Long-term vs short-term rental: profitability in Belgium

Income compared: long vs short-term

The temptation of short-term rental (Airbnb-type) is strong: the advertised income is spectacular. For a 1-bedroom flat in central Brussels, the comparison is striking:

Short-term gross income is 60 to 120% higher, but the gap narrows considerably at the net level. And this calculation does not factor in management time, which is on another scale entirely.

The hidden charges of short-term rental

Short-term rental generates charges that many beginners underestimate:

• Platform commission: 3 to 15% of income (Airbnb, Booking)
• Cleaning: 40 to 80 EUR per turnover (2 to 3 times per week in high season)
• Linen: washing and replacing sheets, towels (200-400 EUR/month)
• Utilities: water, electricity, internet, Netflix (300-500 EUR/month)
• Specific insurance: higher premium (200-400 EUR/year)
• Furnishing: regular renewal of furniture and decor
• Management: if outsourced, 20 to 25% of income

In long-term rental, landlord charges are limited to property tax, insurance, maintenance and co-ownership fees. A clear lease fixes the charge allocation with the tenant.

Belgian regulation is tightening

Brussels

The ordinance of 8 May 2014 requires mandatory registration with Brussels Economy and Employment. Tourist accommodation must meet specific fire safety standards. Inspections have been increasing since 2024.

Wallonia

The decree on tourist accommodation requires registration with the Commissariat General au Tourisme. Safety and habitability standards apply. Municipalities can impose additional restrictions.

Flanders

The Logiesdecreet governs tourist accommodation. Mandatory registration with Toerisme Vlaanderen. Flemish municipalities are becoming increasingly restrictive on the number of days permitted.

Risks specific to short-term rental

1. Seasonality: occupancy rates vary from 40% (winter) to 85% (summer) in Brussels. Income is not regular.
2. Damage: passing guests are less careful than long-term tenants. Repair budget 2 to 3 times higher.
3. Evolving regulation: a rule change can make the model unviable overnight.
4. Platform dependency: Airbnb can change its algorithms, commissions or terms at any time.
5. Management time: check-in/check-out, communication, cleaning, maintenance — count 10 to 15 hours per week for an active property.

Which choice for which profile?

• Long-term rental: regular and predictable income, minimal management, favourable taxation (cadastral income), stable legal framework. Ideal for the majority of investors. Secure your income with a professional lease.
• Short-term rental: potentially higher income but high charges, heavy management, uncertain regulatory framework. Reserved for investors ready to manage actively or outsource (20-25% of income).
• Mixed model: long-term rental 10 months + short-term in summer. Interesting compromise in tourist cities.

For the vast majority of Belgian investors, long-term rental remains the most robust model. The real net yield is comparable to short-term once all charges are factored in, for incomparably less management time.

See our ranking of the most profitable cities for long-term rental and our rental management guide to optimise your income.