Short-term letting generates 2.5 times more income on average than a standard lease in Brussels. But is it always the right choice? A full comparative analysis.

Introduction: choosing the right rental model in Belgium

The question keeps coming up in Belgian landlord groups: is it better to let your property short-term or long-term? The answer is never universal. This article offers a data-driven analysis, based on real 2026 Belgian market data, to help you make the best decision.

In Belgium, the short-term rental market grew by 34% between 2022 and 2025, driven by city-break tourism, business travel and temporary relocations. Meanwhile, long-term letting remains a solid choice in tight markets such as Brussels or Ghent. Between the two, a spectrum of hybrid models has developed, combining seasonality with stability.

Income comparison: 5 Belgian cities, short-term vs long-term

The table below compares average monthly income for a two-bedroom flat (about 70 m²) in five Belgian cities, in short-term letting (70% occupancy rate) versus classic long-term letting (3-year lease).

Comparison table — 2-bedroom flat, ~70 m² (2026)

City	Long-term rent/month	Short-term income/month (70% occ.)	Avg. nightly rate	Short-term surplus
Brussels (Ixelles/Saint-Gilles)	1 350 €	2 940 €	140 €	+118%
Bruges (historic centre)	1 050 €	2 730 €	130 €	+160%
Ghent (Patershol/Kouter)	1 100 €	2 520 €	120 €	+129%
Antwerp (Zurenborg/Centre)	1 150 €	2 625 €	125 €	+128%
Liège (Outremeuse/Guillemins)	850 €	1 680 €	80 €	+98%

Sources: AirDNA, Immoweb, Logic-immo, Hexuvium data Q1 2026. Gross income before charges and commissions.

These figures are gross. For a realistic comparison, you need to deduct the charges specific to each model: cleaning fees, platform commission (Airbnb charges the host between 3% and 5%), and, in the case of delegated management, a concierge's fees, such as Hexuvium's (typically 15–25% of gross income). Even after these deductions, short-term letting generates on average 50 to 80% more net income in Belgium's tourist areas.

Weekly management time: the hidden reality

One of the most frequently underestimated factors is the time you will need to devote to managing your property. Short-term letting demands far greater operational involvement than long-term letting.

Estimated weekly management time (active owner without a concierge)

Long-term letting: 0.5 to 1 hour/week (administrative tasks, a few exchanges a year with the tenant)
Short-term letting — self-managed: 8 to 15 hours/week (messaging, check-in/out, cleaning coordination, linen management, review responses, price optimisation)
Short-term letting — with a Hexuvium concierge: 1 to 2 hours/week (approving blocked dates, monitoring finances, strategic decisions)

For an active owner working full time, personally managing a short-term let effectively amounts to a second part-time job. This is why delegating to a specialist short-term rental management concierge such as Hexuvium becomes worthwhile as soon as your time is worth more than the commission charged.

The hybrid model: the best of both worlds

More and more Belgian landlords are adopting a hybrid model that optimises income across the whole year. The principle: let short-term during peak tourist periods, and switch to furnished medium/long-term letting (3 to 6 months) during quieter periods.

Hybrid model — Bruges, 1-bedroom flat near the historic centre

April to October (7 months): Airbnb letting — average rate 95 €/night, 80% occupancy = 1 596 €/month gross
November to March (5 months): transitional furnished letting — fixed rent 850 €/month
Total annual income: (1,596 × 7) + (850 × 5) = 11,172 + 4,250 = 15 422 €/yr
Versus pure long-term letting: 850 × 12 = 10 200 €/yr
Annual gain from the hybrid model: +5 222 €, i.e. +51%

This hybrid model is particularly well suited to cities with strong tourist seasonality such as Bruges and Namur, but also to the Ardennes, where the winter season (cross-country skiing, Christmas) and the summer season are distinct. It does, however, require rigorous organisation and mastery of two different types of lease.

Break-even analysis

Before choosing between the two models, it is useful to calculate your break-even point: at what occupancy rate does short-term letting become more profitable than long-term letting?

Break-even occupancy-rate formula
Monthly long-term rent ÷ (nightly rate × 30 days) = minimum occupancy rate to equal long-term gross income.

Ghent example (Patershol): 1 100 € ÷ (120 € × 30) = 1,100 ÷ 3,600 = 30.5%
In other words, once you exceed 31% occupancy (roughly 9 nights a month), short-term letting already generates more gross income than long-term letting. In Ghent in 2026, average occupancy is 68%, more than double the break-even point.

This simple calculation reveals why, in Belgian tourist and business areas, short-term letting is structurally more profitable. Long-term letting only becomes competitive again in areas of low tourist demand (certain outlying municipalities of Charleroi, rural areas of Walloon Picardy) or for owners with strong personal constraints (prolonged absence, lease restrictions).

Decision checklist: 10 questions to choose your model

Answer these 10 questions honestly to determine which model suits you best:

1. Is my property located in a high-demand tourist or business area? (Yes = short-term advantage)
2. Am I willing to spend 8–15 hours/week managing it, or to delegate to a concierge? (No = long term)
4. Is my property furnished or easily furnishable? (No = long term is simpler)
6. Do I need stable, predictable income every month? (Yes = long-term advantage)
7. Does my property have parking, a terrace or premium amenities? (Yes = strong short-term potential)
8. Am I comfortable with technology (apps, smart locks, automation)? (No = long term)
9. Is my investment horizon longer than 3 years? (Yes = short term is more profitable in the long run)

Checklist result: If you answered "short-term advantage" to 6 questions or more, seasonal letting is probably your best model. From 3 to 5, a hybrid model is worth exploring. Fewer than 3, opt for long-term letting.

Three profiles of Belgian landlords: tailored recommendations

Profile 1: Sophie, 42 — owner of a studio in Ixelles (Brussels)

Sophie inherited a 35 m² studio near Avenue Louise. She works full time as a lawyer and has no time to devote to management. Her flat is well located, 5 minutes from the European institutions.

Recommendation: Short-term letting with full delegation to a concierge (Hexuvium or equivalent). Estimated income: 1 400 €–1 600 €/month gross (before commission), net after the concierge's fee ~1 100 €–1 200 €. Versus long term: ~950 €. Net gain: +200 €/month with zero personal involvement.

Profile 2: Marc and Isabelle, 55 — owners of a 3-bedroom house in Namur

This couple own a family house they use occasionally at weekends. They want extra income without risk.

Recommendation: Seasonal hybrid model. Short term from April to October (expected occupancy 55–65%, nightly rate 110 €–130 €), furnished long-term letting from November to March. Estimated income: 12 000 €–14 000 €/yr versus 8 400 € for pure long-term letting.

Profile 3: Kevin, 29 — first-time investor with a new flat in Liège (Guillemins district)

Kevin bought a new 65 m² flat near Guillemins station. He has free time and wants to maximise his return to pay off his mortgage quickly.

Recommendation: Self-managed short-term letting to begin with, to learn the ropes and maximise income (no concierge commission). Estimated income: 1 500 €–1 800 €/month gross (70% occupancy, rate 70 €–85 €/night). Versus estimated monthly mortgage repayment: ~900 €. Self-financing with a positive surplus from the very first year.

Case studies with real figures

Case 1: Airbnb flat in Bruges — converting from long-term letting

A Brussels-based owner of a 2-bedroom flat in Bruges (Sint-Anna) decided in January 2024 to convert his property from long-term letting (950 €/month) to short-term letting via Airbnb. After 6 months of optimisation with Hexuvium, the results were:

Average gross monthly income: 2 450 €
Concierge commission (20%): 490 €
Airbnb fees (3%): 73 €.50
Cleaning (8 × 45 €): 360 €
Linen and consumables: 80 €
Net monthly income: ~1 446 € (versus 950 € for long-term letting)
Annual gain: +5 952 €

Case 2: An Ardennes house in La-Roche-en-Ardenne — seasonal model

A family from Liège who own a 4-bedroom chalet in the Ardennes listed their property on Airbnb in 2023. Targeting Belgian and Dutch families:

High season (July–August + year-end holidays): 3 weeks × 140 €/night × 7 nights = 2 940 €/high season
Mid-season (spring weekends, Easter, All Saints): 8 weekends × 120 € × 2 nights = 1 920 €
Total annual gross income: ~9 800 €
Charges (cleaning, upkeep, Airbnb): ~2 500 €
Net income: ~7 300 €/yr for a property that used to sit empty or generate 0 € most of the time

Conclusion: what's the best strategy for you?

There is no universal answer, but the 2026 Belgian data are clear: in urban and tourist areas (Brussels, Bruges, Ghent, Antwerp, Liège), well-managed short-term letting generates between 50 and 160% more income than long-term letting, even after deducting all costs.

Long-term letting remains relevant for owners who value simplicity, stability and minimal involvement above all, or who operate in markets with low tourist demand. The hybrid model, finally, is often the best compromise for properties in highly seasonal areas.

The Hexuvium team is available to guide you through this thinking and offer a free estimate of the potential income from your property in short-term letting in Belgium.

Short-Term vs Long-Term Letting: Which Model Is More Profitable for You?