Discover how to optimise your occupancy rate and average rate to generate up to 40% more income with no extra effort.
We're often asked the same question: "My flat is well located, so why aren't I earning more?". The answer is rarely about location. It is almost always about strategy. Here are the five levers we systematically pull for our owners, and the concrete results this produces across our Belgian portfolio.
A fixed price is a costly mistake. In Ixelles, a well-photographed two-bedroom flat can be worth 75 € a night on a Tuesday in January and 180 € on a Thursday before Brussels' Beer Festival. The difference is demand — not the quality of the property. Belgium's short-term rental market is extremely dynamic: prices vary by neighbourhood, seasonality, European conferences, festivals, marathons and even the weather forecast.
Tools such as PriceLabs, Beyond Pricing or Wheelhouse analyse local demand, events, the competition and your history in real time to adjust your prices automatically every night. The average gain observed across our Hexuvium portfolio: +22 to +35% more income compared with a fixed price. PriceLabs is particularly effective in Belgium because it factors local events (the Brussels Motor Show, Pride, marathons, Gentse Feesten) into its pricing algorithm.
Belgium offers an exceptionally rich events calendar that allows for very precise peak pricing. Here is the calendar we apply for our owners, with the pricing multipliers observed relative to the base rate:
January is the weakest month of the year for short-term letting in Belgium. Average occupancy rate: 52%. However, the Brussels Motor Show (mid-January, 10 days, 500,000 visitors) generates massive demand within a 15 km radius of Brussels Expo. Multiply your base rate by 1.8 to 2.2× for this period. The same applies to European Parliament sessions and EU Council meetings, scheduled well in advance on the European Parliament's official website.
Spring marks the return of cultural travellers. Brussels Art Week (late April) and Art Brussels attract international collectors and art lovers with high budgets. ADR multiplier: 1.4 to 1.6×. In Ghent, the Ghent Floralies (April, even years) generate exceptional demand with occupancy rates above 95%.
Belgian Pride in Brussels (May, 100,000+ participants) is one of the most lucrative events of the year for Brussels owners. Multiply by 1.6 to 1.9× over the Pride weekend. June also marks the peak of conference season (Palais des Congrès, Square Brussels, SQUARE – Brussels Convention Centre), which keeps solid business demand going during the week.
Tomorrowland in Boom (July, two weekends, 400,000 participants) is the single most impactful event for short-term letting in Belgium. Within a 40 km radius of Boom (Antwerp, Ghent, Mechelen, Brussels), prices can legitimately be multiplied by 2.5 to 3.5× the base rate. Accommodation is booked 3 to 4 months in advance — if you haven't already raised your prices for next July, do it now. In Bruges, August is the busiest month, with average occupancy of 91%.
The European return (September parliamentary sessions) revives business demand in Brussels. The Brussels International Fantastic Film Festival (BIFFF) in October and the Brussels Art Film Festival draw a cultural clientele. Average occupancy rate: 71%. Recommended pricing multiplier: 1.3 to 1.5×.
Belgian Christmas markets are among the finest in Europe. Bruges and Ghent record their highest occupancy rates of the year in November–December (88 to 94%). In Brussels, the Grand-Place and Place Sainte-Catherine Christmas market (from late November to early January) generates record footfall. Multiply by 1.7 to 2.3× on December weekends. 31 December often allows for the highest prices of the entire year.
Here is the income data we observe across our portfolio and via AirDNA and PriceLabs data for a well-equipped, well-presented two-bedroom flat:
| City | Average ADR | Occupancy rate | RevPAR | Gross annual income |
|---|---|---|---|---|
| Brussels (Ixelles) | 95 €–130 € | 74% | 73 € | 26 000 €–32 000 € |
| Bruges | 125 €–175 € | 79% | 99 € | 34 000 €–42 000 € |
| Ghent | 85 €–115 € | 71% | 63 € | 22 000 €–28 000 € |
| Antwerp | 90 €–125 € | 69% | 66 € | 22 000 €–29 000 € |
| Liège | 70 €–95 € | 62% | 48 € | 16 000 €–21 000 € |
| Namur | 65 €–90 € | 58% | 44 € | 14 000 €–19 000 € |
| Ardennes (rural gîte) | 100 €–160 € | 66% | 79 € | 23 000 €–33 000 € |
Hexuvium/AirDNA data 2025–2026, 2-bedroom flat, professionally managed with dynamic pricing.
Three tools dominate the Belgian dynamic pricing market. Here's our field comparison after intensive use of all three:
| Criterion | PriceLabs | Wheelhouse | Beyond |
|---|---|---|---|
| Monthly price (1 property) | $19.99/month | $19.99/month | 1% of revenue (min $10) |
| Airbnb/Booking integrations | Yes (native) | Yes (native) | Yes (native) |
| Belgian local market data | Excellent | Good | Good |
| Rule customisation | Very high | Medium | High |
| Analytics dashboard | Comprehensive | Comprehensive | Comprehensive |
| Ease of use | Medium (learning curve) | Easy | Easy |
| Local events built in | Yes (Tomorrowland, Pride…) | Partial | Partial |
| French-language support | No (EN/ES) | No (EN) | No (EN) |
| Our recommendation | 1st choice for Belgium | Ideal for beginners | Good for multi-property |
Our verdict: PriceLabs remains our top recommendation for Belgium thanks to the richness of its local data and the granularity of its customisation rules. Wheelhouse is ideal for owners who want a turnkey solution without heavy configuration. Beyond becomes competitive from 3–4 properties thanks to its percentage-based model.
Airbnb dominates leisure travel with ~55% of short-term bookings in Belgium, but Booking.com captures business travellers and last-minute bookings, Expedia reaches North American and Asian international clientele, and VRBO/Abritel is ideal for families with children. Being on a single platform means ignoring 40 to 60% of the potential market.
Across our Hexuvium portfolio, properties present on 3+ platforms reach an average occupancy rate of 79%, versus 61% for Airbnb-only properties. The difference translates directly into extra income, with no change to the property itself. The risk of double booking? Zero, with a channel manager such as Smoobu or Hostaway.
Airbnb Superhost status isn't just a badge of honour — it's a quantifiable revenue lever. Superhost owners benefit from increased visibility in search results (Airbnb's algorithm favours Superhosts, especially for new queries), a dedicated filter used by 30 to 40% of travellers, and a perception of trust that increases the conversion rate from views to bookings.
Quantified impact on our portfolio: reaching Superhost status generates an average of +22% annual income at comparable prices and occupancy rates, purely through the conversion and visibility effect. Airbnb service fees are also reduced by 3% for Superhosts (from 3% to 0% on certain contracts).
During high season or around events, requiring a 3-night minimum prevents a Friday from being blocked by a single night that stops a whole-weekend booking. In low season, accept 1 night to fill gaps in your calendar. This smart flexibility can represent +8 to +15% annual income over a 12-month period.
The golden rule: the minimum stay should reflect turnover cost. If your cleaning costs 80 € and your night sells for 70 €, you lose money on every one-night stay. Calculate your break-even point per night and set your minimum accordingly.
An overall rating of 4.9/5 on Airbnb places your listing among the top search results. But beyond reviews, add-on services are an often-untapped source of income for Belgian owners. Here is the menu of extras we systematically offer our Hexuvium clients, with the rates and margins observed:
AirDNA is the go-to tool for analysing your local market and your direct competitors. It aggregates public Airbnb and Vrbo data to give you:
On Airbnb itself, use incognito-mode search to see how your listing appears against your competitors for your chosen dates. Compare your price, main photos, number of reviews and overall rating with the listings appearing just above or just below yours.
5-star reviews don't fall from the sky — they're earned through a systematic strategy. Here is the process we apply for every Hexuvium property:
Owners who maximise their income look at their numbers regularly. Weekday vs weekend occupancy rate, average rate (ADR), RevPAR, cancellation rate — these metrics guide every decision. Airbnb provides a basic dashboard, but tools such as Hostaway or PriceLabs offer much more detailed reports.
Here is the story of Jean-Pierre, owner of a 2-bedroom flat in the Outremeuse district of Liège, whom we supported at Hexuvium starting in January 2025:
Many owners create their listing once and never touch it again. That's a costly mistake. The Airbnb algorithm favours recently updated listings. Change your title with the season (in summer, highlight the terrace; in winter, the heating and comfort), refresh 2 to 3 photos every year, and respond to new search trends (workspace, equipped kitchen, pet-friendly, wheelchair accessible).
High-performing short-term letting doesn't happen by chance — it's actively managed. These five strategies don't require hours of daily work: they require a rigorous initial setup and a monthly review of the data. This is exactly what we do for each of our owners at Hexuvium: continuously optimising so that you receive the maximum from your rental income, without spending your time on it.
If you'd like a personalised estimate of your property's potential in short-term letting, use our free simulator or contact us directly for a personalised on-the-ground analysis.
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