My first rental investment at 30: feedback
Sophie, 30, tells how she bought her first rental apartment in Namur. From finding the property to letting it, she shares her mistakes, lessons learned and real figures.
The project
At 30, I was earning a decent living but watched my savings stagnate in a 0.5% account. The idea of buying a small apartment to rent out had been on my mind for years, but I kept putting it off: “I don’t know anything about it”, “it’s too risky”, “I don’t have enough”.
In January 2025, a colleague told me he was earning 600 EUR net per month from his studio in Liege. That motivated me to take action. Here is exactly how it went — mistakes included.
Finding the property: 4 months of viewings
I visited 23 apartments between February and May 2025. My main criterion: a 2-bedroom apartment in good condition in a central Namur neighbourhood, close to public transport, with a maximum budget of 155,000 EUR (excluding fees).
I wasted 6 weeks looking at properties that were too expensive “just in case I could negotiate”. Set a firm budget and stick to it.
I finally found a 45 m2 apartment (2 bedrooms) on the 2nd floor of a small building with 6 units, rue de Fer in Namur. Asking price: 149,000 EUR, negotiated down to 145,000 EUR. Good EPC (C), no major works needed, reasonable co-ownership charges (80 EUR/month).
The financing: the cold shower of fees
I had 25,000 EUR in savings. I thought that would be more than enough for the deposit. The reality:
| Item | Amount |
|---|---|
| Purchase price | 145,000 EUR |
| Registration duties (12.5%) | 18,125 EUR |
| Notary fees | 3,800 EUR |
| Bank file fees | 500 EUR |
| Small furnishings + refresh | 1,200 EUR |
| Total fees | 23,625 EUR |
| Total operation | 168,625 EUR |
The bank granted me a loan of 145,000 EUR over 25 years at 3.2% (monthly payment: 700 EUR). My savings were almost entirely used up. First lesson: always keep a safety cushion.
Minor renovations: 1,200 EUR and 2 weekends
The apartment was in good overall condition but I still had to:
- Repaint the bedroom and living room (walls yellowed by the previous smoking occupant)
- Replace the bathroom sealant
- Install LED lighting in all rooms
Total cost: 1,200 EUR doing everything myself. A good investment: the apartment gained brightness and appeal for viewings.
Finding the first tenant: 3 weeks
I posted the listing on Immoweb at the end of June 2025. 14 viewing requests in one week. I showed the property to 8 candidates over 3 evenings.
My selection criterion: net monthly income exceeding 3 times the rent (720 EUR, so 2,160 EUR minimum), stable employment, no history of rental disputes. I chose a young couple both on permanent contracts.
I did the entry inventory alone, with my phone. A few months later, the tenant disputed a crack in the living room ceiling saying it was pre-existing. My photos could not settle the matter. Since then, I use an independent expert.
Day-to-day management
For the first 3 months, I managed everything on an Excel spreadsheet: rent tracking, receipts, documents. I was quickly overwhelmed. In October 2025, I switched to a rental management software that automates receipts, indexation and deadline tracking.
Today, I spend about 2 hours per month on managing the apartment. Most of that time goes into communication with the tenant (minor plumbing issue, questions about charges, etc.).
Review after 1 year
After 12 months of letting, here are my real figures:
- Rent received: 720 EUR/month (8,640 EUR/year)
- Mortgage payment: 700 EUR/month
- Co-ownership charges: 80 EUR/month (my responsibility: common areas)
- Landlord + fire insurance: 45 EUR/month
- Property tax: 75 EUR/month (averaged)
- Net cash flow: approximately +85 EUR/month after all charges
It is not huge in terms of cash flow, but every month my tenant repays 700 EUR of capital on a property that is appreciating. Over 25 years, that is wealth building itself.
If I had to do it again, I would do exactly the same thing — with a better inventory and management software from day one.
- “Never underestimate notary and registration fees: they represent 12 to 15% of the price in Wallonia. I had budgeted 10% and had to dip into my emergency savings.
- “Have the entry inventory done with an independent expert, not alone. My first tenant disputed pre-existing damage because my photos were not detailed enough.
- “Use a digital tool from day one. I started on Excel and lost track of two rent receipts in 4 months.
Frequently asked questions
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Banks generally require 10 to 20% of the purchase price as a personal deposit, plus notary fees (12 to 15% in Wallonia, 11 to 14% in Brussels). For a property at 145,000 EUR, plan for around 30,000 to 45,000 EUR in total deposit.
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For a single property, a company structure is rarely advantageous in Belgium. The creation costs, annual accounting fees and tax complexity are only justified from 3-4 properties onwards or for specific succession planning.
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Write a detailed listing with quality photos, set objective criteria (income >= 3x the rent, permanent contract or equivalent), request legally permitted documents and show the property to several candidates before choosing.
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