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.
🏠 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?"
🎯 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.