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 is legally and financially usable: banks, notaries and courts accept it 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.
• 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, the fiscal value of a 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.

In the event of a divorce or division of assets, an objective valuation is needed to divide shared assets fairly.

When applying for a mortgage, the bank sends its own valuer. That person determines the value on which the bank is willing to lend. You have no influence over that valuer yourself, but you will be better prepared if you have already had an independent valuation carried out beforehand.

How does a property valuation work, step by step?

A valuation follows a structured process and takes an average of one to two hours on site, depending on the size and complexity of the property.

1. Appointment and preparation: the valuer asks for documents such as the cadastral extract, the EPC certificate, the urban planning information and any invoices for renovations.
2. Site visit: they inspect the property from top to bottom - structure, technical installations, finishes, garden and surroundings.
3. Market analysis: the valuer compares your property with similar properties that have recently sold in the area.
4. Report: within a few days you receive a written report containing the well-argued value, any observations and a photo record.

Would you like an initial indication of your property's value? Through our free valuation tool you can quickly get a market-based estimate based on your region and property type.

What does a valuer cost and who pays?

The cost of a professional valuer varies depending on the type of valuation and the valuer in question.

• Free valuation by an estate agent: most IPI/BIV-recognised agents offer a free valuation. This is a market value assessment, not an official appraisal report.
• Official valuation report by an independent expert: expect to pay between €300 and €700, depending on the region, the complexity of the property and the depth of the report.
• Bank valuation for a mortgage: the cost is usually passed on to the buyer and ranges between €150 and €350.

For most sellers, a free valuation by a local estate agent is the logical first step. Through comparing agents on IMV you can request up to three recognised agents in your region, each of whom will come and carry out a valuation. That way you get several independent insights and can then choose the agent who suits you best.

Valuer versus estate agent: what is the difference?

Many homeowners confuse a valuer with an estate agent. Both determine the value of your property, but their roles and legal status differ.

An independent valuer or real-estate expert produces an official report that carries legal weight. They do not sell your property. An IPI/BIV-recognised estate agent offers a valuation as part of their service and then guides you through the entire sales process: marketing, viewings, negotiations and the transfer.

When selling a property, you do not initially need an official appraisal report. What you need is a realistic asking price that reflects the local market. For that, an experienced agent with knowledge of your municipality or city is the most practical choice.

Would you like to know which recognised agents are active in your region? Compare agents for free via IMV and request a no-obligation valuation from several professionals at the same time.

Tips to get the most out of your valuation

There are several ways to prepare well for the valuer's visit.

• Make sure all documents are ready: EPC certificate, cadastral extract, planning permits, and inspection certificates for electricity and oil tanks.
• Make the property accessible and easy to navigate. A tidy home looks larger and better maintained.
• Provide evidence of recent renovations: a new kitchen, a new roof or new windows all add value.
• Be honest about defects. A valuer will notice structural problems regardless, and concealed defects can have legal consequences later on.
• Ask for an explanation of the value. A good valuer will explain how they reached their conclusion.

Frequently asked questions about property valuers

Ready to have your property valued?

An accurate valuation is the foundation of a smooth and fair property sale. Whether you are considering selling or simply want to know what your property is worth in June 2026: start with a free, no-obligation valuation. Through IMV you can compare recognised agents in your region and request a valuation straight away. That puts you in a stronger position at the negotiating table.