House valuation: how to determine the right asking price

Anyone looking to sell their home should start with an accurate house valuation. An asking price that is too high will put buyers off, while a price that is too low will cost you money. Knowing what your property is genuinely worth gives you a strong negotiating position. In this article you will find out how a valuation works, which factors determine the value, and who is best placed to help you.

What does a house valuation actually mean?

A valuation is a professional assessment of your property's worth at a specific point in time. It takes into account the location, the condition of the building, the energy performance, and comparable sales in the area. The result is not a figure set in stone, but a well-founded guide price from which you can start your sale.

There are three common forms of valuation in Belgium. First, online tools based on algorithms and cadastral data. Second, a market valuation by a certified estate agent who visits the property in person. Third, an official appraisal by a sworn valuer, which is generally required in the case of inheritances or legal proceedings.

For a standard property sale, a thorough valuation by an experienced local estate agent is sufficient in most cases. That agent knows the actual transaction prices in your municipality and can gauge what buyers are currently willing to pay.

Which factors determine the value of your property?

No two properties are identical, and neither are any two valuations. That said, there are fixed elements that always play a role.

• Location: The municipality, the neighbourhood, and the proximity of schools, public transport, and amenities carry significant weight. A property in Leuven or Ghent will typically fetch more than an equivalent property in a rural municipality.
• Living area: The number of bedrooms, the total floor area, and the layout are all key factors.
• Condition and finish: A renovated home with a modern kitchen and bathroom scores higher than one that has not been touched in years.
• EPC rating: Since the tightening of the Flemish renovation obligation in 2023 and its further evolution towards 2026, energy performance certificates carry increasing weight. A property with an A or B label is easier to sell and commands a higher price than one with an E or F label.
• Plot size and outdoor space: A garden or terrace adds value, particularly in urban areas.
• Market conditions: In 2026, the Belgian property market has stabilised following the interest rate rises of recent years. Average property prices in Belgium are around 290,000 to 310,000 euros for a standard family home, though this varies considerably by region.

How does a valuation by an estate agent work?

A serious estate agent does more than glance around and name a figure. The process generally involves three steps.

Step 1: The site visit. The agent visits the property, inspects all rooms, notes the condition of the installations - electricity, heating, plumbing - and takes photos or makes notes. This typically takes between 30 and 60 minutes.

Step 2: The market analysis. Based on recent sale prices of comparable properties in the area, the agent draws up a comparative market analysis. This also takes into account the asking prices of similar properties currently on the market.

Step 3: The valuation report. You receive a document stating the estimated market value, an explanation of the methodology used, and any recommendations for increasing the sale value - such as minor renovations or improving the EPC rating.

Would you like to know what your property is worth? Through our free valuation you can quickly get a first indication with no obligation whatsoever.

Free valuation or paid appraisal: what do you need?

For most sellers, a free valuation by a certified estate agent is the logical first step. That valuation is free of charge because the agent hopes to receive the sales mandate afterwards. You are under no obligation at all.

A paid appraisal by a sworn property valuer costs between 300 and 700 euros, depending on the type of property and the complexity involved. It is worthwhile in the case of legal disputes, divorce, inheritance, or when you want an objective opinion that is entirely independent of any intention to sell.

For a standard sale, we recommend having at least two or three estate agents visit. This allows you to compare valuations and get a more realistic picture of the market value. Compare estate agents through IMV and receive up to three no-obligation quotes from IPI-recognised professionals in your municipality.

Common mistakes when valuing a property

Many sellers overvalue their property because they are emotionally attached to it. They factor in renovation costs from ten years ago, even though the market does not always reflect that investment. Other pitfalls include:

• Relying solely on the asking prices of neighbouring properties, without knowing the price at which they actually sold.
• Treating an online valuation as a definitive answer. These tools work with averages and have no knowledge of the interior of your property.
• Choosing the estate agent with the highest valuation rather than the most realistic one. An asking price that is too high leads to a longer time on the market and ultimately a lower sale price.
• Ignoring the EPC rating. Buyers and banks are paying increasing attention to this when making offers and calculating mortgage eligibility.

A well-valued property sells faster on average, and closer to the asking price, than one that is priced too high and later has to be adjusted downwards.

Get your house valued through IMV: fast and with no obligations

IMV connects you with recognised local estate agents who will professionally value your property. You enter your details once, and we find up to three IPI-recognised agents in your area. They will contact you to arrange a site visit. You compare their approach, their valuation, and their commission rates, and then decide for yourself whether or not to work with any of them.

The service is completely free and without obligation. There are no hidden costs and no automatic sales mandate. Start your comparison here and take the first step towards a successful sale.

Frequently asked questions about house valuations

An accurate valuation is the foundation of your sale. Take the time to gather several opinions, resist the temptation of the highest price, and work preferably with an IPI-recognised professional who knows your local market. Through IMV, you can arrange this easily, free of charge, and with no obligations.