Federia 2025 Rental Barometer: a strong signal for property investors

Key takeaways: 

• Brussels: average rent of €1,376 (+3.7%)
• Walloon Brabant: €1,238 (+8.3%)
• Median rent in Brussels: €1,250
• Fewer than 8,000 new leases in Brussels (vs 11,000 in 2021)

Demand is rising. Supply is contracting. Rents continue to increase. But the real problem is not solely rising rents. 

The real problem is the gradual disappearance of small-scale investors.

Today, 76% of landlords in Belgium own between 1 and 4 properties…
They are neither hedge funds nor large institutional groups. They are private individuals preparing for retirement, diversifying their savings and investing in one or two renovated units.
Yet they are the most sensitive to regulatory instability, complex planning rules, poorly supported energy requirements, tax pressures and legal risks. When returns become uncertain, they reassess their options. They sell. They stop buying. They stop renovating.

The result?
Fewer units are entering the rental market.
The most affordable properties are disappearing faster than they can be replaced.
Mobility is declining. Pressure is increasing. In a market where demand remains strong, a contraction in supply inevitably pushes up rents.

It is therefore not the presence of small-scale investors that is creating pressure. It is their gradual withdrawal.

The rental market remains structurally buoyant. But it is becoming more demanding.

There is less supply. More regulatory requirements. Greater planning complexity. More financial trade-offs to manage.

Investing alone is becoming riskier – Investing in a structured way is becoming strategic.

At J&J, we are seeing the same trend:

• Well-positioned properties are let within a few days
• Small, energy-efficient renovated units perform well

Those who invest wisely, renovate properly and structure their strategy are now creating a lasting competitive advantage.

This is precisely what we are developing at J&J Properties. A structured approach to property investment, designed to:
• Identify areas with sustained demand and optimise real returns
• Ensure reliable execution (planning, renovation and letting)
• Maximise value creation and clarify actual net returns

A healthy market needs strong private investors. Excluding them from the market does not solve the housing crisis; it makes it worse.

In a market under pressure, intuition is no longer what makes the difference.
It comes down to strategy. 

More information in the FEDERIA 2025 Barometer