Valuing a house: how to set the right asking price

Valuing a house is the first and most decisive step in a successful home sale. Anyone who aims too high puts buyers off. Anyone who goes too low leaves money on the table. A correct valuation gives you a solid basis to enter negotiations with confidence. In this article you read how a valuation works, which methods exist and when you are better off calling in an accredited estate agent and what the best way is to find an estate agent, including how to compare estate agents in Flanders.

Why a correct value assessment matters so much

Many sellers start with an intuitive feeling about the value of their home. That feeling is wrong more often than it is right. The emotional bond with a home clouds the judgement, and comparisons with neighbouring homes or online advertisements are rarely reliable - although free online valuations sometimes offer a useful starting point, and you can also go for a free valuation of your home in Belgium.

In 2026, the Belgian property market remains under pressure from a combination of higher construction costs, fluctuating interest rates and growing demand for energy-efficient homes. The average sale price of a house in Belgium was around 325,000 euros at the start of 2026, but the spread is enormous: a terraced house in Liège is not the same as a semi-detached property on the outskirts of Antwerp.

An asking price that is too high leads to long selling times. Homes that stay on the market for a long time acquire a negative label. Buyers wonder what is wrong with them. You then have to lower the price after all, but from a weakened position. A realistic price from the outset attracts more interested parties and leads more quickly to an offer close to the asking price.

The three most commonly used methods to value a house

There are various ways to determine the value of a home. Each has its advantages and disadvantages.

1. Comparative market analysis
Here your home is compared with recently sold homes in the same neighbourhood with comparable characteristics: surface area, type, year of construction, condition and EPC score. This is the method estate agents use most often. It requires access to current sale prices, not the asking prices you see online.

2. Income method
For investment properties, the value is calculated on the basis of the rental income and the expected return. This is less relevant for anyone selling their own home, but it does play a role with apartments or mixed-use properties.

3. Cost method
This method estimates the value of the land plus the rebuilding value of the building, less wear and tear. It is used more often by insurers than by property professionals in an ordinary home sale.

For most owners who want to sell their house, the comparative market analysis is the most practical and accurate approach.

Online valuation tool or estate agent: which do you choose?

Online tools offer a quick indication on the basis of algorithms and public data. They can be handy as a first orientation, but they take no account of the specific condition of your home, recent renovations, the position on the plot, the view or special features.

A free valuation via an accredited estate agent goes much further. The agent visits the home, asks targeted questions and combines market knowledge with a physical inspection. The result is a valuation you can use at the negotiating table.

Moreover, an estate agent who knows the local market is aware of nuances that no algorithm picks up: the new cycling bridge that improved the neighbourhood, the building project around the corner that puts buyers off or the scarcity of detached homes in a particular municipality.

Which factors influence the value of your home?

In a professional valuation, dozens of elements are weighed up. The most important are:

• Location: municipality, district, proximity to schools, public transport and amenities
• Surface area: habitable surface area, plot surface area, presence of a garden or terrace
• EPC score: in 2026 energy performance weighs more heavily than ever; a label A or B noticeably increases the value
• Year of construction and renovations: recent works on the roof, the electrics or the heating raise the price
• Type of home: terraced, semi-detached, detached, apartment or villa
• State of maintenance: a move-in ready home fetches more than a home that needs work
• Legal situation: planning permits, any easements or rental agreements

All these elements together determine what a buyer is prepared to pay. No two homes are identical, and so tailored work in a valuation is not a luxury but a necessity.

How much does valuing a house cost?

An official value assessment by a sworn property valuer costs in Belgium usually between 300 and 700 euros, depending on the complexity of the property and the region. For court proceedings or inheritances, such a formal valuation is sometimes compulsory.

If, however, you want to sell your home, you do not have to pay for this. Most accredited estate agents offer a free valuation visit in the context of a possible sales assignment. Via IMV you can compare estate agents and request up to three free valuations straight away from accredited BIV agents in your region. That way you get several perspectives and a good picture of the market value, without any obligation.

When do you call in an estate agent for the valuation?

Calling in an estate agent for the valuation is sensible as soon as you are seriously considering selling. But a professional value assessment is useful in other situations too:

• In a divorce or an estate where the value of the property has to be established
• If you want to know whether renovations raise the sale price enough to justify them
• If you want to increase or refinance a mortgage
• If you want to assess whether it is better to sell now or later

Do not forget: an estate agent who values your home also benefits from a correct price. A price that is too high leads to no sale, which earns the agent nothing either. A good agent will advise you honestly, even if that means a lower figure than hoped for.

Ready to start? Compare accredited estate agents in your region and request a free valuation today.

Frequently asked questions about valuing a house