How to compare property valuations from several agencies before you sell

How to compare property valuations from several agencies before you sell

To compare property valuations from several agencies, don't look at the highest figure first. Look at how each agent got there: the reference sales used, the condition assumed for the property and the pricing strategy proposed. This article starts from the moment you already have two or three valuations in hand. How a valuation is put together is explained in our article on valuing your property before you sell.

Why two agencies never give you the same figure

A gap between two valuations is normal. Every IPI-accredited estate agent uses the comparative method, but they don't necessarily pick the same reference sales. One takes three houses sold in your street last year, the other slightly newer properties two kilometres away. The result changes, even if both lines of reasoning hold up.

How the condition of the property is read matters too. A fifteen-year-old kitchen may be "in need of a refresh" to one agent and "due for replacement" to another. The same goes for the roof, the window frames or the electrical installation. The PEB certificate in Wallonia and Brussels, or the EPC in Flanders, carries more and more weight in what buyers offer, and not every agent factors it in the same way.

Finally, some agents give you a market value, others go straight to an asking price with a negotiation margin built in. If one says 320,000 euros and the other 335,000 euros, they may be saying the same thing: the second one has simply added the margin. Always ask which figure you are looking at. The difference between sale price and market value explains why the two are not the same thing.

What grid should you use to compare valuations side by side?

Ask each agency the same questions and write the answers down in a simple table. Without that common basis, you are comparing impressions, not valuations.

Criterion	What you ask	What a good answer contains
Reference sales	Which recent sales is the figure based on?	Comparable properties, sold in your municipality, with the date and the price
Range	What are the low and the high value?	A reasoned range, not a single figure pulled out of thin air
Asking price	At what price would you put the property on the market?	A price separate from the value, with the negotiation margin explained
Adjustments	Which points push the value up or down?	PEB or EPC, work to be done, garden, garage, orientation
Expected timeframe	How long do you expect it to take to sell at that price?	A timeframe based on the agency's recent sales in your neighbourhood

A written valuation, with its references, is far easier to compare than a figure given verbally during the visit. You can ask every agent for one.

How do you spot a valuation pitched too high to win the mandate?

The most common trap is not the valuation that is too low, but the one that is clearly above the others. Some agents quote a flattering figure to get the sales mandate signed, then suggest a price cut a few weeks later when the viewings don't come. By then you have lost time, and your property has been online long enough for buyers to wonder what is wrong with it.

A few signals should put you on alert:

• the valuation is clearly above the other two, with no reference sale to back it up;
• the agent talks mostly about what you "could get" and little about what has sold near you;
• they ask for a long exclusive mandate at the same time as they quote that figure;
• they dodge the question of how long the sale is expected to take.

A higher figure is not necessarily wrong. It can reflect real knowledge of buyers willing to pay more. But it is up to the agent to prove it. If the price later has to come down, our article on when and by how much to lower your price helps you decide.

How do you get from three valuations to a realistic sale price?

Take a fictional example. Three agencies value the same house at 310,000, 325,000 and 365,000 euros. The first two rely on recent sales in the same street and neighbourhood. The third cites no comparable sale at all. In that case the realistic zone lies between 310,000 and 325,000 euros, and the 365,000 euro figure should be treated as a sales pitch until it is backed up.

The approach is always the same:

1. Set aside an isolated figure that is not supported by comparable sales.
2. Compare the ranges rather than the central figures: where they overlap, you have the most likely market value.
3. Choose your asking price within that zone, taking your timeline into account. If you need to sell quickly, stay near the bottom.
4. Check that figure against a neutral benchmark, such as a free valuation that is independent of the agencies you consulted.

The asking price is not a detail. A property priced right from day one draws more viewings and, often, several offers. An overpriced property mostly draws the curious.

The valuation alone is not enough to choose the agent

Once the value is clear, choose the agency on its method, not on its figure. Compare the commission and what it includes, the marketing plan (professional photos, floor plan, virtual tour, property portals), the length of the mandate and the termination terms. The commission is open to discussion: our article on negotiable commission explains how to raise the subject.

As long as you haven't signed anything, you can meet several agents with no commitment. What changes everything is the mandate: read the rules explained in using several estate agents before you sign. ImmoMakelaarVergelijker.be puts you in touch with at most three IPI-accredited estate agents active in your postcode, so you get comparable valuations without being chased by six agencies at once. You can compare the agents in your area free of charge and with no commitment.

Frequently asked questions

How many valuations should you ask for before selling?

Three valuations are usually enough. With three accredited agents active in your municipality, you can spot an isolated figure and see where the ranges overlap. Beyond that you rarely gain in accuracy, and keeping track becomes a chore.

What gap between two valuations is normal?

There is no official threshold. A modest gap comes down to the choice of reference sales and how the condition of the property is read. When one figure is clearly out of line with the others, ask which comparable sales it is based on before taking it into account.

Do you have to pay for an estate agency valuation in Belgium?

A valuation carried out by an estate agent with a view to a sale is generally free and comes with no commitment. An official appraisal for a bank, an inheritance or a divorce is often carried out by a surveyor-appraiser, and that one is paid for.

Should you choose the agency that gives the highest valuation?

No. Choose the agency whose valuation is best supported and whose sales method suits you. A high valuation without reference sales often leads to a price cut after a few weeks.

In short

Comparing valuations means comparing lines of reasoning. Ask each agency for its reference sales, its range and its asking price, write everything down in the same grid and set your price where the serious valuations meet. To get three comparable valuations from accredited agents in your area, go through ImmoMakelaarVergelijker.be, free of charge and with no commitment.