The 2025 rental barometer, published by Federia in collaboration with CIB Vlaanderen and Korfine, paints a concerning picture of the Belgian rental market. Based on nearly 70,000 tenancy contracts concluded in 2025 through estate agencies, it confirms two converging trends: rents are rising significantly across all three regions, and supply is contracting at a historic rate. For property managers, these figures have direct implications for portfolio management and rental strategy.
What does the Federia-CIB barometer measure?
The Federia rental barometer is one of the most reliable reference tools for tracking the evolution of the private rental market in Belgium. It is built from nearly 70,000 tenancy contracts concluded in 2025 through estate agencies that are members of Federia and CIB Vlaanderen, in collaboration with data analyst Korfine.
Its scope is important to understand: it covers only agency-intermediated lettings, which excludes a significant share of the private market. It nonetheless constitutes the most representative national sample available, with a breakdown by region, property type, and size band.
The headline figures: significant rent increases across all three regions
Average rent evolution by region
| Region | Average rent 2024 | Average rent 2025 | Change |
|---|---|---|---|
| Brussels | EUR 1,327 | EUR 1,376 | +3.7% |
| Flanders | EUR 924 | EUR 966 | +4.5% |
| Wallonia | EUR 842 | EUR 888 | +5.4% |
These increases exceed general inflation over the same period. They primarily reflect the imbalance between sustained rental demand and contracting supply.
Breakdown by property type in Brussels
The Brussels market shows contrasting dynamics by property type:
| Property type | Average rent 2025 | Change 2024–2025 |
|---|---|---|
| Flat | EUR 1,330 | +5.1% |
| Studio | EUR 905 | +5.4% |
| Terraced house | EUR 2,053 | -6.0% |
| All properties average | EUR 1,376 | +3.7% |
The 6% fall on terraced houses should be read with caution: it probably reflects a composition effect (different quality or location of properties let in 2025 compared to 2024) rather than a structural fall in the rental value of that segment.
The most striking figure is the rise in studios (+5.4%): this is the most accessible segment of the Brussels market, and it is where pressure is greatest. Households on modest incomes who depend on this segment for housing are the first to feel the impact.
The most alarming signal: collapsing supply
A historically contracting market
Beyond rents, it is the contraction in supply that constitutes the most serious alarm signal in the barometer. The number of new leases has fallen below 8,000, down from around 11,000 in 2021. This is a fall of nearly 27% in four years.
To put that figure in perspective: it means that approximately 3,000 rental units have disappeared from the agency-intermediated market in four years in the Federia database. With a knock-on effect on the direct market (not agency-intermediated), the actual impact on available supply is probably greater.
Why supply is contracting: structural causes
As Charlotte De Thaye, CEO of Federia, notes: "Supply is contracting and the Brussels authorities are not acting. The measures taken in recent years have further discouraged investors."
Several structural factors explain this contraction:
Increased fiscal pressure: the removal of the mortgage interest deduction (see our article on the mortgage interest deduction removal), higher property taxes, and various municipal levies reduce the net profitability of buy-to-let investments.
Regulatory uncertainty: the threat of rent controls in Brussels, possible extension of the winter moratorium, and progressive energy obligations — every uncertainty is a barrier to investment. A landlord who does not know what framework they will be operating in five years' time prefers not to invest.
Difficulty managing defaulting tenants: lengthy court proceedings (12 to 18 months for an eviction), the impossibility of evicting during the winter moratorium without a specific written agreement, and arrears that are often unrecoverable discourage small landlords.
Rising interest rates: the turnaround in rates since 2022 has made new buy-to-let investments financially less attractive. Some landlords have chosen to sell rather than renegotiate their mortgages at less favourable terms.
Who are landlords? The unexpected profile of the Belgian private landlord
76% are individuals
Belgium is distinguished by a structural characteristic that is little known: 76% of landlords are individuals owning between one and four properties. These are not institutional investors with management teams and economies of scale — they are households who invested to prepare for retirement, pass on a family estate, or secure their future.
This reality has two important implications:
First, the contraction in supply is not the work of "large landlords" inflating rents: it is the result of the discouragement of thousands of small individual landlords leaving the market. Each landlord who sells their rental property removes one housing unit from the rental market.
Second, these small landlords do not have the capacity to absorb indefinite cost increases (taxation, charges, energy obligations) without passing some on to rents. The contraction of supply and rising rents are two sides of the same movement.
What the experts say
Patrick Boterbergh, CEO of Korfine, notes that "the Belgian rental market suffers from insufficient attractiveness for new investors, combined with the gradual withdrawal of established landlords." This double pressure — insufficient new entrants, accelerated exits — explains the structural contraction of supply.
Portfolio management impact: what property managers should retain
For rent policy
The Federia barometer figures constitute an essential market reference to justify rent reviews:
- In Brussels, a rent not reviewed since 2024 is below market by 3.7% on average for flats, and by 5.1% for studios
- In Wallonia, the 5.4% increase exceeds the contractual indexation in many leases
- These market gaps are an objective, quantified argument in lease renewal negotiations
For the attractiveness of the managed portfolio
In a market where supply is contracting, a well-managed, well-maintained rental unit that complies with energy requirements is increasingly rare — and therefore increasingly valuable. Managers who invest in the quality of their properties (responsive maintenance, transparent communication, energy compliance) capture a growing quality premium.
For the relationship with landlords
Landlords considering selling their buy-to-let property should be informed of the market context: in an environment of supply contraction and rising rents, retaining a well-managed rental unit remains a financially sound decision — provided they have a manager who optimises profitability and minimises risks.
What property managers should do
- Use the Federia barometer as a reference for rent reviews and lease renewals — the figures by region and property type are objectively supportable
- Document rent evolution by property over multiple years: a structured history is an argument in discussions with landlords and tenants
- Anticipate revision requests from landlords in a rising market context: prepare comparative market data to make discussions objective
- Flag to landlords who are considering leaving the rental market the opportunity cost of that decision in a context of supply contraction
For property managers: these figures confirm that documenting the rental value and history of each property is more important than ever. With Seido, you track the evolution of rents, charges, and successive leases — essential data to justify your rental strategy and anticipate market trends. Track your leases →
This article is part of Property Essentials #3 — March 2026. Also read: Behavioural taxes on property — New Brussels government: what the DPR changes for landlords.
Sources and references
- Rental barometer 2025 — press release (PDF), Federia, 11/02/2026
- Average flat rent in Brussels passes EUR 1,300, La Libre, 11/02/2026
- Number of new rental leases falls despite ever-stronger demand, DH, 11/02/2026
- Historic fall in number of properties available for rent, VRT NWS, 11/02/2026
- Brussels sees the disappearance of small private landlords, DH, 04/01/2026
- Statements by Charlotte De Thaye (CEO, Federia) and Patrick Boterbergh (CEO, Korfine), Le Cri no. 502, March 2026, pp. 28–30