The calculator
Fill in your assumptions in the black block. Results update live in the light block just below. All calculations run in your browser — nothing is sent to a server. Need help on the loan side? See our guide on approaching the bank.
🏠 The property
💳 Financing
💶 Rental income
📉 Recurring charges
📋 Taxation
📈 Exit & projection
📊 Your results
🧱 Acquisition costs
📈 Projection at exit
📊 Year-by-year evolution
How your investment behaves each year, and where you'll stand at exit.
💸 Annual cash flow
🏦 Outstanding loan balance
📈 Property value & equity
🥧 Acquisition cost breakdown
🗓️ Detailed timeline — year by year
| Year | Cash flow | Capital repaid | Outstanding loan | Property value | Equity |
|---|
What do the indicators mean?
Calculation assumptions
To stay transparent, here is exactly what the calculator does behind the scenes:
| Item | Assumption used |
|---|---|
| Registration duties | 2% Flanders / 3% Wallonia / 12.5% Brussels with €200,000 abatement (if price ≤ €600k) for sole primary residence. 12 / 12.5% otherwise. |
| Notary fees | Approximation: 1.2% of the price + €1,500 of administrative fees. |
| Mortgage fees | 2% of the borrowed amount (mortgage right 1% + notary/registration fees ~1%). |
| Monthly mortgage payment | Constant annuities — classic formula with the fixed rate and term entered. |
| Property tax | You enter it. Quick estimate: 0.3 to 0.5% of the purchase price per year (very variable depending on the municipality). |
| Tax — unfurnished to private tenant | Cadastral income ≈ 0.5% of price × index 2.1761 × 1.40, taxed at marginal rate. Approximation: the real cadastral income is officially registered. |
| Tax — furnished | 60% of rent = movable income (30% tax after 50% lump-sum allowance) + 40% treated as unfurnished property. |
| Tax — to a professional | Actual rent − 40% lump-sum costs, taxed at marginal rate. |
| Indexation | Rent is indexed every year. Charges follow a similar path. |
| Capital gain at resale | Value = price × (1 + appreciation)^period. Lump-sum resale fees: 3% (agency + seller's notary). No capital gains tax integrated (except exceptional cases not covered here). |
| Total ROI | (Net sale proceeds + cumulative cash flow − invested capital) / invested capital. IRR annualised over the holding period. |
This tool gives a preview of profitability, not a financial plan. It does not cover: purchase via a company (BV/SRL), VAT if the property is new, deduction of loan interest on professional income, capital gains tax in case of quick resale outside primary residence, nor ongoing legislative changes. For a real decision, get your numbers validated by an accountant, a notary or an investment advisor.
How to read a result
Three patterns recur in Belgium:
Solid operation. Often a yield property in the provinces, purchase without agency, little co-ownership, financing with reasonable down payment. The property funds itself.
Typical case of an apartment in Brussels or first ring. You're betting mainly on long-term appreciation. Doable if you have the shoulders for it.
Significant monthly savings effort. Justifiable only if you have a real capital gain thesis or a specific wealth objective. Renegotiate, otherwise pass.
And above all — compare to the alternative
A property investment only makes sense compared to what you can do otherwise with the same capital. An IRR of 4% over 20 years is broadly what you'd expect from a diversified global ETF — without any of the rental hassle. The question isn't "is it profitable?", but "is it more profitable and acceptable than my other options?" Compare directly with our take on ETFs vs real estate.
🎯 Not sure you're ready to buy?
The Decisio quiz analyses your situation and tells you if buying makes sense — or whether renting remains the right option for now.