Published on and written by Cyril Jarnias
Renting a property long-term in Belgium may seem complex at first glance. Between rules that vary by region, different types of leases, security deposits, rent indexation, and each party’s obligations, it’s easy to get lost. However, the Belgian rental market is well-regulated and rather favorable to tenants, provided you understand the basics of the system.
This article provides a comprehensive and practical guide for long-term residential leasing in Belgium. It is aimed at residents, newcomers, and investors looking to lease out a property.
Understanding the Belgian Rental Market
The Belgian rental market is highly regulated, with clear rules for both landlords and tenants. A large portion of the population rents their home, especially in major cities. In Brussels, about half of the residents are tenants, while the national average is around 30%. The capital attracts many expatriates and European civil servants, which energizes the market and explains higher rents than in the rest of the country, while still being lower than those in London or Paris.
Most properties are leased on a medium or long-term basis, with standard lease terms of three or nine years, or even longer. Very short-term contracts (less than six months) exist but are more common for professional or student stays.
Regions and Legal Frameworks
Belgium is divided into three regions, each with its own rental rules for primary residences:
– Brussels-Capital Region (Brussels Housing Code)
– Flemish Region (Flemish Decree on the Rental of Dwellings / Flemish Housing Code)
– Walloon Region (Walloon Housing and Sustainable Habitat Code)
Federal law, such as the Civil Code, continues to apply for lease aspects not regulated by the regions. Thus, the general structure of leases remains similar, but details like duration, renewal, security deposit, indexation, and notice periods vary by region.
For a long-term lease, the most common is the nine-year primary residence lease, often called the “3-6-9 lease“. The principle: the contract is agreed for nine years, with options for termination or revision at each three-year interval.
Where and How to Search for a Property to Rent
Leasing a property long-term in Belgium almost always starts with an online search, supplemented, if needed, by the help of a real estate agency.
Real Estate Portals and Listings
Properties are massively listed on real estate portals. The main platforms mentioned in the sources notably include:
– Immoweb
– Immovlan
– Zimmo
– Spotahome
– Specialized websites for students (kots)
Listings generally detail the size in m², the number of rooms, property type (studio, apartment, house), amenities (fitted kitchen, balcony, cellar, parking…), rent, and often charges. Many offers are for unfurnished properties, sometimes almost empty (without light fixtures, curtains, or appliances).
Listings also appear in local newspapers or on community bulletin boards. For the international audience, the magazine The Bulletin advertises targeted rentals.
Agency, Private Landlord, or Property Hunter
Three main options are available to you:
Discover the three main methods for finding a rental property, each with its specific advantages.
Going through an agency mandated by the landlord to benefit from professional guidance and a selection of verified properties.
Renting directly from a private landlord, often for simplified procedures and no agency fees.
Enlisting a search agent who works exclusively for you to find the ideal property according to your criteria.
In Belgium, for a classic residential lease, the agency is generally paid by the landlord. Therefore, a tenant should not normally pay a commission to an agency that shows properties on behalf of landlords. If an agent asks you for a fee just to view a property, caution is advised.
On the other hand, if you hire an independent search agent to find a property matching your criteria, you will pay them a fee, often ranging from a flat rate (e.g., €250) to the equivalent of one month’s rent. This type of service can be useful for expatriates who have little time on the ground.
To operate legally, real estate agents must be registered with the Professional Institute of Real Estate Agents (IPI/BIV). It is advisable to check their authorization via this organization’s public online register.
Viewing and Evaluating a Property
Once you’ve spotted a few listings, the viewing is essential, especially for a long-term lease. It allows you to check:
– The property’s general condition (dampness, electricity, heating, insulation)
– The neighborhood and its amenities (stores, transportation, schools)
– The noise level, brightness, building security
– What is or isn’t included in the rent (common charges, collective heating, water, etc.)
During the viewing, it is recommended to ask:
– The exact amount of charges and what they cover
– An estimate of energy bills (gas, electricity)
– The energy performance certificate (EPC), a key indicator of the property’s consumption
– The amount of the security deposit and the intended form (blocked account, bank guarantee, etc.)
For a lease longer than three years, the contract must be registered with the authorities, which is a legal requirement.
Types of Properties and Rent Levels
The rental market is varied: unfurnished apartments, townhouses, student studios, shared accommodations, furnished apartments, or “serviced” apartments for professional stays. The type of property strongly influences the rent, lease duration, and amount of the security deposit.
Unfurnished Apartments
The most common format, especially for long-term settlement, remains the unfurnished apartment. Often located in converted older buildings, they are frequently rented “bare”:
– No furniture
– Sometimes no light fixtures or curtains
– Kitchen more or less equipped depending on the property’s age
In newer buildings (e.g., in Ixelles, Auderghem, Nieuw Zuid, Het Eilandje), you more often find a fitted kitchen and integrated lighting.
Furnished and “Serviced Apartments”
Furnished or “serviced” apartments are mainly intended for short or medium stays (one to six months, sometimes up to three years). They include furniture and often services like Wi-Fi, cleaning, or repairs. Rents are higher than for unfurnished properties, and the required security deposit is often limited to one month.
Houses and Townhouses
Two-story townhouses, or single-family homes with gardens, are highly sought after by families, especially in residential communes of major cities or on the outskirts (Uccle in Brussels, Berchem in Antwerp, residential neighborhoods in Ghent, etc.). Rents are generally higher, but space and quality of life are superior.
Shared housing and co-living are growing in popularity, particularly among young professionals and students. The advantage is clear: reducing costs and combating isolation. For students, shared rooms (the famous kot) remain an institution, alongside private studios and university residences. The latter often offer ten-month leases aligned with the academic year, while the private market is more often on twelve-month leases.
Rent Levels: Some Benchmarks
Rents vary significantly by region, city, neighborhood, size, and property type. The data synthesized in reports gives a good idea of the order of magnitude.
Average Monthly Rent by Region (all property types, 2023)
| Region | Average Monthly Rent |
|---|---|
| Flanders | 853 € |
| Wallonia | 779 € |
| Brussels-Capital | 1,188 € |
| Belgium Average | 949 € |
In Brussels, the general observed range for a property is often between €750 and €1,500 per month, with higher amounts for large central properties.
Examples of Rents in Brussels (unfurnished)
| Property Type | Indicative Monthly Rent Range |
|---|---|
| Studio | 500 – 800 € |
| 1-Bedroom Apartment | 700 – 1,000 € |
| 2–3 Bedroom Apartment | 1,000 – 1,800 € |
| 3-Bedroom House | 1,500 – 2,000 € |
Studios are generally under €1,000 and large houses or family apartments in the city center regularly exceed €2,000 per month.
This is the monthly price range for a furnished three-bedroom apartment in Brussels.
Charges and Additional Expenses
In addition to rent, you must add: rental charges, property taxes, and possibly maintenance costs.
For an apartment of this size, common charges (elevator, maintenance, central heating) typically amount to between €50 and €100 per month. Energy and water expenses average €200 monthly. To this are added internet and telecommunication costs, which vary by provider and options, as well as mandatory fire insurance for the tenant, costing an average of €8 to €10 per month. Certain local one-time taxes may also be the tenant’s responsibility.
Choosing the Right Type of Lease for Long-Term Rental
For long-term leasing, you need to understand the main categories of residential leases. The vocabulary sometimes varies, but the logic remains the same across the country.
Main Categories of Residential Leases
Generally distinguished are:
– Very short-term: less than 6 months (e.g., temporary stay)
– Short-term: from 6 months to 3 years
– Long-term (classic primary residence lease): typically 9 years
– Lifetime lease: valid until the death of one of the parties, quite rare
A lease agreed for a fixed term between 3 and 9 years (e.g., 5 years) is, under some regimes, assimilated to a nine-year lease, with the same termination rules.
The Nine-Year Lease (3-6-9 Lease)
This is the standard for a long-term primary residence. Its main characteristics:
– Initial duration: 9 years
– Termination possible at the tenant’s initiative at any time, subject to notice conditions and compensation at the start of the lease
– Possibilities for termination for the landlord in specific cases (personal occupancy, major works, without reason but with compensation)
– Automatic renewal if no notice is given at the term
At the end of the lease, if it is not terminated, it automatically extends for a new cycle (typically three years) under the same conditions. At each three-year mark, certain options for termination or rent revision become available.
Short-Term Leases (up to 3 years)
For a planned stay of one to three years, some opt for a short-term lease (e.g., 1, 2, or 3 years). The end-of-lease and renewal rules are stricter, and if you exceed three years (through successive renewals), the lease automatically converts into a nine-year lease.
The conditions for terminating a lease before its term, especially for the tenant, are not the same in all regions. It is essential to inquire about the local legislation in force.
– In Flanders, a tenant terminating a short-term lease prematurely must observe a three-month notice and pay a degressive compensation (1.5 months’ rent the first year, 1 month the second, 0.5 months the third). The landlord, however, cannot terminate it before the term.
– In Brussels and Wallonia, early termination of a short-term lease by the tenant generally requires three months’ notice and a compensation of one month’s rent.
For a clearly long-term project, the nine-year lease often remains more flexible in terms of duration.
The Lease Contract: What It Must Contain
In Belgium, the principle is that every residential lease must be in writing and signed by the parties. A verbal lease may be valid in theory, but it is strongly discouraged, as it is a source of conflict.
A well-drafted lease must contain at a minimum:
A lease agreement in Belgium must mandatorily contain the following information: the identity of the parties, the description and address of the property, its intended use, the contract duration, the amount and payment method of the rent (including its indexation terms), the amount and form of the security deposit, the distribution of charges, termination conditions, as well as specific rules (renovations, pets, etc.). In Brussels, it is also relevant to mention the regional reference rent, as the landlord must justify a rent exceeding this benchmark by more than 20%.
The lease must comply with the mandatory rules of the relevant region. Clauses contrary to protective provisions for the tenant are deemed unwritten and have no effect.
Language and Form in Brussels
In the Brussels-Capital Region, the contract must be drawn up in French or Dutch (or both). Notaries and administrations are very attentive to this point. It is not mandatory to go before a notary for a classic residential lease, except for leases longer than nine years.
The Security Deposit (Caution): Amounts, Forms, and Rules
The security deposit, also called caution or rent guarantee, is almost systematic. It aims to cover potential tenant defaults: property damage beyond normal wear and tear, unpaid rent or charges.
Maximum Deposit Amount
The rules have evolved and vary by region and contract type, but the central idea is limiting the amount, to avoid unreasonable demands.
The main practices observed:
– Classic residential leases: as a general rule, the deposit cannot exceed two or three months’ rent.
– In Flanders, it is explicitly permitted to ask for up to three months’ rent for the deposit under certain schemes (e.g., via bank guarantee).
– For student housing, the maximum deposit is also two months’ rent.
– Recent reforms in Brussels impose a cap of two months’ rent for leases concluded or renewed from November 2024 onward.
For furnished or serviced apartments, the deposit requested is generally one month’s rent. This is explained by the shorter lease duration and a different handling of equipment by the landlord.
Authorized Forms of Deposit
Belgium is distinguished by the obligation to separate the deposit from the landlord’s private funds. The classic forms are:
– Blocked bank account in the tenant’s name
– Bank guarantee (the tenant gradually reimburses the bank, which acts as guarantor)
– Guarantee via public funds (CPAS/OCMW, Housing Fund, Vlaams Woningfonds, SWCS in Wallonia)
– Surety insurance products offered by certain private organizations
It is not permitted for the landlord to demand that the deposit be paid in cash or directly to their personal account. The usual scheme involves opening a specific blocked savings account, funded with the deposit amount, which will remain unavailable until the end of the lease.
The tenant remains the owner of the sum paid as a deposit as well as the interest it generates. These amounts are fully returned to them upon the release of the deposit at the end of the lease.
Example of a Blocked Account Scheme
| Element | Description |
|---|---|
| Account Holder | Tenant |
| Manager | Bank or institution (possibly mandated) |
| Access to Funds During Lease | No unilateral access (neither landlord nor tenant) |
| Interest | Capitalized and paid to the tenant upon closure |
| Release | Upon document signed by both parties or court order |
Refund and Disputes
At the end of the lease, if everything is in order (rent paid, no significant damage), the deposit must be released, principal and interest, to the tenant. The laws provide for a reasonable period; excessive delays can expose the landlord to penalties (e.g., a monthly penalty of 10% of the rent under some regimes if the refund is delayed without valid reason).
In case of disagreement over damage or unpaid rent, the landlord can request that part of the deposit be retained. This must be justified by the move-out inspection report and possibly quotes or invoices. If the tenant contests, the matter can be brought before the justice of the peace, who will decide and order the distribution of the deposit.
The Inspection Report: A Key Document for Both Parties
The inspection report (or “plaatsbeschrijving” in Dutch) is a pillar of the Belgian rental system. It is a detailed inventory of the property’s condition at the start of the lease, followed by a report at the end.
Why the Inspection Report is Essential
The law requires the creation of a written inspection report, attached to the lease and registered with it. Without this document, the presumption works against the tenant: it is then considered that the property was received in good condition, and any damage is in principle charged to them, even if it pre-existed.
Conversely, a precise inspection report also protects the landlord, by objectifying the initial state and facilitating proof of any eventual damages.
When and How to Carry It Out
The move-in inspection must be carried out either before the keys are handed over, or during the first month of occupancy. After this period, neither party can force the other to do it, which weakens everyone’s position.
It can be:
– Carried out amicably by the landlord and tenant, using a template or check‑list
– Entrusted to an independent expert (surveyor, architect, real estate expert)
In the Brussels-Capital Region, when an expert is used, the rule is splitting the cost 50/50 between landlord and tenant, regardless of who initiated it. In Flanders, the practice is more flexible: the party requesting the expert alone may be charged the full fees, unless otherwise agreed. In Wallonia, equal sharing is also the norm, with an indicative ceiling (e.g., 2% of the monthly rent).
The average cost of a professional inspection report, varying by property size and presence of furniture.
Content of a Good Inspection Report
The document must be extremely precise:
– Room-by-room description (floors, walls, ceilings, windows, doors, sanitary equipment, kitchen, etc.)
– Meter readings (water, gas, electricity)
– List of keys, badges, remote controls handed over
– Mention of any defects (stains, cracks, scratches…)
– Series of dated photos, even video footage as support
Increasingly, inspection reports are digital, with electronic signatures (eID, itsme). Courts accept photos as full-fledged evidence, provided they are dated and stored reliably.
At the end of the lease, the move-out inspection compares the current situation with that described at the start. The difference, deducting normal wear and tear, serves as the basis for any deductions from the deposit.
The Rights and Obligations of Tenant and Landlord
Long-term leasing is based on a balance between protecting the tenant and the landlord’s legal security. In Belgium, the law is considered relatively favorable to the tenant, while imposing real responsibilities on each party.
Landlord’s Obligations
The landlord must notably: respect the obligations stipulated in the lease agreement, ensure the property is decent, carry out necessary repairs, and guarantee the peaceful enjoyment of the property.
The landlord is obliged to provide a healthy, safe property that meets minimum standards (stability, electricity, heating, ventilation, drinking water, sanitation, absence of excessive dampness and mold). They must provide a valid energy performance certificate (EPC), insure the building against fire, and carry out major repairs as well as those due to normal wear and tear or a construction defect. They must guarantee peaceful enjoyment of the property (no unjustified visits, respect for privacy), register the lease and inspection report within legal deadlines, provide a clear and justified breakdown of charges once a year if they are provisional, and respect procedures and notice periods for any termination or rent increase.
Non-compliance can have serious consequences: injunction to carry out works, prohibition from renting, high administrative fines (several thousand euros) and, in case of leasing an uninhabitable property, nullity of the lease.
Tenant’s Obligations
The tenant is required to:
As a tenant, you must: pay rent and charges on time; use the property with care and reasonably; handle routine maintenance and minor repairs; take out tenant’s insurance (often mandatory); promptly inform the landlord of any serious problem; return the property in its initial state (excluding normal wear and tear); and comply with the building regulations and the neighbors’ peace.
The tenant cannot unilaterally suspend rent payment even in case of a dispute; they must rather go to the justice of the peace or attempt mediation.
Subletting an entire property without the landlord’s written consent is prohibited. Subletting a room may be permitted, but again, the landlord’s approval is almost always required, except in special cases (e.g., some students on exchange abroad).
In shared housing, contracts can be drafted either with a joint lease or with separate leases. The terms for a roommate leaving, a replacement entering, and the distribution of the deposit must be carefully addressed in the lease or in a shared housing agreement.
Rent Indexation: How Increases are Regulated
In Belgium, rent increases are regulated and primarily occur through annual indexation, intended to follow the cost of living evolution. You cannot increase the rent anytime or anyhow.
The Health Index as a Reference
The indexation of residential rents is based on the “health index”, an indicator derived from the consumer price index, but excluding certain items like alcohol, tobacco, and fuel. This index is calculated each month by the SPF Economy and published on Statbel’s website.
The basic legal formula is as follows:
> Indexed Rent = Base Rent × (new index / starting index)
The base rent to be indexed is the one indicated in the initial lease, excluding charges. The starting index is the health index of the month preceding the signing or entry into force of the lease (subject to specific regional rules). The new index to use for the calculation is the one from the month preceding each annual anniversary of the lease’s entry into force.
Indexation applies only once per year, on the contract’s anniversary date.
Mandatory Written Request
Contrary to a common belief, indexation is not automatic: the landlord must request it in writing from the tenant. Without notification, the tenant is not obliged to pay the new amount.
The landlord can only go back a limited period (generally three months before their request). They have a period of one year after the lease anniversary to exercise this right of indexation.
Certain clauses may exclude indexation or limit its application, which is allowed if it benefits the tenant. A clause providing for indexation higher than the health index would be inoperative.
Link with Energy Performance (EPC)
In recent years, the regions have linked indexation to properties’ energy performance to encourage renovation. The rules differ, but the general idea is that the most energy-intensive properties (EPC D, E, F, G) face restrictions or a corrected indexation.
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– In Flanders, a moratorium had temporarily blocked indexation for properties rated D, E, F, or without a certificate. Since October 2023, indexation is possible again, but via an adapted formula with a correction factor.
– In Brussels, restrictions on EPC E, F, G were relaxed in autumn 2023, with a corrected indexation formula and a prohibition on indexing in the absence of a certificate.
– In Wallonia, a specific mechanism with a correction factor for EPC D, E, F is also in place.
These rules are technical, but the regions provide official calculators (e.g., the “Vlaamse Huurcalculator”) to help landlords and tenants check the new amounts.
Registering Your Lease: A Mandatory and Protective Step
Lease registration is an administrative formality, but it has significant legal consequences.
Who Must Register and Within What Timeframe?
For a primary residence lease, registration is mandatory and free. In principle, it is the landlord’s responsibility to handle it within a period of two months (sometimes mentioned as four months in some texts) after signing.
Registration is done:
– Online via the federal platform (MyRent)
– By mail by sending a signed copy of the lease and inspection report
– At the competent administration
In the Brussels-Capital Region, a regional registration on the Irisrent platform (via IRISbox) is gradually becoming mandatory, in addition to federal registration. It requires detailed data on the property and its energy performance (EPC). Although litigation is pending before the Constitutional Court, both registrations currently coexist in practice.
Effects of an Unregistered Lease
The consequences are significant:
– The landlord loses certain rights, notably rent indexation in some regions, as long as the lease is not registered.
– The lease lacks a “certain date” and is less enforceable against third parties (e.g., a new owner in case of sale).
– The tenant sometimes has the right to terminate the lease at any time, without notice or compensation, if registration is lacking after a formal notice with no effect.
These sanctions encourage landlords to respect the deadlines. The tenant can also register the lease themselves as a protective measure, even though it’s not their obligation.
Terminating a Long-Term Lease: Notice, Compensation, and Procedure
One of the great advantages of a nine-year lease for the tenant is the possibility to leave at any time, subject to notice and, at the beginning, compensation.
Termination at the Tenant’s Initiative
For a nine-year lease:
– The tenant can terminate the lease at any time
– They must observe a notice period of three months
– If they leave within the first year, they additionally pay compensation of three months’ rent
– If they leave during the second year, the compensation drops to two months’ rent
– During the third year, compensation of one month’s rent is due
– From the fourth year onward, there is no more compensation, only the three-month notice
The notice period for a long-term lease varies by region: in Flanders, it is often three months for the tenant, while in Brussels and Wallonia, six-month periods can apply in certain specific cases. A constant rule is the compensation of 3, 2, then 1 month during the first three years of tenancy.
Notice must always be given in writing, ideally by registered mail. The notice period starts on the first day of the month following receipt of the letter.
Termination at the Landlord’s Initiative
The landlord has more limited possibilities to terminate a nine-year lease:
To personally occupy the property (for themselves or a close relative), the landlord must give six months’ notice and can only do so at specific times in the lease, such as the end of a three-year period, subject to regional nuances. To undertake major transformation or renovation works, the same notice and timing rules apply. Without a legitimate reason, termination is only possible at the end of a three-year period, with six months’ notice and the payment of significant compensation to the tenant (e.g., nine months’ rent at the end of the first three-year period, six months at the end of the second).
In all cases, the law strictly regulates these possibilities, and clauses more severe than the law are deemed unwritten.
In Case of the Tenant’s Death
The rules vary, but overall there are three schemes:
– In Flanders, the tenant’s death does not automatically trigger termination; the lease continues, except for prolonged non-payment or absence of occupants.
– In Brussels, the contract may automatically end two months after death, subject to compensation of one month’s rent under certain regimes.
– In Wallonia, termination occurs three months after death, without compensation.
The situation is different if other family members are domiciled in the property; they can sometimes continue the lease.
After Moving In: Practical Steps and Compliance
Once the lease is signed, the deposit paid, and the inspection report completed, a few formalities remain, especially for newcomers.
Registration at the Municipality
Persons settling in Belgium must register at the municipality of residence within a fairly short period (in some cases, eight days after arrival for foreigners). The lease often serves as proof for registration in the population register or the foreign nationals register.
Opening Meters and Subscriptions
In an unfurnished property, it is generally up to the tenant to conclude energy contracts (gas, electricity) and telecommunication contracts (internet, phone). Meter readings must be taken at the inspection report.
In buildings equipped with collective heating or sub-meters, energy charges are generally managed by the landlord or the building manager. They are then re-billed to the tenant as monthly advances, followed by an annual statement to adjust the amounts.
Insurance and Safety
The tenant must take out insurance covering their liability (fire, water damage, possibly private civil liability). In Brussels, taking out fire insurance by the tenant is now a legal obligation for primary residence leases.
The landlord must insure the building. In some arrangements, they include a “waiver of recourse” in their insurance contract and re-bill part of the premium to the tenant.
Electrical and gas installations must be compliant; inspection certificates are required, especially when leasing an older property.
In Case of Conflict or Payment Difficulty
Even in a well-regulated system, conflicts can arise: disagreement over damage, incomprehensible charges, neighborhood disturbances, late rent payments.
Role of the Justice of the Peace and Tenant Associations
The justice of the peace (vredegerecht) is the competent court for rental disputes. It can be seized by the tenant or landlord, whether for payment issues, repairs, termination, or deposit disputes.
Before reaching that point, it is recommended to:
In case of conflict with the other party (tenant or landlord), it is advisable to: first formalize requests in writing, preferably by registered letter; then seek an amicable solution, possibly with the help of a mediation service; and finally, contact a specialized association (like a tenant union or a landlord association) to obtain legal advice and support.
It is important for a tenant not to unilaterally stop paying rent, even in case of a serious problem, as this exposes them to an action for termination for non-payment.
Rent Arrears and Eviction
Courts do not order eviction for a simple one-time delay. Generally, several months of non-payment (often three) are needed for the landlord to initiate termination proceedings. Eviction can only occur by court decision, at the end of a process that can take many months, even over a year.
The judge can order repayment plans, reduce certain compensations, or grant deadlines, especially if the tenant is acting in good faith.
Long-Term Leasing as an Investor: Some Benchmarks
For those considering buying a property to lease it long-term, Belgium offers a relatively stable market.
This is the average gross rental yield for certain property segments in Brussels, driven by demand from expatriates, European institutions, and companies.
Student housing can achieve yields above 6%, at the cost of more active management (high turnover, short-term leases, specific comfort and safety requirements).
Finally, to reassure investors, there are leasing formulas via social rental agencies (AIS / SVK), which guarantee regular rent, handle day-to-day management, and offer in some cases tax advantages, in exchange for moderate rents.
Conclusion: Leasing Long-Term in Belgium, a Demanding but Secure Process
Leasing a property long-term in Belgium, whether as a tenant or a landlord, requires a minimum of preparation: understanding the suitable lease type, regional constraints, the mechanics of indexation, how the security deposit works, and the central role of the inspection report.
The Belgian legislative framework, although dense, protects tenants and landlords and ensures decent housing. For a smooth and long-lasting tenancy, it is essential to familiarize yourself with these rules, document each step (written lease, inspection report, registration, correspondence), and use official tools like indexation calculators and rent benchmarks. If needed, don’t hesitate to seek help from specialized associations.
For an expatriate or a newcomer, support from a specialized agency or a property hunter can be a real plus. For a landlord, ensuring the property’s compliance, the contract’s clarity, and respect for registration formalities remains the best long-term protection.
Ultimately, a successful long-term lease rests on the same basis as any contractual relationship: transparency, anticipating problems, and respecting the rules of the game set by law.
A French business owner, around 50 years old, with a financial portfolio already well-structured in Europe, wanted to diversify part of his capital into residential real estate in Belgium to seek rental yield and exposure to a neighboring, stable, and regulated market. Allocated budget: €400,000 to €600,000, without recourse to credit.
After analyzing several markets (Brussels, Antwerp, Ghent), the chosen strategy involved targeting a residential building or a luxury apartment in a developing neighborhood, for example in Etterbeek or near the port of Antwerp, combining a target gross rental yield of 5–6% – keeping in mind that “the higher the yield, the higher the risk” – and medium-term appreciation potential, with an overall ticket (acquisition + fees + potential renovations) of around €500,000. The mission included: market and neighborhood selection, introduction to a local network (real estate agent, notary, tax advisor), choice of the most suitable structure (direct ownership, Belgian patrimonial company), and definition of a time-based diversification plan, integrating Franco-Belgian tax specifics.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
