Property valuer: how to set the right asking price

A property valuer is the starting point of every successful home sale in Belgium. Set your asking price too high and your property can sit on the market for months. Set it too low and you leave money on the table. An accurate valuation avoids both pitfalls and gives you, as a seller, a solid negotiating position.

What exactly is a property valuer?

A property valuer is a person or a tool that calculates the market value of a property based on objective criteria. In practice, this can be a recognised estate agent, a notary, an independent valuer or an online calculator. Each of these options has its pros and cons.

An online tool is quick and anonymous, but it does not take into account the specific condition of your property, its proximity to schools or public transport, or any recent renovations. A professional estate agent visits the property in person, knows the local market and can look up comparable homes that have recently sold in your area. That is the difference between a rough estimate and genuinely actionable advice.

In Belgium, recognised estate agents work under a BIV number (Beroepsinstituut van Vastgoedmakelaars - the professional institute for real-estate agents). This is an important guarantee: only BIV-accredited agents may legally act as estate agents and they are bound by a code of professional conduct.

How does a professional valuation work?

A solid valuation follows a structured methodology. The agent or valuer starts by examining the objective characteristics of your property: the habitable surface area, the plot size, the year of construction, the EPC rating, the condition of the installations and any renovations carried out. Comparable recently sold properties with similar characteristics in the area are then used as reference points.

The EPC rating is playing an increasingly important role in 2026. Properties with a poor energy label (E or F) are penalised more heavily on the market in Flanders. Buyers factor in the renovation obligation that applies when purchasing such a property. An agent who knows their trade will reflect this in the valuation.

Beyond the property itself, location carries a great deal of weight. A property close to a railway station or a town centre commands a different value than one in a rural setting without amenities. The valuer takes this into account using market data from their region.

Free valuation through an estate agent: what can you expect?

Many sellers are unaware that they can already get a clear picture of their property's market value through a free valuation. At IMV, you can request up to three recognised local estate agents to visit your home for a professional valuation, with no obligation. It costs you nothing and commits you to nothing.

The great advantage of such a visit is the personal contact. The agent sees the condition of your property with their own eyes, asks targeted questions and also gives you selling advice: which small improvements could increase the asking price? Which shortcomings will buyers raise during negotiations? That kind of insight is simply not available from an online calculator.

Where possible, compare several valuations side by side. If three agents independently arrive at a similar figure, you can be confident you are on the right track. Large discrepancies are a signal to ask further questions.

Common mistakes when valuing your property

The most common mistake is adding emotional value on top of market value. You have lived in your home for years, carried out renovations and built up cherished memories. A buyer does not see any of that. They look at square metres, condition and location - not at your personal attachment to the property.

A second pitfall is relying on the WOZ value or the cadastral value. These have little to do with the current market price and were never intended as a guide for setting a sale price. The Belgian market in June 2026 has its own dynamics, with regional price differences that can sometimes be significant.

Finally, many sellers underestimate the importance of timing. In a market with rising interest rates or uncertainty around renovation obligations, a slightly more conservative asking price may be the better strategy to sell quickly, while in a buoyant market there is more room to push the price a little higher. An experienced agent has a feel for this.

How does a valuer differ from an estate agent?

A sworn valuer or property expert draws up a formal valuation report that can be used for legal and financial purposes - for example in the context of an inheritance, a divorce or a mortgage application. Such a report comes at a cost, on average between 300 and 600 euros depending on the type of property and the region.

An estate agent carries out a commercial valuation with the aim of bringing your property to market in the best possible way. This is free of charge, but serves a different purpose. For most sellers, an agent's valuation is more than sufficient to set an accurate asking price. However, if your property is part of an estate or the subject of a legal dispute, you are better off opting for a recognised valuer.

The next step: comparing estate agents

Are you ready to sell, or do you simply want to know what your property is worth? Through comparing estate agents on IMV, you can request free, no-obligation quotes from up to three BIV-accredited estate agents in your area. You compare their approach, their commission and their market knowledge, and you decide for yourself who you want to work with.

This puts you in a strong position as a seller: you know what your property is worth, you are familiar with the local agents and you negotiate from a well-informed standpoint. That is the best possible preparation for a smooth and profitable sale. Start today via our platform and receive your personal estate agent advice.

Frequently asked questions about the property valuer