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
Brussels is a city where tenant demand stays strong thanks to EU institutions, international employers, and universities, but costs like taxes and building charges mean your actual returns will be lower than the headline numbers suggest.
In this guide, we break down realistic gross and net rental yields for Brussels apartments in 2026, explain what rents you can charge by apartment size, and show you which neighborhoods and property types deliver the best returns.
We constantly update this blog post to reflect the latest market data and regulatory changes 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.
What rental yields can I realistically get from an apartment in Brussels?
What's the average gross rental yield for apartments in Brussels as of 2026?
As of early 2026, the average gross rental yield for apartments in Brussels sits around 5.7%, which is a solid mid-single-digit return that reflects the city's status as a high-demand European capital.
Most apartment investments in Brussels fall within a realistic gross yield range of 5.2% to 6.2%, with smaller units like studios and one-bedrooms typically landing at the higher end of that band.
The main factor that causes gross rental yields to vary in Brussels is the energy performance certificate (called PEB in French or EPC in Dutch), because older buildings with poor insulation face both lower rents and longer vacancy periods as tenants increasingly prioritize heating costs.
Compared to other Belgian cities, Brussels gross yields are slightly lower than what you might find in Antwerp or Liège, but the capital's deeper tenant pool and more stable demand often make up for that difference through lower vacancy risk.
What's the average net rental yield for apartments in Brussels as of 2026?
As of early 2026, the average net rental yield for apartments in Brussels is approximately 3.8%, which is what remains after you account for the typical running costs of owning a rental property in the Belgian capital.
Most apartment investors in Brussels can realistically expect net yields between 3.4% and 4.3%, with the exact figure depending heavily on whether you self-manage or hire a property manager and how well you control vacancy periods.
The single biggest expense that reduces gross yield to net yield in Brussels is the combination of non-recoverable building charges (the owner's share of condo fees) and the annual property tax called précompte immobilier, which together can consume 2% to 3% of your gross rental income depending on your specific building and cadastral income.
By the way, you will find much more detailed data in our property pack covering the real estate market in Brussels.
What's the typical rent-to-price ratio for apartments in Brussels in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Brussels ranges from about 5% to 6%, which is essentially the same as gross yield and tells you what percentage of your purchase price you can expect to collect in annual rent.
Most apartment transactions in Brussels show rent-to-price ratios clustering between 5.2% and 5.9%, with anything above 6% considered a particularly good deal in the current market.
The highest rent-to-price ratios in Brussels tend to appear in communes like Schaerbeek, Anderlecht, and Jette, where purchase prices remain more affordable but rents stay relatively strong thanks to good metro and tram connections to the EU Quarter and city center employment hubs.
Get fresh and reliable information about the market in Brussels
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How much rent can I charge for an apartment in Brussels?
What's the typical tenant budget range for apartments in Brussels right now?
The typical monthly tenant budget for renting an apartment in Brussels ranges from about €750 to €1,700 (roughly $780 to $1,770 USD), which covers everything from basic studios to comfortable two-bedroom units that attract most of the rental demand.
Tenants targeting mid-range apartments in Brussels typically budget between €1,000 and €1,400 per month (about $1,040 to $1,460 USD), which gets them a decent one-bedroom or a modest two-bedroom in a well-connected neighborhood.
For high-end or luxury apartments in Brussels, tenant budgets start around €1,800 and can exceed €2,500 per month (approximately $1,870 to $2,600 USD), especially in sought-after areas like the EU Quarter, Ixelles near Flagey, or the upscale parts of Uccle and Woluwe-Saint-Pierre.
We have a blog article where we update the latest data about rents in Brussels here.
What's the average monthly rent for a 1-bed apartment in Brussels as of 2026?
As of early 2026, the average monthly rent for a one-bedroom apartment in Brussels is approximately €1,100 (about $1,145 USD), which reflects strong demand from young professionals and EU institution employees looking for compact city living.
Entry-level one-bedroom apartments in Brussels rent for around €850 to €950 per month (roughly $885 to $990 USD), and these are typically older units in less central communes like Anderlecht or Molenbeek, often with lower energy ratings and basic finishes.
Mid-range one-bedroom apartments in Brussels command €1,000 to €1,200 per month (about $1,040 to $1,250 USD), and at this level you get a renovated unit in a decent building with good transit access in neighborhoods like Schaerbeek near Meiser or parts of Saint-Gilles.
High-end one-bedroom apartments in Brussels rent for €1,300 to €1,500 per month (approximately $1,355 to $1,560 USD), offering modern finishes, good energy performance, and prime locations in Ixelles, the EU Quarter, or near Avenue Louise.
What's the average monthly rent for a 2-bed apartment in Brussels as of 2026?
As of early 2026, the average monthly rent for a two-bedroom apartment in Brussels is approximately €1,500 (about $1,560 USD), making it the sweet spot for couples, small families, and roommates sharing costs in the Belgian capital.
Entry-level two-bedroom apartments in Brussels rent for around €1,150 to €1,300 per month (roughly $1,200 to $1,355 USD), and these are typically found in outer communes like Jette or Anderlecht, often in older buildings that may need some cosmetic updates.
Mid-range two-bedroom apartments in Brussels command €1,400 to €1,650 per month (about $1,460 to $1,720 USD), offering two proper bedrooms (not a bedroom plus a box room), decent natural light, and locations in popular areas like Etterbeek or the more residential parts of Ixelles.
High-end two-bedroom apartments in Brussels rent for €1,800 to €2,200 per month (approximately $1,875 to $2,290 USD), featuring modern kitchens, good EPC ratings, building amenities like elevators, and prime addresses near Flagey, Châtelain, or the Woluwe communes.
What's the average monthly rent for a 3-bed apartment in Brussels as of 2026?
As of early 2026, the average monthly rent for a three-bedroom apartment in Brussels is approximately €2,150 (about $2,240 USD), though this segment shows more variation because family-sized units differ widely in quality and location across the city.
Entry-level three-bedroom apartments in Brussels rent for around €1,700 to €1,900 per month (roughly $1,770 to $1,980 USD), and these are typically older units in communes like Molenbeek or Forest, often requiring families to compromise on either finishes or building condition.
Mid-range three-bedroom apartments in Brussels command €2,000 to €2,400 per month (about $2,080 to $2,500 USD), offering proper family living space with three usable bedrooms, reasonable storage, and locations in neighborhoods like Woluwe-Saint-Lambert or the calmer parts of Schaerbeek near parks.
High-end three-bedroom apartments in Brussels rent for €2,600 to €3,200 per month (approximately $2,710 to $3,330 USD), featuring spacious layouts, modern renovations, outdoor space like terraces or gardens, and addresses in Uccle, Woluwe-Saint-Pierre, or the most desirable pockets of Ixelles.
How fast do well-priced apartments get rented in Brussels?
A well-priced apartment in Brussels typically finds a tenant within one to three weeks for studios and one-bedrooms, while two-bedrooms take two to five weeks and three-bedrooms can take four to eight weeks due to the smaller pool of family renters.
The typical vacancy rate for apartments in Brussels hovers around 2% to 4% annually, which is relatively low by European capital standards and reflects the consistent demand from EU institutions, international organizations, and a large expat community.
The main factors that cause some Brussels apartments to rent faster than others are energy performance (tenants actively avoid poor EPC ratings because of high heating costs in Belgian winters) and proximity to metro or tram stops, since Brussels commuters strongly prefer being within a ten-minute walk of public transit.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Brussels?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Brussels as of 2026?
As of early 2026, two-bedroom apartments typically offer the best rental yield in Brussels, closely followed by one-bedrooms, because these unit types hit the sweet spot of strong tenant demand without the price premium that comes with larger family apartments.
The typical gross rental yield ranges by apartment type in Brussels are: studios at 5.5% to 6.2%, one-bedrooms at 5.6% to 6.1%, two-bedrooms at 5.7% to 6.2%, and three-bedrooms at 5.2% to 5.8%, with larger units generally underperforming because purchase prices rise faster than rents as size increases.
The main reason one-bedrooms and two-bedrooms outperform in Brussels is the EU institution and international organization employment base, which generates massive demand from single professionals and couples who need functional apartments close to the European Quarter but do not require family-sized homes.
Which features are best if you want a good yield for your apartment in Brussels?
The top features that most positively impact rental yield for apartments in Brussels are a good energy performance certificate (PEB A, B, or C), proximity to a metro or tram stop within a ten-minute walk, and having two proper bedrooms rather than a bedroom plus an unusable box room, because Brussels tenants prioritize practical daily living over luxury finishes.
In Brussels, upper floors with elevators are much easier to rent than upper floors without elevators, especially in the city's many older buildings from the early 1900s where climbing four or five flights of stairs will significantly extend your vacancy period and limit your tenant pool.
Apartments with balconies, terraces, or any private outdoor space command noticeably higher rents in Brussels because the city is dense and green private space is rare, with even a small balcony adding €50 to €100 per month to what tenants are willing to pay.
Building features like elevators, secure bike storage, and private parking do raise rents enough to justify higher service charges in Brussels, but concierge services typically do not, because Brussels tenants value practical amenities over prestige features that add to monthly costs without daily utility.
Don't buy the wrong property, in the wrong area of Brussels
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Which neighborhoods give the best rental demand for apartments in Brussels?
Which neighborhoods have the highest rental demand for apartments in Brussels as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Brussels are the EU Quarter and Schuman area in Etterbeek, Ixelles (especially around Flagey and Châtelain), Saint-Gilles near Avenue Louise, Brussels City Centre around Dansaert, and the Woluwe communes, all of which see consistent tenant interest throughout the year.
The main demand driver that makes these Brussels neighborhoods attractive to tenants is walkable access to EU institution jobs combined with neighborhood services like restaurants, shops, and parks, because the expat and international worker population prioritizes being able to live their daily life without needing a car.
In these high-demand Brussels neighborhoods, well-priced apartments typically find tenants within one to two weeks, and vacancy rates stay below 2% annually because there is always a pipeline of incoming EU staff, consultants, and international professionals looking for housing.
One emerging neighborhood that is gaining rental demand momentum in Brussels is the Meiser and Plasky corridor in Schaerbeek, where recent metro improvements and café scene development are attracting younger professionals who are priced out of Ixelles but still want good transit to the EU Quarter.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brussels.
Which neighborhoods have the highest yields for apartments in Brussels as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Brussels are Schaerbeek (particularly around Meiser and Plasky), Anderlecht (near good transit nodes), Jette, and select pockets of Molenbeek-Saint-Jean, where purchase prices remain more accessible while rents stay supported by commuter demand.
The typical gross rental yield range in these top-yielding Brussels neighborhoods is 6.0% to 7.0%, compared to the 5.0% to 5.5% you might achieve in premium communes like Ixelles, Uccle, or Woluwe-Saint-Pierre where purchase prices have risen faster than rents.
The main reason these Brussels neighborhoods offer higher yields is that apartment prices per square meter can be 30% to 50% lower than in prestige communes, but monthly rents only drop by 15% to 25% because tenants still need the same functional living space and transit access regardless of the commune's reputation.
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.
Should I do long-term rental or short-term rental in Brussels?
Is short-term rental legal for apartments in Brussels as of 2026?
As of early 2026, short-term rental is legal for apartments in Brussels, but only if you follow the official registration process and obtain the required certificates from the Brussels regional authorities.
The main legal requirements for operating a short-term rental apartment in Brussels include registering your accommodation with Brussels Economy and Employment, obtaining fire safety and urban planning certificates, and ensuring your building's co-ownership rules do not prohibit tourist rentals.
For Airbnb-style rentals in Brussels, you must register through the City of Brussels or your specific commune's portal, and this registration does not exempt you from separate tax obligations, meaning you still need to handle tourist tax collection and income declaration independently.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Brussels.
What's the gross yield difference short-term vs long-term in Brussels in 2026?
As of early 2026, short-term rentals in Brussels can generate gross yields of 6.5% to 9.0% compared to 5.0% to 6.0% for long-term rentals, representing a potential uplift of 1.5 to 3.0 percentage points before accounting for the additional costs and effort involved.
The typical gross yield range for short-term rentals in Brussels is 6.5% to 9.0% at good occupancy levels, while long-term rentals consistently deliver 5.0% to 6.2% with far less management intensity and regulatory complexity.
The main additional costs that reduce the net yield advantage of short-term rentals in Brussels include cleaning fees between guests (often €50 to €100 per turnover), higher utility bills that you pay instead of the tenant, platform commissions of 3% to 15%, furnishing and replacement costs, and the time or money spent on guest communication and key handovers.
To outperform a long-term rental in Brussels, a short-term rental typically needs to achieve at least 65% to 70% occupancy throughout the year, which is challenging because Brussels tourism is heavily concentrated in spring and autumn conference seasons while summer and winter see notable dips.
Get the full checklist for your due diligence in Brussels
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What costs will eat into my net yield for an apartment in Brussels?
What are building service charges as a % of rent in Brussels as of 2026?
As of early 2026, typical building service charges for apartments in Brussels run around €150 to €250 per month (approximately $156 to $260 USD), which translates to roughly 12% to 20% of monthly rent for a €1,200 rental.
The realistic range of building service charges in Brussels spans from about 10% of rent for simple buildings without elevators or shared heating, up to 25% of rent for buildings with elevators, concierge services, gardens, and central heating systems where the owner pays a share of fuel costs.
The services and building features that typically justify higher-than-average charges in Brussels are collective heating systems (especially older mazout or gas installations), elevators in buildings over three floors, and garden or courtyard maintenance in the classic Brussels townhouse conversions that are common in Ixelles and Saint-Gilles.
What annual maintenance budget should I assume for an apartment in Brussels right now?
A practical annual maintenance budget for an apartment in Brussels is around 0.7% to 1.2% of the property value, which means approximately €1,900 to €3,300 (about $1,980 to $3,435 USD) per year for a typical €275,000 apartment.
The realistic range of annual maintenance costs in Brussels varies from about 0.5% of property value for newer buildings in good condition, up to 1.5% for older pre-war buildings that may face periodic facade work, roof repairs, or elevator upgrades mandated by the co-ownership assembly.
The most common maintenance expenses Brussels apartment owners face annually are contributions to the building's reserve fund for major works (which Belgian law requires co-ownerships to maintain), interior refreshes between tenants like painting and minor repairs, and the periodic replacement of appliances like boilers or kitchen equipment that wear out over five to ten year cycles.
What property taxes should I expect for an apartment in Brussels as of 2026?
As of early 2026, the typical annual property tax (called précompte immobilier) for an apartment in Brussels ranges from about €1,000 to €2,500 (approximately $1,040 to $2,600 USD), though this varies significantly based on your specific property's cadastral income.
The realistic range of property taxes in Brussels spans from around €700 per year for smaller apartments with low cadastral income values, up to €3,500 or more per year for larger or better-located properties where the cadastral income (the notional rental value set by tax authorities) is higher.
Property taxes in Brussels are calculated by applying regional and municipal multipliers to your property's indexed cadastral income, which is an outdated estimate of annual rental value that gets adjusted for inflation each year but does not reflect actual market rents or your purchase price.
There are some property tax reductions available in Brussels, including temporary exemptions for energy-efficient renovations and reduced rates for certain categories of owners, but these do not typically apply to standard buy-to-let investors and are more relevant for owner-occupiers undertaking major improvements.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Brussels.
How much does landlord insurance cost for an apartment in Brussels in 2026?
As of early 2026, the typical annual landlord insurance cost (called assurance propriétaire non-occupant) for an apartment in Brussels is around €150 to €250 (approximately $156 to $260 USD), which covers your building liability and damage risks as a non-resident owner.
The realistic range of annual landlord insurance costs in Brussels spans from about €120 per year for basic coverage on a smaller apartment, up to €350 or more per year if you add comprehensive options like legal protection, rent guarantee coverage, and higher liability limits for a larger or higher-value property.
What's the typical property management fee for apartments in Brussels as of 2026?
As of early 2026, the typical property management fee for apartments in Brussels is around 5% to 10% of monthly rent plus VAT, which translates to approximately €55 to €120 (about $57 to $125 USD) per month on a €1,100 one-bedroom rental.
The realistic range of property management fees in Brussels spans from about 5% of rent for basic rent collection and annual accounting services, up to 10% or more of rent for full-service management that includes tenant finding, maintenance coordination, and handling all landlord-tenant communications.
Standard property management fees in Brussels typically include rent collection, sending payment reminders, preparing annual statements for your tax declaration, and basic coordination with the building syndic, while tenant finding, lease renewals, and major maintenance oversight are often charged separately or included only in higher-tier packages.
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 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 | Belgium's official statistics agency publishing deed-based transaction prices. | We used the Brussels median apartment price as our anchor for purchase costs. We cross-checked our per-square-meter assumptions against these official figures. |
| Immoweb Price Barometer | Belgium's largest property portal with widely used market data. | We used Immoweb's price-per-square-meter ranges to estimate realistic purchase budgets by apartment size. We validated these against Statbel's deed-based medians. |
| Global Property Guide | Long-running international property research publisher with clear yield data. | We used their Brussels gross yield by unit type as our external benchmark. We triangulated their rent and price assumptions against Belgian sources. |
| The Brussels Times | Major English-language Brussels outlet reporting sector-sourced figures. | We used their reported average rents by bedroom count as a current market anchor. We cross-checked these with Global Property Guide to avoid single-source bias. |
| Brussels-Capital Region | Official Brussels regional portal explaining rental rules and guidance. | We used it to ground the discussion of how rent is determined in Brussels. We kept the article aligned with Brussels-specific practices rather than generic advice. |
| loyers.brussels | Brussels regional administration's official reference rent tool. | We used it to explain why rents vary by location and apartment characteristics. We also used it to guide our features-that-rent-fastest section. |
| Brussels Fiscality | Official Brussels regional tax administration explaining property tax. | We used it to confirm the précompte immobilier is based on indexed cadastral income. We framed our net-yield deductions as ranges because tax varies by property. |
| City of Brussels | Official municipal page explaining short-term rental registration. | We used it to answer whether short-term rental is legal and what compliance means. We kept the STR section Brussels-specific rather than generic Airbnb guidance. |
| Brussels Economy and Employment | Regional authority responsible for the tourist accommodation framework. | We used it to confirm registration does not replace tax obligations. We framed STR as higher-yield potential but higher compliance load. |
| Gestiplus | Real Brussels-area property manager with explicit published fees. | We used it to anchor a realistic property management fee range. We cross-checked with similar operators to avoid relying on one provider. |
Get to know the market before you buy a property in Brussels
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
Related blog posts