Tourist rental in Belgium: Airbnb regulations by region
Renting on Airbnb in Belgium: registration, taxation, number of nights allowed and penalties. Comparison of Brussels, Wallonia and Flanders.
329days ago
!What changes
- 1Brussels limits tourist-let properties to 120 nights/year in residential zones
- 2Wallonia requires registration with the General Tourism Commission
- 3Flanders requires a registration number displayed in every online listing
- 4Tourist rental income is subject to a specific tax regime (cadastral or actual)
- 5Fines for unregistered rental range from EUR 250 (Flanders) to EUR 10,000 (Brussels)
General framework for tourist rental in Belgium
Tourist rental (Airbnb, Booking, etc.) has been growing by 15% per year in Belgium since 2020. In 2025, an estimated 45,000 properties are listed on platforms, including 18,000 in Brussels.
Faced with this growth, the three regions have implemented distinct regulations. The common thread: registration is mandatory everywhere, but procedures, caps and penalties vary significantly.
For landlords weighing up traditional versus tourist rental, our long-term vs short-term comparison analyses the profitability of both options.
If your property is under a primary residence lease, you cannot switch it to tourist rental without the tenant’s agreement and without terminating the lease in the legally prescribed manner.
Brussels: the strictest regulation
Brussels has adopted the most restrictive framework with the ordinance of 8 May 2014 (amended in 2022):
| Obligation | Detail |
|---|---|
| Prior declaration | To the municipality + Urban.brussels |
| Night cap | 120 nights/year in residential zones |
| Fire safety certificate | Mandatory (SIAMU inspection) |
| Registration number | Mandatory on all listings |
| Tourist tax | EUR 4.24/night/person (collected by platforms) |
| Fine for non-registration | EUR 250 to 10,000 |
The 120-night cap applies to properties in residential zones. In commercial or mixed zones, there is no cap but other obligations remain. The Brussels lease reform 2026 also impacts tourist rental landlords.
Wallonia: registration with the General Tourism Commission
Wallonia requires registration with the General Tourism Commission (CGT):
- Holiday furnished property (< 3 units): simple declaration
- Tourist accommodation establishment (>= 3 units): authorisation required
- No night cap
- Fire safety standards (detectors, evacuation plan)
- Registration number displayed on all listings
Fines for non-registration range from EUR 500 to 5,000. The process is simpler than in Brussels but verifying fire safety standards remains a sticking point for many landlords.
Flanders: mandatory registration number
Flanders simplified its procedure in 2023 with an online registration system via Toerisme Vlaanderen:
- Free online registration (15 minutes)
- Registration number to be displayed on all listings
- No night cap
- Basic safety standards (smoke detectors, emergency exit)
- Fine: EUR 250 to 2,500 for non-registration
Flanders is the most permissive region for tourist rental. Checks are mainly based on reports (neighbour complaints) and cross-referencing with platform data.
Tourist rental taxation
Tourist rental income is taxed under a specific regime in Belgium:
| Component | Tax basis |
|---|---|
| Property income | Indexed cadastral income x 1.40 |
| Movable income (furniture) | Flat rate 40% of total rental income |
| VAT | 6% if hotel-like services (breakfast, cleaning) |
| Municipal tax | Variable by municipality |
| Social contributions | If regular professional activity |
If your tourist rental income exceeds EUR 15,000/year, the actual regime (actual income minus actual expenses) may be more advantageous than the cadastral flat rate. Consult a specialised accountant.
The taxation of traditional rental income follows a different regime. Compare both to optimise your strategy.
Practical advice
To rent your property as a tourist let in Belgium:
- Register with the competent regional authority before publishing your listing
- Display your registration number on all platforms (Airbnb, Booking, etc.)
- Comply with fire safety standards: detectors, evacuation plan, extinguisher (depending on region)
- Respect the 120-night cap in Brussels residential zones
- Declare your income correctly (cadastral or actual regime depending on the amount)
- Check your co-ownership rules: many co-ownerships prohibit or restrict tourist rental
For landlords weighing up traditional versus tourist rental, the choice depends on the desired yield, location and available time. Our rental management tool handles both modes.
Frequently asked questions
-
Yes, in all three regions. In Brussels, a prior declaration to urban planning is required. In Wallonia, registration with the CGT. In Flanders, a registration number from Toerisme Vlaanderen. Conditions and procedures vary.
-
In Brussels: 120 nights/year maximum in residential zones (no limit in commercial or mixed zones). In Wallonia and Flanders: no night cap but declaration and safety obligations apply.
-
Income is taxed on the basis of the indexed cadastral income increased by 40% for the movable component (furniture). If income exceeds a certain threshold, the actual regime (actual income minus expenses) may be more advantageous.
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