Average rental yield by city in Belgium in 2026
Gross and net rental yield by city in Belgium in 2026: ranking, regional comparison and analysis of the most profitable markets.
Rental yield ranking by city in 2026
| City | Average apt. price | Average rent | Gross yield | Trend |
|---|---|---|---|---|
| Charleroi | EUR 105,000 | EUR 650 | 7.4 % | Stable |
| Mons | EUR 115,000 | EUR 650 | 6.8 % | Rising |
| La Louviere | EUR 95,000 | EUR 580 | 7.3 % | Stable |
| Liege | EUR 140,000 | EUR 720 | 6.2 % | Rising |
| Namur | EUR 175,000 | EUR 780 | 5.3 % | Rising |
| Brussels (average) | EUR 250,000 | EUR 950 | 4.6 % | Stable |
| Antwerp | EUR 230,000 | EUR 850 | 4.4 % | Rising |
| Ghent | EUR 260,000 | EUR 900 | 4.2 % | Stable |
| Leuven | EUR 280,000 | EUR 950 | 4.1 % | Stable |
These figures are averages for a 2-bedroom apartment. Yields vary by neighbourhood, property condition and letting type (co-tenancy, student room).
Analysis by region
Wallonia: high yield, modest appreciation
Walloon cities offer the best gross yields thanks to low purchase prices. The risk is a less liquid market and slower appreciation. See our guide where to invest in Wallonia.
Brussels: yield and wealth balance
Brussels offers a moderate yield but strong rental demand and regular appreciation (2-4 %/year). Outer-ring municipalities (Anderlecht, Schaerbeek, Forest) offer the best ratio.
Flanders: premium market
Flanders is the most expensive market but also the most liquid. Yields are lower but vacancy is very low.
Rental yield calculation method
From gross to net
| Step | Formula |
|---|---|
| Gross yield | Annual rent / Purchase price x 100 |
| Net yield before tax | (Rent - charges - vacancy - maintenance) / (Price + fees) x 100 |
| Net yield after tax | Net yield - tax on cadastral income / Total investment x 100 |
Charges to deduct
The property tax, non-recoverable charges, vacancy provision (5-10 %) and routine maintenance represent 1.5 to 2.5 percentage points of yield.
Which city to choose in 2026
For immediate yield: Charleroi, Mons, La Louviere. For balanced yield and wealth: Brussels (outer ring), Liege, Namur. For wealth security: Ghent, Antwerp, Leuven.
Consult the rental investment guide to define your strategy. Manage your properties with a rental management software and create your leases online.