Federia’s 2025 rental barometer, based on nearly 70,000 leases signed through real estate agents in Belgium, shows rents rising in all three regions: +3.7% in Brussels, +4.5% in Flanders, +5.4% in Wallonia. In Brussels, the barometer’s database holds fewer than 8,000 new leases, against 11,000 in 2021. Here is what these figures say, what they do not say, and what an agency can do with them.

What does the Federia barometer measure?

Federia published its 2025 rental barometer on 11 February 2026. The data was collected in partnership with CIB and Korfine, an underwriter approved by the FSMA and active in rental guarantees. The methodology comes from Ghent University. The barometer covers nearly 70,000 leases in Belgium, managed by real estate agents and signed in 2025. It therefore excludes lettings concluded without an agency. Federia presents it as by far the most representative source. CIB, for its part, publishes its own Flemish barometer with Korfine.

Federia itself points out a limit: these averages concern new leases, and it is not possible to deduce from them the average rent paid by all tenants.

What rents does the barometer record 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%

According to Federia, the Brussels increase exceeds inflation by about one point. Federia links the Walloon increase to the combination of sustained demand and shrinking supply.

Which property types rise most in Brussels?

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%
Average, all types EUR 1,376 +3.7%

Federia explains the fall for terraced houses as a correction, after +11.1% in 2023 and +13.7% in 2024. These houses account for only a little over 6% of lettings. Studios, which make up only 5% of the market, rose by 5.4% on average and 6.3% at the median. Federia observes that the fall in the number of properties put up for rent particularly affects small homes.

Why is the number of new leases falling?

This is the most discussed figure in the barometer, and it needs a precise reading. In Brussels, the analysis relies for the first time on fewer than 8,000 new leases, against 11,000 in 2021 and 10,000 in 2022 and 2023. This is the number of leases in the barometer’s database, not the number of homes let in the Region. The decline is at least 27% over four years, according to our calculation from Federia’s figures; Federia does not give this percentage. That represents about 3,000 fewer new leases a year than in 2021. It is not the same as 3,000 homes leaving the market. Federia puts forward two explanations: scarcer supply, and lower tenant mobility, as tenants move less. The release also cites planning and regularisation difficulties for small units, and older, energy-inefficient flats leaving the market. For an agency, the consequence is practical: fewer turnovers mean fewer letting mandates, and tenants who stay longer in the same property.

Charlotte De Thaye (Federia) and Patrick Boterbergh (Korfine) say with one voice that supply is shrinking and that the Brussels authorities are not acting. In their view, the measures taken in recent years by Secretary of State Nawal Ben Hamou further discouraged investors, and a change of course is essential. This is the position of a professional federation, not a statistical finding.

What other factors weigh on landlords?

Several factors are put forward by landlords’ organisations, without being quantified by the barometer. A landlords’ union cites in a note reported by DH on 4 January 2026 the end of the interest deduction for loans financing let properties and the rise in property tax in many municipalities. A more demanding regulatory framework adds to this. In Brussels, the ban on abusive rents has applied since 1 May 2025. No eviction can be enforced from 1 November to 15 March, except by a reasoned court derogation; the occupancy indemnity remains due and, if unpaid, can be submitted to the Regional Solidarity Fund.

Who are Belgian landlords?

According to Federia’s release, 76% of Belgian landlords are small investors, private individuals who own no more than one to four properties. Federia cites a 2023 IWEPS study based on 2011 census data: the figure is therefore old. For an agency, this profile has a direct consequence. Most clients are not real estate professionals: they expect the agency to track the rules, deadlines and market figures for them.

Patrick Boterbergh, CEO of Korfine, sums up the Brussels situation: on the surface the market seems to be normalising, but structurally all the signals are red, with less supply, less investment and prices that remain high. Without a change of political course, he warns, the problem is likely to last.

What can a management agency do with it?

Setting a re-letting rent

New Brussels leases in 2025 were signed on average 3.7% higher than in 2024, 5.1% for flats and 5.4% for studios. These averages provide a benchmark for a re-letting. They do not apply to a current lease: during the lease, only indexation is allowed, unless the parties agree or a court revises the rent. In Brussels, the new rent remains subject to the grid’s reference rent and to the presumption of abuse above +20%, detailed in our article on the gap between the grid and the market.

Informing owners

An owner hesitating between re-letting and selling needs sourced figures, not impressions. The barometer, cited with its limits, and the actual rent history of the property are the two foundations of honest advice. On taxation and obligations specific to landlords, see also our article on the “professional” landlord.

Following later editions

Federia also publishes a mid-year update. Comparing editions on the same basis, new leases through agencies, makes it possible to spot trends without mixing scopes. For indexation during the lease, our guide to calculating rent indexation sets out the rules by region.

Managing several properties? Seido keeps for each unit the rent charged, its history and the indexations applied, and builds a management report for each owner. See how Seido’s owner reporting works.

Frequently asked questions

Does the Federia barometer cover the whole rental market?

No. It covers nearly 70,000 leases signed through real estate agents in 2025, in the three regions. Lettings concluded directly between landlord and tenant are not included. Federia presents it as the most representative source available, but RBDH, a Brussels housing rights association, calls it a snapshot of a particular segment of the market. It remains a useful benchmark for agency leases.

Can rent be increased during the lease by citing the barometer?

No. During the lease, only annual indexation is allowed, unless the parties agree or a court revises the rent in the cases provided for by law. The barometer’s averages concern new leases and serve as a benchmark when re-letting. In Brussels, even when re-letting, the rent must remain justifiable against the grid’s reference rent.

Does CIB co-publish the Federia barometer?

No. According to the release, Federia publishes its barometer in partnership with CIB and Korfine for data collection. CIB publishes its own Flemish barometer with Korfine on the same day. The two documents do not cover the same scope and should not be confused when quoting a figure.

Sources and references

Last updated: September 2026. This article is provided for information purposes only and does not constitute legal advice. For any specific situation, consult a real estate law professional.