Flat-sharing and co-living in Brussels

Flat-sharing and co-living are booming modes of accommodation in Brussels, driven by rising rents, changing lifestyles and the emergence of professional operators. The Brussels-Capital Region has adapted its legal framework to regulate these practices, offering a clearer legal environment for both tenants and landlords.

Flat-sharing: sharing accommodation between individuals

The Brussels legal framework

Since the ordinance of 27 July 2017, the flat-sharing lease is specifically regulated in the Brussels-Capital Region. The key provisions are:

The flat-sharing agreement

A flat-sharing agreement must be annexed to the lease. This document, signed by all flatmates, sets out the rules for communal living: allocation of rent and service charges, use of communal spaces, procedures for replacing a departing flatmate.

A flatmate’s departure

A flatmate may leave the shared accommodation by giving two months’ notice to their flatmates and the landlord, provided a replacement is proposed. If the landlord refuses the replacement without valid grounds, the departing flatmate is released from their obligations.

Joint and several liability

By default, flatmates are jointly and severally liable for the payment of rent. This means the landlord can claim the full rent from a single flatmate if the others do not pay. The flat-sharing agreement may modify this joint and several liability, but the clause must be explicit.

The flat-sharing market in Brussels

Flat-sharing primarily concerns houses and large flats (three bedrooms and above). The profile of flatmates has diversified: beyond students, one now finds young workers (25–35 years old), European officials in the early stages of their careers and people in transition (divorce, expatriation).

Rent per room

The rent for a room in a shared flat is between:

• €450 – €700/month (including service charges) in central municipalities (Ixelles, Saint-Gilles, Etterbeek)
• €350 – €550/month in inner ring municipalities (Schaerbeek, Forest, Jette)
• €300 – €450/month in peripheral municipalities

These rents generally include service charges (water, energy, internet) and sometimes a cleaning allowance for communal areas.

Benefits for the landlord

Renting a four-bedroom house in Schaerbeek as a flat share may generate:

• Conventional letting: €1,400/month
• Flat-share (4 rooms × €500): €2,000/month
• Difference: +€600/month, i.e. +43%

This yield premium compensates for the more intensive management (flatmate turnover, increased maintenance of communal areas, mediation in the event of conflict).

Co-living: a professional concept

Definition and model

Co-living is a mode of accommodation managed by a professional operator who offers furnished rooms or studios in a shared building, with communal spaces (kitchen, lounge, co-working area, rooftop) and included services (cleaning, high-speed internet, community events). The model targets mobile young professionals and expatriates.

Operators in Brussels

Several co-living operators are active in the Brussels-Capital Region: Cohabs, Ikoab, Co.Station Living, among others. They manage buildings of 10 to 50 rooms, primarily in central municipalities.

Prices and services

Co-living rents are between €650 and €1,200/month (all-inclusive: furnished, service charges, services). The premium over conventional flat-sharing is justified by the all-inclusive nature and the quality of the spaces and services provided.

Implications for landlords

Co-living represents an opportunity for owners of large buildings (townhouses, investment properties) who wish to delegate management to a professional operator. The lease is concluded between the owner and the operator (standard or commercial lease), which simplifies management and reduces rental risk.

Planning aspects and compliance

Planning permission

Converting a single-family home into shared accommodation or co-living may require a change-of-use planning permit if the number of occupants exceeds a certain threshold or if fitting-out works are required. Brussels municipalities apply varying interpretations: some tolerate flat-sharing in a single-family house without a permit (if the structure is not modified), others require one from the third flatmate onwards.

Safety standards

Buildings used for flat-sharing or co-living must comply with fire safety standards, which are more stringent than for a single-family dwelling: interconnected detectors, fire doors, evacuation routes, emergency lighting in certain cases.

Assessing a property intended for flat-sharing

The value of a property intended for flat-sharing or co-living differs from that of a conventional single-family dwelling. The valuation must incorporate the enhanced rental yield, planning compliance and the fit-out condition. Our property valuation or rental expertise service takes these specificities into account.

Contact our firm to assess the rental potential of your flat-sharing or co-living property.

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