Coliving in Belgium: trends, legal framework and opportunities for landlords
Coliving is growing in Belgium. Concept, resident profiles, Belgian legal framework, profitability, applicable lease type and opportunities for landlords.
Coliving: beyond standard shared housing
Coliving is a housing model that combines a private space (bedroom, often with bathroom) and shared common areas (kitchen, living room, coworking, laundry). Unlike standard shared housing, coliving is managed by a professional operator who provides services: common area cleaning, high-speed internet, community events, all-inclusive contract.
In Belgium, coliving is developing primarily in Brussels, Antwerp, Ghent and Leuven. It meets a growing need for flexible housing among young professionals, expats and mobile workers. For the landlord, it is an opportunity for diversification and higher profitability, provided the legal framework and management constraints are mastered.
The number of coliving places in Belgium has doubled between 2022 and 2026, rising from approximately 3,000 to 6,000 units. Brussels accounts for more than half the supply.
The Belgian coliving market
Resident profile
| Profile | Market share | Average length of stay | Monthly budget |
|---|---|---|---|
| Young professionals (25-35) | 45% | 6-18 months | 650-950 EUR all-inclusive |
| Expats | 25% | 3-12 months | 800-1,200 EUR all-inclusive |
| Students on internship/masters | 15% | 3-10 months | 500-750 EUR all-inclusive |
| Mobile workers | 10% | 1-6 months | 900-1,500 EUR all-inclusive |
| Others (digital nomads, separated) | 5% | Variable | Variable |
Active operators in Belgium
The Belgian coliving market is structured around a few professional operators (Cohabs, Ikoab, Coliving Brussels, Brik) and a growing number of individual landlords converting townhouses or multi-unit buildings into coliving spaces.
Most sought-after areas
In Brussels: Ixelles, Saint-Gilles, Etterbeek, Schaerbeek (near stations and universities). In Flanders: Antwerp city centre, Ghent university quarter and Leuven. In Wallonia: coliving remains marginal, with a few initiatives in Liege and Namur.
The legal framework in Belgium
Applicable lease type
The legal classification of coliving is one of the most debated points. Three options exist:
| Structure | Lease type | Advantages | Disadvantages |
|---|---|---|---|
| Individual room lease | Primary residence | Clear legal framework | 9-year term, long notice |
| Shared housing lease | Specific (Brussels) | Joint liability, cohabitation pact | Not available in all regions |
| Service contract | General law | Flexibility, no minimum term | Debatable legal classification |
In Brussels, the 2024 shared housing ordinance offers a specific framework: shared housing lease with joint and several liability among co-tenants, mandatory cohabitation pact and simplified replacement mechanism. It is the most suitable framework for coliving.
Planning obligations
Converting a single-family dwelling into coliving may require a change of use from the municipal administration. Depending on the number of residents and the configuration, planning permission may be required. Consult your municipality’s planning department before any conversion.
If the property is co-owned, check that the regulations do not restrict shared housing or coliving. Many regulations limit the number of occupants per unit or prohibit subletting.
Coliving profitability
Comparison with standard rental
Take a 4-bedroom house in Brussels:
| Item | Standard rental | Coliving |
|---|---|---|
| Monthly rent | 1,400 EUR | 4 x 650 = 2,600 EUR |
| Charges included | No | Yes (water, energy, internet, cleaning) |
| Landlord’s actual costs | 100 EUR/month | 600 EUR/month |
| Net income | 1,300 EUR/month | 2,000 EUR/month |
| Vacancy rate | 3-5% | 8-12% (higher turnover) |
| Estimated annual net income | 14,800 EUR | 21,600 EUR |
Additional costs
Coliving generates higher management costs:
- Common area maintenance: weekly cleaning, furniture replacement
- Included services: internet, water, electricity, insurance
- Administrative management: individual contracts, frequent property inventories, conflict management
- Turnover: room refurbishment between residents
- Marketing: listings on specialised platforms, frequent viewings
Getting started in coliving or not
Success conditions
- Location: near public transport, universities or business districts
- Property configuration: minimum 3 bedrooms, generous common areas, at least 2 bathrooms
- Renovation budget: allow 5,000 to 15,000 EUR per room for quality fitting
- Management capacity: coliving requires active management (or a partner operator)
- Legal framework: check planning, co-ownership and applicable lease type
Who it suits
- Owners of townhouses or multi-unit buildings in Brussels, Antwerp or Ghent
- Investors seeking higher yield and willing to accept more active management
- Landlords willing to delegate to a coliving operator (in exchange for a 15-25% commission)
Who it does not suit
- Owners of a single property seeking passive management
- Properties in low-demand areas (outskirts, rural municipalities)
- Co-owned buildings with restrictive regulations
Coliving is a profitable but demanding niche. If you prefer to stick with a standard model, a rental management tool like BailBelgique helps you optimise the management of your traditional leases.
Frequently asked questions
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It depends on the structure. If each resident signs an individual lease for a room with use of common areas, it is a standard primary residence lease (or a shared housing lease in regions that provide for it). If the resident signs a service contract that includes housing, cleaning, internet and activities, it is a mixed contract whose legal classification is debated. In Brussels, the 2024 shared housing ordinance offers a more suitable framework.
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Coliving generates on average 20 to 40% more rental income than a standard rental of the same property, thanks to renting by room. However, management costs are also higher: resident turnover (3-12 months average stay), maintenance of common areas, conflict management, included services (internet, cleaning). Net profitability is generally 10 to 25% higher after deducting additional costs.
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In Wallonia, yes: a rental permit is mandatory for small dwellings (rooms under 28 m2) and collective housing. In Flanders, a conformiteitsattest may be required depending on the municipality. In Brussels, the Housing Code applies with standard habitability standards. In all cases, the property must comply with habitability and safety standards (smoke detectors, electrical installations, ventilation). Also check the co-ownership regulations if the property is co-owned.
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