Impact of a Poor EPC Rating on Property Sale Prices in 2026

The impact of a poor EPC rating on property sale prices in 2026 is now well documented, and Belgian buyers are taking it increasingly seriously. An energy performance certificate below average no longer just penalises your heating bill - it directly affects the amount you can realistically expect to achieve when selling. Before putting your property on the market, it is worth understanding the true scale of this price discount.

What a poor EPC score actually means

The EPC certificate rates properties from A++ (very efficient) to G (very energy-intensive). In Belgium, a large proportion of the existing housing stock still falls into classes D, E, F or G - particularly homes built before 1980. A property rated F or G often consumes more than 500 kWh per m² per year, compared with fewer than 100 kWh for a well-insulated property.

For a buyer, that translates into hundreds - or even thousands - of euros in additional energy costs every year. In 2026, with energy prices remaining high, this financial reality feeds directly into purchase offers. Prospective buyers mentally factor in the cost of energy renovation works when negotiating, and they no longer hesitate to submit offers below the asking price.

The discount in figures: how much do sellers actually lose?

Several studies conducted on the Belgian property market point to clear trends. In Wallonia and Brussels, the price difference between a property rated A or B and one rated E or F can reach 15 to 25%, depending on location and property type. In Flanders, the renovation obligations imposed on buyers of properties rated D or below widen this gap even further.

For a Brussels apartment sold at 350,000 euros with a good EPC rating, the same apartment with an F score could be negotiated at around 285,000 to 300,000 euros in current market conditions. That represents a net loss of 50,000 to 65,000 euros. For a house in Liège or Charleroi, the amounts differ, but the logic is the same.

Time on the market also needs to be factored in. An energy-hungry property tends to sit unsold for longer, which can force the seller to accept an offer below what they initially hoped for.

Legal obligations are increasing the pressure on sellers

In Flanders, since 2023, any buyer of a residential property with an EPC score below E is legally required to renovate it within five years to reach at least a D rating. This requirement will tighten to a C rating for transactions completed from 2028 onwards, but buyers are already pricing in that constraint today.

In the Walloon Region and in Brussels, obligations are less direct at this stage, but the regulatory framework is evolving on a regular basis. Buyers taking a long-term view factor these future constraints into their calculations. A poorly rated property is seen as a risk, and the price offered reflects that risk.

For a seller, the question is therefore whether carrying out a few works before listing the property can offset the discount suffered. In many cases, the answer is yes.

Improving your EPC before selling: worth it or not?

Insulating the loft, replacing an old oil-fired boiler with a heat pump, or improving wall insulation can cost between 5,000 and 30,000 euros depending on the scale of the works. These investments often make it possible to gain one or two letters on the EPC certificate, which can translate into a rise in the sale price that comfortably exceeds the cost of the works.

Moving from an F rating to a D rating, for example, can represent a revaluation of 20,000 to 40,000 euros on an average-sized property in an urban area. The renovation grants available in Wallonia (Primes Habitation), in Brussels (Primes Renolution) and in Flanders (Mijn VerbouwPremie) can significantly reduce the cost of works for the owner.

Before committing to any works, it is advisable to consult a certified energy auditor to identify the most effective interventions. A knowledgeable local estate agent also understands what buyers in your municipality are looking for and can guide you on what genuinely influences prices in your area. You can compare BIV-certified estate agents near you via IMV to get concrete advice tailored to your situation.

What buyers look at first

Beyond the rating itself, buyers examine several elements during a viewing: the state of the roof insulation, the type of glazing, the heating system and whether solar panels are installed. A property with single-glazed windows and a boiler over 20 years old sends an immediately negative signal, even if the rest of the property is in good condition.

Younger buyers - who represent a growing share of the market in 2026 - are often well informed about energy costs and the works required. They use online calculators and consult renovation advisers before even submitting an offer. Faced with an energy-hungry property, they work from the assumption that its real value is that of the renovated property minus the cost of the works.

For a seller, ignoring this reality means leaving money on the table. A free property valuation gives you a realistic baseline before you decide whether energy-related works make sense.

Selling an energy-inefficient property: how to position yourself effectively

If you are unwilling or unable to carry out works before the sale, you can still optimise your position on the market. Setting a realistic price from the outset avoids lengthy, exhausting negotiations. Highlighting the grants available to future buyers in your listing can also reduce resistance to purchasing.

Working with an experienced estate agent in your municipality makes a real difference. A professional who knows the local market understands how to present an energy-inefficient property, who to target and how to anticipate objections related to the EPC rating. To find the right professional, you can compare up to 3 BIV-recognised estate agents in your area free of charge on IMV.

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