Renting in Belgium made simple: A complete guide for expats

Finding a home in Belgium can be one of the trickiest parts of settling in. Between unfamiliar terms like domicile, different lease types, and fast-moving rental markets, it’s easy to feel overwhelmed.

For expats, housing is about more than comfort; it’s about getting the paperwork right so life can run smoothly. Choosing a legal and registered home allows you to register with your commune, open a bank account, receive mail, and join public health insurance (mutuelle).

This guide walks through everything you need to know to rent safely and confidently in Belgium; from housing options and lease rules to the practical details that matter most.

💡 Related reading:

If you’re also preparing to move from outside the EU, check Feather’s guide on getting a visa for Belgium.

Types of housing for expats

Belgium offers several ways to rent, each with its own system and level of formality. The best option depends on how long you plan to stay and whether you need a registered domicile.

Student housing (“kot”)

A student room, known locally as a kot, is a small, often furnished space near a university or a room in a shared student building.

• Lease length: typically one academic year
• Domicile: often not allowed, but that’s fine; students can still access public health insurance (mutuelle) with their enrollment certificate
• Deposit: usually one or two months’ rent, placed in a blocked account
• Average cost: €350–€650 per month depending on location and amenities
• Where to look: Kotatgent (Ghent), Brik (Brussels), StudentKotWeb (Antwerp), or your university’s own listings

💡 Tip: Most student rentals are arranged between May and July for the September start of the academic year, so plan ahead.

Co-housing and shared flats

Co-housing is a popular choice for expats and young professionals. You rent a private room but share the kitchen, living space, and bills.

There are two main types:

1. Official companies like Cohabs, which manage furnished shared homes with domicile registration allowed. Leases are transparent, and utilities are included.
2. Informal flatshares found via Facebook or community groups; usually cheaper, but less regulated and sometimes without domicile.

What to check:

• Whether English is spoken in the house (some prefer locals only)
• Who signs the contract: in informal setups, only one tenant may be legally responsible and legally protected
• Whether domicile registration is permitted

Typical price: €500–€900 per month including utilities

💡 Tip: Some co-houses ask for a one-month notice period. Always read the contract carefully before paying a deposit.

Private apartments and houses

Private rentals are best for expats planning to stay longer or those who prefer independence.

Typical process: view → apply → sign → register → move in.

• Prices: about €800–€1,200 for a one-bedroom in Brussels, slightly less in other cities in Belgium
• Charges: leases list base rent plus charges (shared costs for heating, water, or building maintenance). Some landlords list a lower rent but inflate the charges to make the property seem cheaper, so always check the total monthly cost before signing.
• EPC (Energy Performance Certificate) in Dutch or PEB in French is mandatory for every rental. The rating affects heating costs and you can ask to see it before signing
• Domicile: confirm it’s allowed if you plan to register as a resident. Without it, you can’t complete key steps like joining health insurance

💡 Tip: For long stays, a 3-6-9 lease offers strong legal protection (see more about that below in the article).

Understanding the Belgian rental system

Belgium’s rental market is rules-based, but once you know the basics, it’s straightforward to navigate.

The “domicile”: your registered address

Your domicile is your official address at your commune (town hall). It connects you to Belgian life for:

• Your residence permit and ID card
• Opening a bank account
• Getting public health insurance (mutuelle)

Some landlords offer “no domicile” rentals, often for tax reasons. You can live there, but you can’t register your address, meaning no residence card or access to certain services. For short stays, that’s fine. For long-term living, it’s not.

💡 Tip: Always confirm “domicile possible” before you sign.

Lease types in Belgium

The 3-6-9 lease (long-term contract)

The standard residential lease in Belgium lasts nine years, with built-in flexibility.

• Tenants can leave after 3 or 6 years with three months’ notice
• Leaving earlier can mean paying up to three months’ rent as compensation
• The landlord can only end the lease for specific reasons (for example, moving in themselves or major renovations)
• Some landlords allow early departure if you find a suitable replacement tenant. Ask about this before signing if you’re unsure of your plans.

Pros:

• Stable, long-term option
• Strong tenant protection
• Rent indexation is regulated

Cons:

• Less flexible if you move sooner than expected
• Possible early-exit penalty
• Requires three months’ notice

Short-term lease (up to 3 years)

Useful for shorter assignments or trial stays.

• Can’t be renewed more than once; after that, it becomes a 9-year lease
• Often slightly higher rent for added flexibility

Student lease

Applies only to enrolled students and lasts one academic year.

• Domicile usually excluded, but enrollment certificate gives access to public health insurance
• Easier to terminate than standard leases

Deposits, registration, and rent indexation

• Deposit: two to three months’ rent, placed in a blocked bank account under both names. Never transfer it directly to a landlord’s personal account
• Lease registration: the landlord should register your lease within two months. Registration is free and protects you legally
• Indexation: rents adjust once a year based on inflation. Calculate the indexation to your rent here.

The police visit

After registering your address, a police officer visits your home. This is a routine step to confirm your residence. They check:

• Your name on the mailbox
• That the number of registered residents matches the space
• That the property is habitable

The visit is brief and standard. Once confirmed, your registration is complete.

Where to search for rentals

Finding a home in Belgium often starts online. Knowing which platforms to trust can save time and stress.

Reliable websites

• Immoweb or Zimmo: platforms for private rentals
• Kotatgent, StudentKotWeb, Brik: reliable for student housing
• Cohabs: official co-housing with registered contracts
• Flatio: a marketplace for mid-term furnished rentals

💡 Tip: Always confirm “domicile possible.” Some listings don’t state it clearly.

Facebook and word-of-mouth

Facebook groups are handy for short-term or flexible arrangements. Be cautious with anyone who asks for payment before signing a contract or refuses video viewings.

Private landlords vs. agencies

Agencies handle paperwork and compliance. Private landlords may offer better prices but require more diligence.

Always:

• Confirm domicile registration
• Ask for the EPC/PEB certificate
• Pay deposits only into a blocked account

Essential paperwork and legal steps

After finding a place, there’s still some paperwork before you’re fully settled.

What you’ll need

• Passport or ID
• Proof of income (or student enrollment)
• Bank details for rent payments

Lease registration

The landlord should register the lease with the tax authorities within two months. Registration is free and recommended for your protection—request written confirmation.

Security deposit

Deposits must be kept in a blocked account. You can ask any Belgian bank to open one for you. Never send it to a private account; it’s unprotected there.

Domicile registration

Register your address at your commune within 8 days of moving in. A police visit will follow to verify your residence and living conditions.

Mandatory insurances in Belgium

Two insurances are required by law once you’re domiciled:

Public health insurance (mutuelle): grants access to healthcare and reimbursements. Sign up through Feather now.

Tenant insurance (assurance locative / brandverzekering): covers fire, water, or accidental property damage. Landlords usually request proof before key handover. Sign up through Feather now.

Hidden costs and common mistakes

Even with good preparation, it’s easy to underestimate real costs.

One-off and yearly costs

• Deposit: two to three months’ rent
• Furniture: furnished apartments cost slightly more; unfurnished ones mean higher one-time setup costs
• Commune fees: usually €20–€40 per year
• Moving costs: van hire, parking permits, or elevator reservations

Utilities and building charges

• Electricity, gas, and water: tenants must transfer contracts jointly with previous occupants using a utility transfer form
• Internet: contracts with provider of choice, often it can be taken over from the previous occupants
• Common area maintenance: can be significant in large buildings with elevators or janitors, so keep an eye out for those

Mistakes to avoid

1. Not confirming domicile registration
2. Forgetting to check the EPC/PEB rating
3. Paying deposits directly to landlords
4. Skipping lease registration
5. Leaving early on a 3-6-9 lease without a replacement tenant
6. Missing the utility transfer step

Check spilindex.be yearly for correct rent indexation.

Conclusion: settling in and staying protected

Renting in Belgium becomes simpler once the basics are clear. A registered domicile, valid lease, and both mandatory insurances give you everything you need to live securely and access public services.

Whether you rent a kot, share a co-house, or sign a long-term lease, understanding your rights and responsibilities ensures peace of mind.

💡 Found your home? Next step: take out tenant home insurance & register for public health insurance.