Choosing the Right Estate Agent in Belgium: a Checklist of 8 Essential Criteria

Choosing the right estate agent: why it matters

Choosing the right estate agent has a significant impact on whether your property sale or purchase is a success. A good agent does more than secure you a fair price - they guide you through the entire process, arrange the required certificates, handle the legal side and ensure your property is presented professionally. A poor choice leads to delays, pitfalls and financial disappointment. Yet many people in Belgium pay far too little attention to this crucial decision.

In this article you will find 8 essential criteria for choosing the right estate agent in 2025, from IPI recognition to communication style and local expertise.​

What does an estate agent actually do?

Before you can choose the right estate agent, it helps to understand what they actually do. A real estate agent acts as an intermediary between buyer and seller. Depending on what is agreed in the contract, an agent can:​

• Value your property and determine the right asking price
• Collect certificates and documents (EPC, asbestos certificate, soil certificate, electrical inspection)
• Advertise your property on websites, social media and local channels
• Organise viewings and screen potential buyers
• Conduct price negotiations with candidates
• Draw up the preliminary sale agreement (compromis)
• Act as intermediary between you and the buyer

A recognised agent is required to provide you with a written progress update every month and must be transparent about all costs.​

Criterion 1: Check IPI recognition - non-negotiable

The first criterion when choosing the right estate agent is essential: make sure your agent is recognised by the Institute of Professional Real Estate Agents (IPI - Institut Professionnel de l'Immobilier / BIV - Beroepsinstituut van Vastgoedmakelaars). This is not a luxury; it is a minimum requirement.​

An IPI-recognised agent has:​

• Passed a recognised competency examination
• Completed a professional traineeship
• Completed annual continuing education
• Taken out professional liability insurance
• Committed to strict ethical and deontological rules

Via www.biv.be you can easily check whether your agent is recognised. Type in the name or IPI number and you will get an immediate answer. Never work with unrecognised agents - you have no legal protection and no guarantee of professional conduct.​

Criterion 2: Local expertise and market knowledge

Choosing the right estate agent also means: choose someone who genuinely knows your neighbourhood and region. An agent who has been selling properties in your area for years will know exactly:​

• What comparable properties are selling for
• Which price trends are at play
• Which potential buyers are interested in your area
• What the strong points of your property are in that specific location

An agent based outside your region cannot really help you sell a property in Ghent, for example. A local expert, on the other hand, can tell you straight away: “This property is well suited to young couples”, or “This neighbourhood mainly attracts retirees.” That kind of insight is invaluable.​

Criterion 3: Specialisation in your type of property

Choosing the right estate agent is also about specialisation. Not all agents are equally strong in every segment. Some specialise in:​

• Apartments and penthouse flats
• Family homes in residential areas
• Luxury property and villas
• New-build projects
• Investment property

Choose an agent who has experience with your type of property. A new-build specialist can help you far better when buying a newly built flat than someone who only deals in existing homes. Conversely, for the sale of an inherited property, you want someone with experience handling older buildings.

Ask prospective agents specifically about their experience with homes or apartments like yours. Good agents can give you at least 3 to 5 recent examples.​

Criterion 4: Marketing and presentation - online and offline

When choosing the right estate agent: look at how they plan to put your property on the market. This largely determines the outcome. A good agent:​

• Takes professional, clear photographs - not with a smartphone
• Produces drone footage or video walkthroughs where appropriate
• Writes appealing, error-free copy with genuine selling points
• Lists on multiple property portals (Immoweb, Zimmo, Immovlan and more)
• Invests in social media and local advertising campaigns
• Organises open days and viewing slots

Browse the websites of prospective agents and look at how their properties are presented. Do the photos look professional? Are the descriptions error-free? This gives you a quick indication of whether that agent takes marketing seriously.​

Criterion 5: Communication and availability

Choosing the right estate agent also means: communication that works for you. What does that look like in practice?​

• Is the agent reachable by phone, not just by email?
• Do they provide a monthly written progress report?
• Are they open and honest about difficulties - for example, a low level of interest?
• Can questions be answered promptly?
• Do they also communicate via WhatsApp for quick updates?

Agree on clear ground rules upfront: how often will you be in touch? Who do you contact in an emergency? An agent who goes silent for two months before suddenly delivering bad news is not the right fit.​

Criterion 6: Transparent pricing

Choosing the right estate agent also means having a clear picture of what you will pay. What are the costs involved when hiring an estate agent in Belgium in 2025?​

• Agent's commission: on average 2% to 3.5% of the sale price (up to 4% in some regions)
• This is usually inclusive of VAT
• EPC, asbestos certificate, electrical inspection: €150-€500 per certificate (arranged by the agent)
• Notary fees for the deed: €1,000-€2,000 (depending on complexity)

Important: the agent's commission is NOT set by law. You can negotiate! Ask at least three agents for their rates, and use those quotes to negotiate a better price.​

Watch out: some agents try to include hidden costs. Always ask for a written contract with everything clearly itemised.​

Criterion 7: Legal knowledge and contract management

Choosing the right estate agent for a sale? Then they need to be genuinely on top of the legal side:​

• Do they ensure the preliminary sale agreement (compromis) is legally watertight?
• Do they guide you through all the required steps?
• Do they coordinate with your notary?
• Are they up to date with recent legislation - new rules for estate agents have been in force since February 2024?

A good agent works with a notary from the very start and ensures your file is complete and correct. Poor agents effectively abandon you the moment the preliminary agreement is signed.​

Criterion 8: Network and staying current

One of the advantages of a recognised agent is their network. Some properties never reach the open market and are first offered through the agent's own channels. This gives you access to a wider range of opportunities.​

Your agent also needs to keep up with the times. The real estate industry moves fast: new legislation, new technologies - virtual tours, 3D floor plans - and shifting market trends. Ask what the agent does to stay informed. Do they follow regular training? Do they know the latest tools and trends?​

Step-by-step plan: how to choose the right estate agent

Now that you know what to look for, here is a step-by-step plan:​

Step 1: Draw up a longlist of 3-5 agents in your area. Ask for recommendations from friends, neighbours and your notary. Search online and check their websites and reviews.

Step 2: Verify IPI recognition. Via www.biv.be look up each name. This is non-negotiable.

Step 3: Schedule appointments. Make sure you meet at least three agents. Have each of them visit your home at least once and carry out a property valuation.

Step 4: Address all 8 criteria. Ask about their local expertise, specialisation, marketing plans, communication approach, fees, legal knowledge and network.

Step 5: Compare written quotes. Ask each agent for a written proposal covering all costs, services and the duration of the contract.

Step 6: Trust your instincts. Alongside the criteria, personal chemistry matters. Do you feel comfortable with this agent? Do they really listen to you?

Step 7: Only sign when you are certain. You always have 7 working days to withdraw from your contract without any cost.​

Advantages of a recognised agent vs. selling on your own

Many people wonder: do I really need to hire an agent, or can I sell my property myself? Here is how the two options compare:​

Bottom line: For most people in Belgium, hiring a recognised agent pays off. The 2-4% commission is offset by a faster sale, a higher price and far less stress. Only consider selling on your own if you have the time, the technical skills and the confidence to negotiate effectively.​

Conclusion: choosing the right estate agent in 2025

Choosing the right estate agent determines the success of your property sale or purchase. Make sure they are IPI-recognised, have local expertise, specialise in your type of property, market professionally, communicate well, work with transparent pricing, are legally competent and stay up to date.

Compare at least three agents, ask every question you have, and trust your instincts. A good agent is an investment in a faster sale, a better price and less stress. Get started now: via compare estate agents you can find recognised professionals in your area. Request free valuations today and make your choice with confidence.

Choose wisely, sell successfully - the right estate agent makes all the difference.