How the analysis works
Sources, calculations and limitations
Every immetrics output starts with a specific public listing or a clearly identified public dataset. The workflow separates collected facts, calculated benchmarks and editorial guidance so readers can judge how much weight to give each finding.
Last reviewed: 20 July 2026
1. Inputs and provenance
For an individual dossier, immetrics reads the public listing URL supplied by the user: price or rent, address, property type, surface, bedrooms, energy information, description and other fields exposed on that page. The listing remains the source for those seller- or agent-supplied facts.
Market benchmarks use Statbel real-estate sales. Brussels rental benchmarks use the official indicative rent grid. Nearby amenities and travel context use OpenStreetMap data. Flood and soil checks refer to the competent regional systems; coverage and terminology therefore vary by region.
2. From records to benchmarks
Published transaction statistics are grouped by property type, year and geography. immetrics reports medians and quartiles where the source publishes enough observations; suppressed or missing values remain unavailable. Commune pages compare the latest complete annual series with the relevant province and Belgium, and calculate change only between compatible observations.
The Brussels reference-rent pages evaluate a set of disclosed example dwelling profiles for each statistical sector, then show the median reference and the range across sectors in a commune. These commune figures are immetrics aggregations of official sector-level outputs, not values separately published by the Region.
3. Address-level checks
Where a listing supplies a usable location, immetrics checks the competent regional flood map and measures nearby amenities. Automated soil-register checks currently cover Flanders and Brussels; the Walloon BDES is linked for manual verification and is not presented as an automated result. A map match is a screening signal, not a legal certificate or a site inspection.
Always obtain the legally required certificate or official parcel-level extract for the property itself. The regional sources below are the authority of record.
4. Costs and interpretation
Upfront and monthly costs are scenario calculations based on the listing, the user-visible assumptions in the dossier and applicable regional rules. They are designed to expose categories that an asking price omits, not to reproduce a notary statement or a binding credit offer.
Rule-based findings are written as questions or checks when the available evidence cannot establish a definitive answer. A price comparison is a negotiation anchor, not a valuation of the exact condition, rights or defects of the home.
5. Freshness, corrections and limits
Each public data page states when its snapshot was generated and the latest period represented. Official sources publish on different schedules, so a recent immetrics refresh does not mean every underlying observation is from the same date.
Listings can change or disappear, public services can revise records, and automated extraction can misread unusual pages. Verify material facts before acting. To report a suspected error, email matthieu@brouillard.dev with the page or listing URL and the source you believe conflicts with it.