Property valuation: what is your home really worth?

A property valuation is the first step when you want to sell your home. Without an accurate market value, you risk pricing too low and leaving money on the table, or going too high and sitting without a buyer for months on end. In this article, you will learn how a property valuation works, who carries it out and what you can take away from it.

What exactly is a property valuation?

A property valuation is a professional estimate of the market value of your home at a given point in time. It takes into account the location, the type of property, its condition, the floor area, the energy performance certificate (EPC) and recent sale prices of comparable properties in the area.

A valuation differs from an official appraisal. An appraisal is carried out by a sworn real estate expert and holds legal weight - for example in the context of an inheritance or a court procedure. A valuation by an estate agent is focused on a realistic asking price and is sufficient in most cases when you want to bring your property to market.

In June 2026, median sale prices for standard homes in Belgium hover around 285,000 euros, but the spread between regions is significant. A terraced house in Liège typically sits lower than a comparable property in Ghent or the Flemish suburbs around Brussels. That is precisely why local market knowledge carries so much weight in a valuation.

How does a property valuation work in practice?

An estate agent or real estate expert visits your home for an on-site inspection. This usually takes between 30 and 60 minutes. During the visit, they pay close attention to a number of concrete factors:

• The condition of the roof, windows and technical installations
• The EPC rating and any renovation requirements
• The plot area and the habitable floor area
• The presence of a garage, garden or terrace
• The neighbourhood: shops, schools, public transport and quiet surroundings

After the visit, the agent compares your property against recent transactions in the area. On that basis, they draw up a valuation report with a realistic asking price and a floor price below which you would not normally need to go. An experienced agent also explains why certain factors push the price up or down.

Free valuation or paid appraisal: what do you need?

For most sellers, a free valuation by a recognised estate agent is perfectly sufficient. You pay nothing for it because the agent is hoping to handle your sale. That is not a problem as long as you do not commit straight away. You can always request several valuations and compare them.

A paid appraisal by a sworn expert typically costs between 300 and 600 euros, depending on the size of the property and the complexity of the file. This is the option to choose when an inheritance, a divorce or a dispute is involved.

Want to find out quickly what your home is worth? Through our free valuation you can request a first indicative price within minutes, with no obligation whatsoever.

Which factors determine the value of your home?

Some factors are within your control, others are not. Below is an overview of what carries the most weight:

• Location: the municipality, the street and the proximity to amenities all play a major role. In 2026, municipalities such as Wemmel, Sint-Genesius-Rode and the coastal towns of Knokke-Heist and De Panne continue to command high prices.
• Energy performance: homes with a poor EPC rating (E or F) are increasingly difficult to sell without a price reduction. Buyers factor renovation costs into their offer.
• State of maintenance: a move-in-ready home fetches a higher price than a property in need of renovation, even when the objective value is similar.
• Floor area and layout: extra bedrooms, a home office or a separate garage noticeably increase the value.
• Market conditions: the interest rate environment matters. With mortgage rates in Belgium hovering between 3.2% and 3.6% in 2026 for a fixed rate over 20 years, buyers have somewhat more purchasing power than during the peak years of 2022 to 2023.

Why comparing several valuations pays off

No two agents will give you exactly the same valuation. That has nothing to do with dishonesty - it is the result of different methods, different reference transactions and a different reading of the market. An agent who values your home slightly too high in order to win your file does you no favours in the long run. An inflated asking price leads to a lengthy sales process and, ultimately, a larger price reduction.

That is why you should request at least two or three valuations from IPI-recognised agents in your area. Through comparing agents on IMV you can contact up to three recognised local agents, completely free of charge and without any commitment. This gives you a reliable picture of the market value and also allows you to compare agents on their approach, their sales strategy and their fees.

Property valuation and your sales strategy

A good valuation is more than just a number. It forms the foundation of your entire sales strategy. The asking price you set influences how many visitors your listing receives on Immoweb or Zimmo, how many candidates you welcome and how quickly you sign a sales agreement.

Set the asking price too high and you will see little interest in the first few weeks. That is damaging - a property that sits on the market for a long time raises suspicion among buyers. Set it too low and you will sell quickly but miss out on revenue. Finding the right balance requires working with an agent who knows your local market inside out.

Want to know which agents are active in your municipality and what their approach is? Compare agents via IMV and request quotes without any obligation. You are not tied to anything.

An accurate property valuation is the foundation of a smooth and successful sale. Take the time to treat it seriously, compare several opinions and work with an agent who knows your local market. IMV is here to help: free, independent and with no commitment.