Office Space in Belgium: Renting a Traditional Office vs. Coworking Space
When defining a workplace strategy in Belgium, companies increasingly evaluate Total Occupancy Costs rather than just the base rent. Both traditional commercial leases and modern flexible office solutions, such as coworking spaces and serviced business centers, feature distinct cost structures. As a specialist advisor in commercial real estate, CBRE compares the real market figures and financial frameworks to determine the ideal real estate match for your business or corporation.
The Real Cost of a Traditional Office Lease per Sqm
Under a conventional commercial lease, office space is typically delivered in a casco (bare shell) condition. The tenant bears full financial responsibility for the interior fit-out and daily operational management. The total occupancy cost per square meter per year comprises three main components.
Current Rental Rates by Region
Office rents vary significantly based on the region and specific city location. In Brussels, top-tier (prime) office spaces in the European Leopold District command up to € 400 per sqm/year, while the broader average office rent across the capital hovers around € 190 per sqm. Prices for new, sustainable offices are also on the rise in Flemish and Walloon regional economic hubs. Antwerp sees prime locations priced between € 200 and € 210 per sqm, whereas Ghent is rising along to € 185 per sqm and Liège presents a more budget-friendly alternative at € 170 per sqm.
Real Estate Taxes and Local Levies
The fiscal burden on commercial property is a critical factor that landlords fully pass through to the occupier. Property taxes (onroerende voorheffing / précompte immobilier) and municipal office taxes range from a minimum of € 15 per sqm/year in suburban areas to as high as € 80 per sqm/year in central Brussels municipalities like Ixelles or Schaerbeek. Outside of Brussels, tenants in major cities like Antwerp or Ghent pay an average of € 15 to € 25 per sqm in local taxes on office surfaces.
Service Charges and Communal Fees
Tenants pay service charges to cover the general operation, maintenance, and facility management of the building. This includes the technical maintenance of elevators and HVAC systems, property management fees, cleaning of common areas, and shared utility bills. In Belgium, average building service charges range from € 35 to € 65 per sqm/year.
Capital Expenditure for Fit-out
Because a traditional office is delivered bare, the tenant must invest upfront capital (CapEx) into the space. This includes partitioning, flooring, IT infrastructure, cabling, and office furniture. Depending on the finish level—ranging from a traditional team layout to an agile, collaborative event space—office fit-out costs in Belgium average between € 1.000 and € 2.500 per sqm all-in. Comprehensive data and cost-per-station metrics are available in the official CBRE Belgium Office Occupier Cost Guide.
Understanding Flex Office and Coworking Costs
With a flexible office agreement or coworking membership, all the life-cycle investments, local taxes, and ongoing facility management fees are bundled into a single, predictable monthly service fee. The key advantage is that fixed rental and investment costs (CapEx) are converted into flexible operational expenditures (OpEx), which can fluctuate monthly based on the number of workstations or requested services.
Average Monthly Fee per Workstation
In the field of the Belgian flexible workspace market, the cost for a private serviced office (private office) or a dedicated workspace (dedicated desk) within a professional business center generally ranges between € 350 and € 750 per person per month. Exact pricing depends on the geographical location (e.g., Central Business Districts in Brussels vs. regional corporate hubs) and the service tier provided by the operator.
What Is Included in the Serviced Office Fee?
The monthly fee per workstation covers the entire operational overhead, delivering an immediate, turn-key (plug-and-play) workplace. It includes an ergonomically furnished workspace, all building utilities (water, electricity, heating, cooling), high-speed secured internet (Wi-Fi and cabled), and daily cleaning services for both private offices and shared environments. Furthermore, members enjoy access to shared amenities such as kitchens, business lounges, and potential outdoor spaces, alongside front-desk services including professional guest reception.
Variable and Additional Costs in Flexible Workspace Agreements
While the core workplace amenities are fully covered, flexible office operators typically employ a pay-per-use model for secondary or variable services that should be factored into your corporate budget.
Meeting Rooms and Boardrooms
Access to private meeting rooms is rarely unlimited. Flex operators usually charge an hourly rate or utilize a monthly credit allocation system, meaning you pay extra per hour or half-day once your baseline allocation is exceeded.
Advanced IT and Network Infrastructure
While standard, secure internet access is included, corporate occupiers requiring advanced cybersecurity protocols, a dedicated corporate VLAN, dedicated firewalls, or physical server hosting within the center's patch cabinet will incur a monthly IT surcharge.
Printing and Document Services
Document processing and photocopying are usually billed in arrears based on the actual volume consumed per page (differentiated by black-and-white or color), frequently following a small complimentary monthly allowance.
Parking Spaces
Similar to seafaring corporate leases, parking is treated as an independent cost item. In central Brussels, an underground parking space can cost up to € 2.500 per space per year, whereas peripheral or regional business centers are more cost-effective, ranging between € 1.300 and € 1.600 annually. In flexible workspaces, parking is settled monthly per active badge.
Hybrid Working and the Flexible Office Market in Belgium
Major workspace operators successfully address the rise of corporate hybrid working models and part-time office space requirements by offering highly flexible contract structures. Companies whose teams come together at the office 2 to 3 days per week can rent a private office for fixed days or access a pool of workspace credits through enterprise subscriptions. This ensures you only pay for the capacity your team actually utilizes.
The flexible workspace ecosystem in Belgium is diverse and can be classified into five main segments based on your strategic and organizational needs:
The corporate and international chain segment is ideal for larger companies and multinational corporations requiring high scalability, consistent corporate branding, and an extensive network. Major global operators like Regus or Spaces are mostly located in central city districts, near major railway stations, or along main highway axes. A prominent national operator in this segment is Officenter.
The design & lifestyle hub segment is oriented towards a creative, inspiring atmosphere with high emphasis on aesthetics, expansive networking lounges, and daily interaction. Brands like Silversquare and Meet District are leading examples of this approach.
Additionally, the Belgian market features thematic and industry-specific hubs that specialize in particular sectors to foster knowledge sharing and networking, small-scale boutique & local coworkings with a strong regional footprint and a personal touch.
Finally, the market comprises inclusive and social impact workspaces designed around social responsibility, diversity, and targeted support for specific groups of entrepreneurs.
Selecting the optimal workplace model requires an objective comparison between long-term traditional lease liabilities and the flexible, per-employee operational costs of coworking. CBRE provides wishes and independent market data with financial scenario modeling to help you identify the most cost-effective real estate solution based on your actual occupancy patterns.
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