How to write an effective rental listing in Belgium
Guide to writing a rental listing that attracts the right tenants. Structure, professional photos, mandatory legal mentions and platform selection.
The rental listing: your first selection filter
A good listing does not just attract candidates: it attracts the right candidates. By naturally filtering out unsuitable profiles, it saves you dozens of pointless viewings and speeds up the letting process.
On Immoweb, a property with a complete and well-illustrated listing receives on average 3 times more qualified contacts than a property with a poor listing. The time invested in writing is amply repaid.
Every month of vacancy represents lost rent. In Brussels, for a 2-bedroom flat at 950 EUR, that is nearly 1,000 EUR of lost income. An effective listing reduces vacancy time from 4 weeks to 1-2 weeks on average.
The photos that make the difference
The golden rules of property photography
- Natural light: photograph during the day, curtains open, all lights on
- Wide angles: stand in a corner of the room to capture maximum space
- Declutter: remove personal items, tidy and clean before the session
- Horizontal: hold the camera at chest height, perfectly level
- Completeness: every room, the facade, the view from the windows, common areas
Minimum number of photos
| Property type | Recommended number of photos |
|---|---|
| Studio / 1 bedroom | 8 - 12 |
| 2 bedrooms | 12 - 16 |
| 3 bedrooms and more | 16 - 25 |
| House | 20 - 30 |
Video and virtual tour
A 60 to 90-second video or a 360-degree virtual tour filters candidates even better. Tenants who visit after watching the video are already 80% convinced. Also consider organising an efficient property inventory as a complement.
Mandatory mentions in Belgium
What the law requires
Every rental listing in Belgium must state:
- The monthly rent excluding charges
- The amount of charges (fixed or provisional on actual charges)
- The EPC certificate: label (A to G) and score in kWh/m2 per year
- The net habitable surface area in m2
The absence of mandatory mentions can result in an administrative fine. In Brussels, the regional housing inspection service carries out regular checks on listing platforms. In Flanders, the Wooninspectie can also impose penalties.
Recommended mentions
Beyond the legal minimum, add:
- The number of bedrooms and layout
- The floor and presence of a lift
- Availability (move-in date)
- The type of lease offered (main residence, student, short-term)
- Charges included or not (water, electricity, heating, building management)
- Parking, cellar, terrace, garden
- Year of construction or renovation
The text description
Structure your text in three blocks:
- The property: surface area, layout, equipment, condition, luminosity, orientation
- The neighbourhood: transport, shops, schools, green spaces, atmosphere
- The conditions: rent, charges, guarantee, lease duration, pets, desired profile (within legal limits)
Choosing the right platforms
Belgian platform comparison
| Platform | Audience | Cost | Ideal for |
|---|---|---|---|
| Immoweb | No. 1 in Belgium | 60-120 EUR/listing | All property types |
| Zimmo | No. 2 in Belgium | Free - 80 EUR | Alternative to Immoweb |
| Logic-Immo | Brussels region | 50-100 EUR | Brussels and surroundings |
| Facebook Marketplace | Large audience | Free | Quick first publication |
| Kotplanet / Kotatout | Students | 30-60 EUR | Student rooms and shared housing |
The multi-platform strategy
Publish on 2 to 3 platforms simultaneously to maximise your reach. Use the same text and photos to maintain consistency. Remember to remove the listing from all platforms as soon as the property is let to avoid unnecessary contacts.
To properly select a tenant from the applications received, consult our guide on non-discriminatory selection.
Mistakes that drive away good candidates
Mistake 1: dark or blurry photos. This is the primary reason a candidate scrolls past your listing. Invest 30 minutes in a proper photo session.
Mistake 2: a generic title. “Flat to let” says nothing. Prefer “2-bedroom flat 75 m2, bright, Ixelles - near the Bois de la Cambre”.
Mistake 3: hiding the rent. “Rent to be discussed” drives away serious candidates and attracts the curious. Display a clear price with charges shown separately.
Mistake 4: exaggerating the qualities. Describing a dark 45 m2 as “bright and spacious” generates disappointment at the viewing and wasted time for everyone.
A good title contains: property type + number of bedrooms + surface area + a major asset + location. Example: “4-bedroom house 150 m2 with garden - Uccle Churchill area”.
Mistake 5: forgetting the legal mentions. Beyond the risk of a fine, the absence of the EPC or rent makes the listing look suspicious to informed candidates.
To manage your rental properties effectively, discover the rental management tools from BailBelgique.
Frequently asked questions
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The listing must state the rent amount and charges (fixed or provisional), the EPC certificate (label and score), the habitable surface area in m2, and the number of bedrooms. In Brussels, the reference rent from the indicative grid may also need to be mentioned depending on regulatory developments. The absence of these mentions can result in penalties.
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A minimum of 10 quality photos for a 2-bedroom flat, more for a larger property. Photograph each room, common areas, the exterior view and special features (terrace, garden, parking). Bright and sharp photos multiply the number of viewing requests by 3.
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The main platforms in Belgium are Immoweb (market leader, over 60% market share), Zimmo, Logic-Immo and social media (Facebook Marketplace, local groups). For student rooms, Kotplanet and Kotatout are essential. Publishing on 2 to 3 platforms simultaneously maximises visibility.
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You can mention objective criteria related to the property: 'non-smoker preferred', 'no pets' (if the co-ownership rules prohibit them). However, you may under no circumstances mention discriminatory criteria (origin, age, family situation, disability, etc.). The anti-discrimination law applies from the listing stage.
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