Property valuer: what do they do and when do you need one?

A property valuer determines the objective market value of your home based on measurable criteria. Whether you are selling, inheriting, going through a separation or applying for a loan: an accurate valuation plays a central role in all of these situations. In this article you will learn when to call in a valuer, how the process works and what a professional valuation delivers.

What does a property valuer actually do?

A valuer - also referred to as a real-estate expert or appraiser - assesses your property on the basis of objective factors. They analyse the location, construction quality, surface area, condition of the building, EPC rating and recent comparable sales in the area.

The end result is a valuation report with a well-argued market value. That report describes the methodology, the comparable properties used and the final value. A good valuer also explains why your property is worth more or less than a comparable home in the same street. Banks, notaries and courts accept such a report as evidence of the value of a property.

In practice you will encounter two types of valuers:

• Certified real-estate experts: independent professionals with specific training and professional accreditation. They produce official reports that carry full legal weight.
• Estate agents with valuation experience: IPI/BIV-recognised agents who carry out a market-based valuation, often free of charge and without obligation, as a first step towards a sales mandate.

For a straightforward property sale, the valuation of an experienced estate agent is sufficient in most cases. For legally complex situations such as an inheritance or court proceedings, a certified expert is the appropriate choice.

When do you need a valuer?

There are various situations in which a valuation of your property is not only useful but sometimes also required.

• When selling your property: an accurate valuation is the foundation for a realistic asking price. Pricing too high leads to a long time on the market; pricing too low means leaving money on the table. According to Statbel figures (2025), the average property price in Belgium is around €318,000, but local variations are significant. A sound valuation takes that regional context into account.
• In the case of an inheritance: when someone passes away, the fiscal value of the property must be established. The Flemish Tax Authority (VLABEL) or the federal administration checks that value and can carry out a counter-valuation if the declared price is too low. A sworn valuer provides the official report needed in this situation.
• In the event of a divorce or dissolution of a cohabitation agreement: an objective valuation is needed to divide shared assets fairly. A neutral assessment is indispensable when jointly owned property is being split.
• When applying for a mortgage: banks generally send their own valuer before granting credit. That valuation protects the bank, not necessarily you as the owner. You will be better prepared if you have already had an independent valuation carried out beforehand.
• Before or after a renovation: if you want to know whether a renovation will increase the value of your home, you can have a valuation carried out before the works begin and again once they are completed.

For most sellers, the smartest approach is a combination of a free valuation by an estate agent and, where circumstances require it, a sworn expert. Through our free valuation tool you can quickly get a first indication.

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