Short-term rentals in Brussels: how much do they really earn?

"How much will I really earn?" It's the first question every owner asks. Here's an honest answer, with no magic promises.

Short-term rental vs traditional lease

In Brussels, a furnished property let on a short-term basis often generates 2 to 3 times the gross income of a traditional lease. The reason is simple: you rent by the night, at a rate that adjusts to demand, rather than for a fixed monthly rent. But that gross figure hides higher costs and more demanding management — which is why the net income deserves a precise calculation.

The 4 factors that determine your income

• Location. A studio in Ixelles or Saint-Gilles doesn't rent at the same pace as a property on the outskirts. Proximity to the centre, train stations and lively neighbourhoods drives up the occupancy rate.
• Capacity and property type. From a studio to a villa, the nightly rate and the guest profile change completely.
• Quality and amenities. Professional photos, tasteful decor, hotel-grade bedding, fast Wi-Fi: these are what justify a premium rate and trigger bookings.
• Management and pricing. A fixed price leaves money on the table. Dynamic pricing adjusts your rates every day according to demand, season and events.

What to deduct from gross income

To estimate your net income, deduct the following from revenue:

• platform commissions (Airbnb, Booking…);
• cleaning and linen between each stay (often billed on to the guest);
• concierge fees (at Sabimmo: 12, 15 or 28% — see the plans);
• running costs (energy, internet, consumables), the tourist tax and an allowance for vacancy;
• maintenance and minor upkeep.

The real lever: occupancy rate

Better to have 75% occupancy at a smart rate than 95% at a knock-down price, or 40% at a price that's too high. The whole challenge is optimising the price × occupancy equation — which is precisely what a concierge service does.

Our approach

At Sabimmo, we have been managing more than 100 properties in Brussels since 2008. We always start with a free estimate of your potential income, based on your address, your property and the real market — not a theoretical average.