What is the best way to estimate a house in Belgium?

Combine completed-sale statistics with recent, genuinely comparable listings, then adjust for surface, precise location, condition, energy performance, land, parking and other material features. Use a range, and get an on-site professional valuation before an important decision.

Can I estimate a property from price per square metre alone?

No. Price per square metre is a useful common basis for selecting comparables, but it doesn’t fully capture land, condition, layout, EPC or PEB, outdoor space, parking, lift, co-ownership works or street-level differences.

Are Statbel property prices asking prices?

No. Statbel’s real-estate statistics are based on registered sale deeds and exclude additional purchase costs. They describe completed sales, while listing sites normally display the seller’s asking price.

Is an online estimate an official valuation?

No. It is a decision aid based on the available data and the profile you provide. A lender or legal, tax, inheritance or dispute process may require a valuation with a site visit by an accepted professional.

Property valuation

How to estimate a property in Belgium

By Matthieu BrouillardUpdated 6 October 20268-minute read

The short answer

Estimate a Belgian property by combining three layers of evidence: completed-sale statistics for the local market, recent comparable asking listings and the home’s own characteristics. Use a range rather than one exact figure, test how condition and energy performance change the result, and obtain a professional valuation when the decision needs legal or lending certainty.

Market value is not the same as the asking price

An asking price is the seller’s starting position. Market value is the price a reasonably informed buyer might pay under current conditions. The final deed price may differ from both after negotiation, competition, survey findings or financing conditions.

Statbel’s real-estate figures come from registered sale deeds, so they describe completed transactions. They’re strong market anchors, but they’re published after the sale and group together homes with different surfaces, conditions and streets. Current listings show today’s alternatives, but only their asking prices. A sound estimate uses both and states the uncertainty.

Build the estimate from three evidence layers

Start with completed sales: Use the latest Statbel median and price distribution for the municipality and property type. That gives you a broad anchor for the local market, not a value for one address. The median and the distribution are published under Belgian property prices by municipality.
Select current comparables: Look for the same property type in the same postcode or nearby streets, with a similar habitable surface, bedroom count and condition. Remove duplicates and obvious outliers.
Adjust for the property itself: Account for EPC or PEB, renovation state, outdoor space, parking and construction year. For houses, compare land and number of facades. For apartments, include floor, lift and known co-ownership works.

How the immetrics estimate works

immetrics compares the home with current asking-price listings on a price-per-square-metre basis. It needs at least five usable comparables and gives more influence to the listings that most closely resemble the property profile.

Similarity is assessed across surface, postcode, street, bedrooms, condition, energy label, outdoor space, parking and construction year, with house-specific factors for land and facades or an apartment-specific lift factor. The central estimate is a weighted median, which is less easily pulled by an extreme listing than a simple average.

The displayed range starts from the weighted middle half of comparable values. A minimum margin is then applied according to confidence, and extreme price-per-square-metre observations are filtered when enough evidence exists. Confidence reflects the amount, location, similarity and consistency of the evidence, plus how complete the property profile is.

To run this method on your own house or apartment, use the free property estimate tool: describe the home and you get a central value, a range, a confidence level and the comparable listings behind them.

Why a credible estimate is a range

Two homes with the same surface can sell at different prices because light, layout, finish, noise, views, defects and buyer competition aren’t fully visible in structured data. Asking prices don’t reveal the final negotiation either. A range makes that uncertainty explicit.

Use the lower end for a property with important works, weak documentation or disadvantages not captured by the comparables. The upper end needs evidence such as exceptional condition, a scarce location or features buyers consistently pay more for. Don’t default to the midpoint while material risks are still unknown.

When should you use a professional valuer?

Use an automated estimate to prepare a sale or test an asking price. Ask an independent qualified professional when a lender, notary, court, tax authority or other party requires a formal value, or when the property is unusual and comparable evidence is scarce.

A site visit can assess structural condition, unpermitted work, view, noise, finish and other details that listing data can’t verify. Formal requirements depend on the purpose and the institution involved, so confirm the required report and professional credentials before commissioning it.

Frequently asked questions

Sources and methodology

Rules and figures are time-sensitive. Check the linked official source before making a financial or legal decision. Methodology

Real estate prices and methodology – Statbel
House prices 2025 – Statbel
Energy performance certificate when transferring a home – Flemish Government
Walloon PEB certificate register – Wallonia
PEB certificate for Brussels homes – Brussels Environment