap-price story.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Belgium. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Brussels?
The neighborhoods that have become less attractive for rental-income apartment investors in Brussels are mainly Ixelles, Woluwe-Saint-Pierre, Uccle, and Watermael-Boitsfort.
The issue is not weak demand. The issue is that purchase prices in desirable areas can move faster than realistic rental income.
Ixelles remains highly rentable, but its 2-bedroom apartments show only 3.8% net yield because the estimated purchase price is €432,000. The rent is high at €1,780 per month, but not high enough to make the yield outstanding.
Woluwe-Saint-Pierre has the highest estimated 2-bedroom purchase price in the table at €448,000. Its 2-bedroom net yield is only 3.9%, which is weak for a buyer focused mainly on rental income.
Watermael-Boitsfort and Uccle are similar defensive lifestyle markets. They can protect quality and resale appeal, but their income efficiency is lower than Jette, Evere, Forest, or Schaerbeek.
The practical conclusion is not to avoid these neighborhoods blindly. Buy them only with a discount, a superior apartment, or a capital-preservation goal rather than a pure income goal.
Which apartment types are becoming harder to rent in Brussels, and in which neighborhoods?
The apartment type becoming harder to justify in Brussels is the expensive 2-bedroom apartment in premium neighborhoods.
These apartments can still rent, but they need tenants with larger budgets, which makes the rental case more sensitive to affordability, building quality, school access, parking, and energy performance.
The weakest income pattern appears in premium 2-bedroom units. Ixelles 2-bedroom apartments show 3.8% net yield, Watermael-Boitsfort 2-bedroom apartments show 3.8%, and Woluwe-Saint-Pierre 2-bedroom apartments show 3.9%.
Those units can still make sense for a family-rental or capital-preservation strategy. They are less convincing for a first-time foreign buyer who mainly wants rental income.
Studios are easier when the location is practical. Jette studios show 5.6% net yield, Evere studios show 5.5%, and Laeken studios show 5.4%.
But studios also require care. A cheap studio in a weak building can have high turnover, more maintenance friction, and weaker resale appeal than a slightly more expensive 1-bedroom apartment in a better location.
The practical rule is to buy tenant depth, not just apartment size. Compact studios and 1-bedroom apartments remain the safest formats when they sit near transport, employment, hospitals, universities, and everyday amenities.
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INSIGHTS
These insights are drawn from the Brussels apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Brussels.
- Brussels studios usually offer the best yield because the entry price is low while rent remains efficient. This is clearest in Jette, Evere, Laeken, Anderlecht, Forest, Schaerbeek, and Molenbeek-Saint-Jean.
- Jette is one of the strongest risk-adjusted studio markets in the dataset. Its 5.6% net studio yield combines a low €130,000 entry price with a realistic €800 monthly rent.
- Evere looks unusually balanced for Brussels. It is not a trophy neighborhood, but its 5.5% studio net yield and 4.7% 1-bedroom net yield are supported by practical employment-linked demand.
- Anderlecht, Laeken, and Molenbeek-Saint-Jean show strong headline yields, but they require more micro-location discipline. The yield premium partly compensates buyers for higher perceived risk.
- Schaerbeek 1-bedroom apartments are a useful compromise. They are not the cheapest format, but 4.5% net yield with broad renter demand can be practical for a beginner buyer.
- Forest deserves attention because it combines a 5.3% studio net yield with more residential livability than some cheaper high-yield pockets. That can matter for tenant retention.
- Ixelles rents are high, but the purchase price absorbs much of the rent advantage. This is why a 2-bedroom apartment there still shows only 3.8% net yield.
- Woluwe-Saint-Pierre is strong for living quality, but weak for pure rental-yield buying. The area makes more sense for capital preservation than for maximum monthly income.
- Watermael-Boitsfort is similar. Scarcity and lifestyle appeal are real, but the income yield is not compelling compared with cheaper, more practical rental districts.
- Uccle, Auderghem, and Woluwe-Saint-Lambert are better read as stable family-rental markets than high-yield markets. The right buyer is paying for tenant quality and liquidity, not only yield.
- Brussels City Centre can rent well, but investors should be careful with furnished-premium assumptions. Regulation, tourist-market volatility, and tenant turnover can reduce net comfort.
- Two-bedroom apartments give higher rent, but lower yield in most Brussels neighborhoods. The purchase price rises faster than the rent, especially in prime areas.
- The best first Brussels rental is usually a well-located studio or 1-bedroom apartment. This format keeps the ticket size manageable and matches the strongest renter depth.
- Gross yield can be misleading in Brussels. Net yield matters more because vacancy, repairs, charges, management effort, and regulation can change the real result.
- The most important Brussels risk is not always the commune name. It is whether the specific building has transport access, low charges, clean common areas, good energy performance, and realistic resale demand.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Brussels neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type. For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable property formats where possible.
We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings across major Belgian property platforms such as Immoweb, Zimmo, and Realo.
For each neighborhood and property type, we collected comparable sale listings, then cleaned the sample. Duplicate listings, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and clearly non-comparable properties were removed.
Sale prices were normalized by location, property type, size, condition, and listing quality. We used the median price as the main reference where possible, or the average only when the sample was clean enough to make the average meaningful.
We then built the rental side separately. For the same Brussels neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. The formula is simple: gross rental yield equals annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount to every apartment. The deduction was adjusted by neighborhood and property type because a small central studio, a 1-bedroom apartment in a stable residential district, and a larger 2-bedroom apartment do not have the same cost or risk profile.
The net yield adjustment considers costs and risks such as vacancy, maintenance, repairs, management costs, agent fees, insurance, tax friction, building charges, non-recoverable owner costs, and other operating costs that can reduce the real rental income.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to the work, and they are also what you will find in our real estate pack about Brussels.
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