Comparing estate agencies: how to choose the right agent for your sale

Estate agencies come in all shapes and sizes, from large franchise chains to small independent agents with years of local knowledge. Whichever agency you choose, it makes a noticeable difference to the sale price of your property and the time the sale takes. This guide explains what to look for and how to make a good decision quickly.

What does an estate agency actually do for you?

An agent at an estate agency takes the entire sales process off your hands. It starts with a valuation of your property based on recent comparable sales in your municipality. This is followed by professional photography, the preparation of the property listing and its publication on platforms such as Immoweb, Zimmo and Logic-Immo.

The agency also schedules viewings, negotiates on your behalf with prospective buyers and guides you all the way through to signing at the notary. A good agency will also inform you about compulsory documents such as the EPC certificate, the soil certificate and the urban planning information. Taking that administrative burden off your shoulders relieves a great deal of pressure.

Large franchise agency or local independent agent?

Large franchise chains such as ERA, Century 21 or Heylen Vastgoed have a broad network and a recognisable brand. They typically invest heavily in online marketing and hold a large database of prospective buyers.

Smaller, independent estate agencies often know the local market better. They know which streets are in demand, what the going price per square metre is in your neighbourhood and who the active buyers are in your area. For a typical family home in a specific municipality, that advantage can be decisive.

It is therefore not a matter of big versus small, but of who is best suited to your specific property and location. Compare both types before you decide.

How do you compare estate agencies objectively?

A solid comparison is built on four concrete criteria:

• Local sales results: How many properties has the agency sold in your municipality over the past year? How long were those properties on the market on average?
• Commission and fees: Most agencies charge a percentage of the sale price, generally between 2% and 3.5% excluding VAT. Also watch out for additional costs for photography or advertising.
• IPI recognition: Every agent active in Belgium must be recognised by the Institut Professionnel des Agents Immobiliers - Beroepsinstituut van Vastgoedmakelaars (IPI/BIV). Always verify this via the official IPI/BIV website.
• Communication style: Do you prefer someone who calls you weekly with an update, or is a digital report sufficient? Discuss this at a first meeting.

Through ImmoMakelaarVergelijker you can compare up to three recognised agents in your region side by side, completely free of charge and with no obligation whatsoever.

What does an agent cost in 2026?

In 2026, commissions at Belgian estate agencies average between 2% and 3.5% of the net sale price, depending on the region and the type of property. For a property worth €350,000, that means an agency fee of €7,000 to €12,250 excluding VAT.

Some agencies work with a fixed fee instead of a percentage. This can be more cost-effective for higher-value properties, but bear in mind that a lower rate does not guarantee better service. Always request a written quote and compare it with at least two other agencies.

Would you like to know what your property is worth before approaching agents? Then request a free valuation through IMV to get a realistic picture.

Common mistakes when choosing an estate agency

Many sellers choose the agency that proposes the highest asking price. That sounds appealing, but an overestimated price means your property stays on the market for a long time. Over time, this raises suspicion among buyers and you end up having to lower the price anyway - sometimes below the real market value.

Another pitfall is choosing an agent purely on the basis of proximity or a personal recommendation. Local familiarity is valuable, but never replace an objective comparison with gut feeling alone. Always ask for a sales plan, references and a clear explanation of the proposed price.

Finally: read the agency contract carefully. Pay attention to the duration of the exclusivity agreement, the notice period and any penalty clauses. A standard contract typically runs for three to six months, but it is certainly open to negotiation.

How to start comparing through IMV

ImmoMakelaarVergelijker works exclusively with IPI/BIV-recognised agents throughout Belgium. You fill in your address and property details, and within 24 hours you receive proposals from up to three local agencies that are active in your municipality.

You compare their fees, approach and track record on one clear overview page. You then decide who you want to meet - with no pressure or obligation. The service is and remains 100% free for sellers.

Ready to get started? Compare estate agencies in your region and go into your sales conversation well prepared.

FAQ: frequently asked questions about estate agencies

Does an estate agency need to be recognised in Belgium?

Yes. Every real estate agent who acts as an intermediary in the buying or selling of property in Belgium must be recognised by the IPI/BIV (Institut Professionnel des Agents Immobiliers - Beroepsinstituut van Vastgoedmakelaars). You can verify the recognition of any agency or individual agent free of charge at biv.be. Never work with an unrecognised agency, as you will not be protected by the professional regulations.

How many estate agencies should I contact before selling?

It is wise to speak to at least two or three agencies before signing anything. This gives you a varied picture of your property's market value and the approach each agency proposes. Through IMV you can do this in one step, without having to track down agencies yourself.

Can I list my property with multiple agencies at the same time?

That depends on the contract. Under an exclusivity agreement, you work with just one agent for a set period. Without an exclusivity clause, you can engage multiple agencies, but this may reduce the effort each agent puts in. Discuss this in advance and weigh up the pros and cons based on your own situation.

What is the difference between an estate agency and a real estate agent?

An estate agency is the business, while a real estate agent is the recognised individual who acts on behalf of that agency. At larger agencies, several agents may be working at the same time. It is therefore useful to know which specific agent you will be working with and what experience that person has in your particular market segment.