Charleroi offers some of Wallonia’s highest gross rental yields, commonly 6% to 8% in 2025-2026. Entry prices are the lowest in the country: a city apartment median around 120,000 to 130,000 euros and studios near 90,000 euros (Fednot data via La DH, 2026), let at roughly 550 to 750 euros a month.
Charleroi is the yield play of Walloon rental investment. Hainaut remains the most affordable province in Belgium for houses, with a median around 191,000 euros in 2025 (Fednot via RTBF, 2026), and within the city the numbers are lower still: a house median near 160,000 euros and apartments between 120,000 and 130,000 euros (Fednot data reported by La DH, February 2026).
Because the denominator is small, yields are large. A one or two-bedroom apartment bought around 110,000 to 130,000 euros and let at 650 to 750 euros a month returns roughly 6% to 8% gross (immoabita.be, 2025). Specialist local sources cite a range of 6% to 9% for well-chosen Charleroi apartments, with studios near 90,000 euros letting at about 550 euros (dlvassurances.be, 2025).
The trade-off is quality of demand and resale speed. Apartment prices in the city were broadly flat in the last year while houses rose about 10% (Fednot via La DH, 2026), so capital growth on flats has been modest. Tenant selection and a sound entry inventory of fixtures matter more here than in tighter markets.
A surprising detail: prices swing dramatically inside the same arrondissement. A house can move from roughly 130,000 euros in Froidchapelle to well above 280,000 euros in Gerpinnes (Fednot via La DH, 2026). That spread means a careful buyer can lock in a high yield without leaving the Charleroi belt, provided the specific street has real tenant demand. Net yield still lands a couple of points below gross once the précompte immobilier, insurance and a rental vacancy provision are taken out.
At a glance
| Property type in Charleroi | Typical price | Typical monthly rent | Indicative gross yield |
|---|---|---|---|
| Studio | 85,000 to 100,000 euros | 500 to 600 euros | 6.5% to 8% |
| One to two-bedroom apartment | 110,000 to 135,000 euros | 650 to 750 euros | 6% to 8% |
| Terraced house | 155,000 to 200,000 euros | 800 to 950 euros | 5.5% to 7% |
Prices: Fednot via La DH, 2026. Rents and yields: dlvassurances.be and immoabita.be, 2025.