Housing in Belgium

In recent years, the Belgian real estate market has remained relatively stable. Rent and purchase prices have not skyrocketed everywhere, although some major cities have experienced increases. Overall, housing in Belgium remains more affordable than in many European countries.

Where to live based on your native language in Belgium

Belgium has three official languages: Dutch, French, and German. Depending on which one you are fluent in, you might prefer to settle in a region where it is spoken daily.

Here is a reminder of the different regions in Belgium and the languages spoken there:

• Flanders (North): Dutch (Flemish)
• Wallonia (South): French (Walloon)
• Eastern Region: German
• Brussels (the capital): a bilingual region where both French and Dutch are spoken

Belgium is composed of 581 municipalities. This means it will be very easy to find the type of accommodation you need.

How to find housing in Belgium

Several housing websites can help you find accommodation in selected regions and areas, while considering your budget.

Generally, landlords place a sign outside their property. This way, you can easily spot something interesting while walking around the neighborhood you are interested in.

Alternatively, be aware that there are plenty of real estate agencies that can also help you find housing in Belgium to meet all your needs. You can also ask real estate agents to search for properties and take care of everything else for you. In Belgium, the most popular real estate agencies include BBF, Homelike, Immoweb, and Spotahome.

Remember, it is the landlords who are responsible for paying the agency fees. Therefore, if agents try to charge you these fees, it's a red flag to consider.

You can also check local newspapers and even online ads. We also recommend keeping an eye on certain specialized Facebook groups that can inform you about housing opportunities in specific cities.

Important:

You should know that most rental properties are unfurnished. Therefore, you will need to equip them yourself. This may include some items you might not necessarily think of: for example, light fixtures, carpets, and curtains.

Read alsoHousing in Brussels

Real estate in Belgium

In general, there are 3 types of real estate in Belgium:

• Residential buildings: detached houses, terraced houses, villas, bungalows, apartments, studios, or parts of buildings used for housing.
• Non-residential buildings: shops, offices, hotels, workshops, warehouses, agricultural buildings, horticultural properties, and other properties for professional or industrial use.
• Land: whether intended for construction, agriculture, forestry, or left in their natural state (woods, wastelands, etc.).

Here is an overview of the average real estate prices in Belgium in the first quarter of 2025:

• Houses: approximately €340,000,
• Apartments: approximately €275,000.

Keep in mind that the price of real estate in Belgium varies from province to province, and the taxation resulting from a purchase varies from region to region.

Regarding rental prices, they are conventional, being an agreement between the parties involved in the lease contract. However, there are tools available to set or verify the indicative/reference rent prices:

• For Brussels: click here
• For Wallonia: click here

Read alsoReal estate purchase in Belgium

The rental contract in belgium

In Belgium, residential leases are governed by strict rules. There are four main types of rental contracts:

• Nine-year rental contract;
• Short-term rental contract: three years or less;
• Long-term rental contract: more than nine years;
• Lifelong rental contract.

The nine-year rental contract

This is the most common rental lease. Even if the duration is not specified in the contract, it will automatically be considered a 9-year lease.

As a tenant, you can terminate it at any time, with a 3-month notice. However, if you leave the accommodation within the first three years, compensation is due to the landlord:

• 3 months' rent if you leave during the 1st year;
• 2 months during the 2nd year;
• 1 month during the 3rd year.

After the 3rd year, no compensation is required.

The short-term rental contract

This lease must specify its duration. It can be:

• Renewed once, provided that the total duration does not exceed 3 years;
• Automatically converted into a 9-year lease if you exceed this duration.

The conditions for early termination are often stricter: be sure to check what is stated in the contract.

The long-term rental contract

This type of lease is less common. It commits you for a fixed term longer than 9 years, but often offers more stability. The termination conditions are similar to the 9-year lease, except that the landlord must give a 6-month notice if they wish to end the contract.

The lifelong rental contract

This lease, although rare, exists. It ends upon the tenant's death. However, you can terminate it with a 3-month notice, unless otherwise stipulated.

All rental contracts must be registered within two months of signing. This is a legal obligation, the responsibility of the landlord, and this process is free. If the landlord does not meet this deadline, you will have the right to terminate the lease without notice or compensation.

The security deposit in Belgium

Landlords generally request rental guarantees, essential in case of tenant payment default and in case of proven damages to the property. However, this guarantee is only mandatory if the rental contract mentions it. No law stipulates that tenants must provide rental guarantees that can represent up to three months' rent.

Thus, there are three deposit methods:

• A transfer to a blocked tenant account;
• Monthly payments from the tenant to the landlord;
• A guarantee via a financial institution and the Public Social Welfare Center, for example.

Refund of the security deposit

Landlords must return the deposit to the tenants when they move out at the end of the contract. Of course, the deposit will only be fully refunded if the property is in good condition and the tenant has always paid the rent on time. This refund is formalized by a letter or form signed by both parties.

The inventory of fixtures in Belgium

In Belgium, an inventory of fixtures must be performed at the start and end of a tenant's stay. The landlord and tenant must do this together. This is essential for the tenant to inspect the rented property and see if everything is functional and for the landlord to verify that the housing is in good condition before the tenant departs at the end of the contract.

The inventory is part of the rental contract. The inventory must be officially filed via a document, dated, and signed by both parties.

If the housing is not habitable at the start of the contract, the tenant is entitled to ask the landlord to resolve the issues. If the landlord finds, at the end of the contract, deteriorations of the rented property, they can claim the cost of repairs or directly deduct the repair costs from the security deposit.

Rent in Belgium

In Belgium, there is no legal scale imposed for rents. Landlords are therefore free to set the amount, depending on the property, its location, and the market condition. However, to prevent abuse, regional authorities provide rent simulators (notably in Brussels and Wallonia), which allow verification of whether the requested rent is reasonable relative to the characteristics of the housing.

Each year, landlords can increase the rent if the cost of living rises accordingly. They are legally required to inform you in writing.

Tenants must pay any charges (water, gas, electricity bills, and maintenance of common areas). They can pay these in the form of a flat-rate amount added to the rent. This amount will be determined in the rental contract.

Note that you will also need to pay for most minor repairs. Although this is an additional burden for a tenant, there is an advantage: you have more freedom when it comes to decorating your home to your taste.

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Taxes for tenants in Belgium

In Belgium, certain taxes apply to real estate, but they must be paid by the landlord, not the tenant.

A landlord does not have the right to ask you to pay these taxes. If this happens, you can refuse. However, as mentioned above, you must pay the usual charges related to the use of the housing, such as water, gas, electricity, or maintenance of the building, if this is specified in the contract.