Property valuation: how to determine the right asking price for your home

A property valuation is the first - and arguably the most important - step when selling your home. Price it too high and potential buyers will walk away. Price it too low and you leave money on the table. An accurate valuation protects you from both pitfalls. In this article we explain how a professional valuation works and why it makes all the difference.

What exactly is a property valuation?

A property valuation is a professional assessment of your home's market value at a given point in time. The assessor takes a range of factors into account: location, the condition of the property, the energy performance certificate (EPC), the habitable floor area, the year of construction and recent comparable sales in the area.

There is a distinction between a formal valuation report drawn up by a sworn valuer and a market appraisal carried out by an IPI-recognised estate agent. For a standard sale, the second option is sufficient. The agent knows the local market inside out and understands what buyers in your municipality are willing to pay today.

In 2026, average property prices in Belgium still vary considerably by region. In Flanders, the median price for a standard house sits at around €330,000, while in Wallonia it is closer to €200,000. Brussels operates according to its own dynamics, with prices that vary significantly from one municipality to the next. A local valuation therefore gives you a far more accurate picture than any online tool.

Online valuation tool versus a professional appraisal by an estate agent

Many owners start with an online valuation tool. That is understandable - it is quick, free and gives a first impression. But these tools rely on statistical models and do not account for the specific characteristics of your property. A renovated bathroom, a sunny garden or a recently replaced roof simply do not register in an algorithm.

An IPI-recognised estate agent visits your home, asks targeted questions and compares your property with recently sold homes in your area. This produces a far more accurate guide price. What is more, a free valuation by an estate agent is entirely non-binding. Through our free valuation page you can submit a request to recognised agents in your region straight away.

Online tools can be useful for orientation, but nothing replaces an in-person visit when it comes to setting a well-founded asking price.

Which factors determine the value of your home?

A property valuation weighs up dozens of elements. The most important are:

• Location: The neighbourhood, proximity to schools, public transport and local amenities all play a significant role.
• EPC rating: Since the stricter energy standards introduced in 2025-2026, a poor energy label has a measurable negative impact on selling value. A property with an A or B rating achieves on average 10 to 15% more than a comparable home with an F or G rating.
• Habitable floor area: Gross floor area matters, but so does the layout and practical usability of the spaces.
• Condition and maintenance: Recent renovations, the state of the roof, the electrical inspection certificate and the presence of double glazing are all taken into consideration.
• Special features: A garage, a terrace, a garden or an extra bedroom can add considerable value.
• Market conditions: Interest rates and the level of supply on the local market influence what buyers are prepared to pay.

The more of these factors work in your favour, the higher the final market value will be. An estate agent weighs them all up in relation to one another.

What does a property valuation cost?

A market appraisal by an IPI-recognised estate agent is in most cases completely free of charge. The agent invests their time in the hope that you will appoint them to handle the sale afterwards. You are never under any obligation to do so, however.

A formal valuation by a sworn property expert - as required in the context of inheritances, divorces or bank loans - typically costs between €300 and €700, depending on the complexity of the file and the region. For a standard sale, you do not need this type of valuation.

Through comparing agents on IMV you can request up to three IPI-recognised agents from your region, free of charge and without any obligation. This allows you to compare not only their valuations, but also their approach and fees for guiding your sale.

Why request multiple valuations?

Two agents valuing your property can differ by as much as 10 to 15%. That may seem strange, but it reflects the subjective nature of the market and the depth of each agent's local knowledge. By placing two or three independent valuations side by side, you get a more reliable picture of the true market value.

You also learn more about how the agents themselves work. A good agent backs up their valuation with comparable reference points and explains clearly how they arrived at their figure. An agent who simply quotes a number without any explanation is right to raise questions.

Requesting multiple valuations costs you nothing extra. You are under no obligation to choose any of the agents afterwards, though that is of course the natural next step if you decide to sell. Compare recognised agents in your region and request your no-obligation valuations straight away.

When is the best time to get a property valuation?

A property valuation is worthwhile as soon as you start thinking about a possible sale - even if you have not yet made a firm decision. It gives you a realistic picture of your financial position and helps you align your plans with what the market can offer.

Do not wait until the last moment. The market moves on, and what your neighbour achieved for their home two years ago says very little about what you can expect today. An up-to-date valuation, based on the 2026 market, gives you the most reliable foundation on which to base your decision.

Frequently asked questions about property valuations

Is a property valuation by an estate agent always free?

In most cases, yes. IPI-recognised estate agents offer a free, no-obligation market appraisal as part of their service. You are free afterwards to decide whether or not to proceed with that agent.

How long does a professional property valuation take?

An on-site visit typically takes between 30 and 60 minutes. The agent then processes the information and presents their findings, usually within one to three working days.

Can my asking price differ from the valuation?

Yes, the asking price is a strategic choice. Some owners set it slightly higher to leave room for negotiation. A good agent will advise you on the right strategy, taking the local market situation into account.

Does a renovation always have a positive effect on the valuation?

Largely yes, but not every renovation delivers the same return. Energy-saving improvements such as roof insulation or a heat pump have a clear positive effect in 2026. More personal finishing touches - such as a high-end kitchen - rarely recover their full cost in the selling price.

Start your free property valuation today

A reliable property valuation is the foundation of a successful sale. By comparing multiple recognised estate agents, you can be confident that you are starting from an accurate market value and receiving the best possible guidance. Request up to three free, no-obligation valuations today through IMV compare agents. That way you make an informed choice - with no strings attached.