Where to invest in rental property in Flanders in 2026
The best Flemish cities for rental property investment in 2026: prices, yield, demand and regional specificities.
The Flemish rental market in 2026
Flanders is the most expensive region in Belgium but also the most liquid market with the most solvent tenants.
| Indicator | Flanders | Belgium |
|---|---|---|
| Average apartment price | EUR 240,000 | EUR 210,000 |
| Average gross yield | 4.4 % | 5.2 % |
| Vacancy rate | 2-3 % | 4-5 % |
| Annual appreciation | 2-3 % | 1.5-2.5 % |
| Registration duties | 3 % (1st purchase) | 12.5 % (Wallonia/BXL) |
The registration duty discount (3 % instead of 12.5 %) is a major tax advantage for a first purchase in Flanders. Compare with Brussels and Wallonia.
Flemish cities to target
| City | Average price | Average rent | Gross yield | Strength |
|---|---|---|---|---|
| Antwerp | EUR 230,000 | EUR 850 | 4.4 % | Port, companies, culture |
| Ghent | EUR 260,000 | EUR 900 | 4.2 % | University, tourism |
| Mechelen | EUR 210,000 | EUR 800 | 4.6 % | Accessible prices, growth |
| Leuven | EUR 280,000 | EUR 950 | 4.1 % | KU Leuven, student demand |
| Hasselt | EUR 200,000 | EUR 750 | 4.5 % | Limburg capital |
| Belgian coast | EUR 180,000-350,000 | Variable | 3-5 % | Seasonal letting |
Student cities
Ghent and Leuven offer a very active student room market. KU Leuven and UGent attract tens of thousands of students each year.
Flemish regional specificities
The Vlaams Woninghuurdecreet
The Flemish housing lease decree has its own rules for lease duration, notice and rent indexation.
Quality standards
The conformiteitsattest (compliance certificate) is mandatory in Ghent and certain municipalities. A non-compliant dwelling cannot be let.
Property tax
The property tax in Flanders varies significantly by municipality (additional centimes). Some municipalities apply high rates that impact net yield.
The lease must comply with regional specificities. The rental deposit follows the same rules as in Wallonia and Brussels.
Investing in Flanders: for whom
Flanders suits wealth-focused investors who prioritise security, appreciation and market liquidity. The gross yield is lower but the fundamentals are solid.
Consult the rental investment guide and the yield by city. Create your leases online and manage your properties with our software.