Over 90% of Airbnb listings in Brussels operate illegally as pressure mounts on city and sector

More than 90% of properties rented via Airbnb in the Brussels-Capital Region are not properly registered, exposing a widespread gap between regulation and reality in the city’s short-term rental market.

Research by BRUZZ identified 2,788 active listings for entire homes in 2025. Yet official data from Brussels Economy and Employment shows only 267 registered properties of this type. This means roughly 2,500 listings, over 90%, are operating outside the legal framework.

Complex rules drive non-compliance

Under Brussels law, hosts renting out accommodation to tourists must register with both regional economic and tax authorities, obtain fire safety approval and secure an urban planning certificate confirming the property can be used for tourism.

In practice, that system has proven highly restrictive. The urban planning certificate remains the main bottleneck, as municipalities rarely approve the conversion of residential housing into tourist accommodation in order to protect the housing stock.

Large operators say approval chances are close to zero, making a legal business model almost impossible.

Enforcement reveals scale of problem

Authorities have stepped up inspections in response. In 2025, 213 properties were checked, with 149 found to be unregistered. Inspectors recorded 246 infringements, issued 38 closure orders and sealed four properties.

Since 2020, the City of Brussels says it has returned 515 housing units to the long-term rental market by forcing non-compliant operators to stop or regularise their activities.

Anaïs Maes (Vooruit), the city’s Alderwoman for Urban Planning, says the findings do not come as a surprise. Inspections consistently show that most listings lack proper documentation, particularly among large professional operators.

According to her, enforcement focuses on these players, who often acquire multiple properties for short-term rental despite having little chance of obtaining permits. Investigations involve detailed on-site work, as listings alone are not sufficient proof. Inspectors track indicators such as key safes and frequent linen deliveries, while operators increasingly adapt to avoid detection.

Sector under strain

The strict regulatory environment is already reshaping the market.

Smartflats, once a major operator with around 400 units, went bankrupt in September 2025. Founder Alexandre Szmaj said the legislation made the business unsustainable due to fines, legal risks and administrative barriers.

Other companies are adapting. The Good Agency has shifted away from short-term tourist rentals towards stays of at least 91 days, targeting corporate clients instead.

Founder Valérie Wenner says the framework is not only strict but also unclear and sometimes contradictory, making compliance difficult even for smaller-scale or hybrid models.

At the same time, a shadow market persists, with some agencies managing dozens of listings without permits or required professional accreditation.

Economic impact

The hotel sector argues that illegal short-term rentals create unfair competition. According to industry estimates, hotels in Brussels lose more than 2 million overnight stays per year – around 2.3 million in 2024 – due to competition from platforms such as Airbnb.

Authorities also point to broader housing impacts. Research suggests that high concentrations of short-term rentals can push up rents in surrounding areas.

Government plans reform

Facing growing criticism, the Brussels government is preparing a reform of the system under new Minister-President Boris Dilliès (MR).

The plan is to simplify procedures by introducing a single registration process and a central contact point. At the same time, the distinction between rental types will be reinforced.

Renting out entire properties is expected to face stricter rules, as it directly competes with the housing market and hotel sector. By contrast, residents renting out a room in their own home would benefit from more flexible conditions.

A market at a turning point

The Brussels case highlights a growing policy dilemma: how to balance housing protection with tourism demand and economic activity.

With more than 90% of listings currently operating outside the rules, stricter enforcement and upcoming reforms are likely to reshape the market significantly in the coming years.