Accountant for real estate and rental income
You rent out one or more properties, directly or through a company, to individuals or businesses. The tax regime changes with the tenant, the use of the property and the structure that holds it. A Viseeon network accountant helps you declare correctly and choose the right structure.
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Why is Belgian property taxation so tricky?
The same rent, very different taxation
For an individual, a home rented to a private tenant is not taxed like an office rented to a business. In the first case, tax is based on the cadastral income. In the second, it is based on the rent actually received. Ticking the wrong box on your return is costly or exposes you to a reassessment.
Furnished lets mix two types of income
When a property is let furnished, part of the rent relates to the furniture and follows another tax regime. Without a split in the lease, the tax authorities apply a flat-rate split, rarely in your favour.
Individual or company: a choice that is hard to undo
Holding a property in an SRL/BV (private limited company) changes the tax on rents, financing, succession and exit costs. Moving an existing property into a company often triggers registration duties. The decision is made before the purchase, not after.
Short-term rentals and VAT
Standard residential letting is exempt from VAT (TVA/btw). But a short-term let with hotel-type services can become taxable and subject to regional registration rules. The line is not always obvious.
What your accountant does for your property portfolio
Declaring property income
Classifying each property by its use and its tenant, entering the cadastral income or the rent correctly, deducting loan interest where possible, splitting furnished and unfurnished income.
Structuring your assets
A costed comparison between holding in your own name and through a company, plus analysis of registration duties, the benefit in kind if you occupy a company property, and succession.
Running a property company day to day
SRL/BV bookkeeping, building depreciation, tracking of rents and costs, property withholding tax (précompte immobilier), VAT where a professional let has opted for VAT, annual accounts and corporate income tax.
How is rental income taxed in Belgium?
For an individual who holds properties directly, the rule depends mainly on how the tenant uses the property.
| Type of letting | Taxable base for personal income tax (IPP), in principle |
|---|---|
| Home let to a private individual as a residence | Indexed cadastral income, increased |
| Property let to a company or self-employed person for their business | Actual rent, reduced by a flat-rate cost allowance (with a minimum linked to the cadastral income) |
| Furniture part of a furnished let | Movable income, according to the split set out in the lease |
Figures for assessment year 2026 (2025 income):
- Home let to a private individual: cadastral income × 2.2446 (indexation coefficient), increased by 40%.
- Professional letting: actual rent minus a flat-rate cost allowance of 40%. The allowance is capped at 2/3 of the revalorised cadastral income (coefficient 5.63 for 2025 income). The taxable amount cannot be lower than the indexed cadastral income increased by 40%.
- Furnished letting: without a split in the lease, 40% of the rent is treated as movable income. After a flat-rate deduction of 50% for costs, this amount is taxed at 30%.
For 2026 income (assessment year 2027), the indexation coefficient rises to 2.3000 and the revalorisation coefficient to 5.75.
Property withholding tax (précompte immobilier). The owner owes it every year on the cadastral income. Its rate depends on the region and the municipality.
VAT. Property letting is in principle exempt from VAT (article 44 of the VAT Code). These exempt transactions are not subject to the structured e-invoicing obligation. However, an option for VAT has existed since 1 January 2019. It is chosen by mutual agreement between landlord and tenant. The tenant must be VAT-registered and use the property for its economic activity. The building must be new or have undergone major renovation started on or after 1 October 2018 (a condition that does not apply to warehouses).
Lease. The lease must be registered. The rules on residential leases, rental deposits and registration are regional matters.
Tax calendar for landlords
Property income return, property withholding tax, lease registration, property company accounts: all the key dates on one page.
Get the guideHow do I declare a flat let to a private tenant?
In principle, you declare the property's cadastral income, not the rent received. For assessment year 2026 (2025 income), the cadastral income is multiplied by 2.2446, then increased by 40%.
What if I let to a company or a self-employed person?
If the tenant uses the property for business, you are taxed on the actual rent, reduced by a flat-rate cost allowance of 40%. The allowance is capped at 2/3 of the revalorised cadastral income (coefficient 5.63 for 2025 income, 5.75 for 2026 income). The taxable amount cannot fall below the indexed cadastral income increased by 40%. VAT remains in principle exempt.
Do I need to issue electronic invoices for my rents?
In principle, no. Property lettings exempt under article 44 of the VAT Code are not subject to the structured e-invoicing obligation. It is different if you have opted for VAT.
Should I set up a company to invest in property?
Not always. A company can be attractive for properties let to businesses or to reinvest the rents. It is often less advantageous for homes let to private tenants. A simulation on your own properties is essential.
How much capital do I need to set up a property SRL/BV?
No minimum capital is required for an SRL/BV, but the founders must provide sufficient initial assets and draw up a financial plan. The deed of incorporation is signed before a notary.
I let a furnished studio. How is the furniture taxed?
The part of the rent that relates to the furniture is taxed as movable income. Set out the split in the lease. Otherwise, 40% of the rent is treated as movable income. After a flat-rate deduction of 50% for costs, this amount is taxed at 30%.
Is short-term letting subject to VAT?
It can be, if it comes with at least one hotel-type service: welcoming guests in person, household linen or daily breakfast. Since 1 March 2026, this accommodation is subject to VAT at 12% (previously 6%). The regions also require registration or authorisation of tourist accommodation.
Can I deduct my loan interest?
For a rented property, loan interest can in principle be deducted from the property income of that property, within certain limits. Your accountant checks what applies to your situation.
Who pays the property withholding tax?
The owner, every year. For a main-residence lease, all three regions forbid passing it on to the tenant: any clause to the contrary is void. For a commercial lease, it can be passed on if the contract expressly provides for it.
Let's talk about your properties
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