In Belgium

Gross yield is the simplest measure of a property investment’s financial performance. It compares the annual rental income to the property’s purchase price, without accounting for any costs.

Formula: Gross yield = (Annual rent / Purchase price) x 100

Average gross yields in Belgium (2026 data):

  • Brussels: 3.5 to 5% (high prices, moderate rents)
  • Wallonia (large cities): 5 to 7% (lower prices, decent rents)
  • Flanders (large cities): 4 to 6% (moderate prices, strong demand)
  • University towns: 5 to 7% (studios and small apartments for students)

How it works

Calculation. An apartment purchased for 200,000 EUR, rented at 850 EUR/month: gross yield = (850 x 12) / 200,000 x 100 = 5.1%.

Limitations. Gross yield ignores all costs: notary fees, property tax, insurance, maintenance, management fees, vacancy periods. The actual return is always lower.

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Good to know
A high gross yield does not automatically mean a good investment. Properties with high gross yields often come with higher risks: less desirable locations, older buildings requiring maintenance, or tenant profiles with higher default rates.

Practical example

Sophie compares two investments: Apartment A in Brussels (220,000 EUR, 800 EUR/month rent = 4.4% gross) vs Apartment B in Charleroi (110,000 EUR, 600 EUR/month = 6.5% gross). Apartment B has a higher gross yield, but after accounting for higher vacancy, maintenance costs and lower appreciation potential, the net yield gap narrows considerably.