What determines the value of your home in Belgium? The 10 key factors

Two houses on the same street can sell for very different prices. Buyers, estate agents and valuation models mostly look at the same things. These are the ten factors that weigh most.

1. Location

Still the most important factor, and the only one you cannot change. It is not just the municipality but the neighbourhood and even the street: quiet or busy, close to schools, shops, public transport and motorways.

Our municipality pages show how much median prices differ across Belgium.

2. Property type

A detached house is usually worth more than a semi-detached one, which in turn is worth more than a terraced house of the same size. For apartments, the floor, a lift, a terrace and the size of the building all matter.

3. Living area

More square metres means a higher price, but not in a straight line: the price per m² usually drops as homes get bigger.

4. Plot and garden

The size of the plot counts, and so does the orientation of the garden. A south-facing garden is in high demand.

5. EPC label

The energy performance certificate (EPC, or PEB in French) is mandatory for every sale in Belgium, and its label must appear in the listing. In Flanders, buyers of homes with label E or F must renovate to at least label D within six years, so buyers factor renovation costs into their offer.

6. Condition and finish

A recent kitchen and bathroom, a sound roof and double glazing make a big difference. Buyers tend to overestimate the cost of overdue maintenance.

7. Year of construction

It says something about insulation, building techniques and possible surprises such as asbestos in older buildings.

8. Layout and natural light

The number of bedrooms, a practical layout and plenty of light widen the pool of buyers. Three bedrooms is a key threshold for families.

9. Planning status

Were all alterations permitted? Is the property in a flood-prone area? This information comes up in the sale documents and can put buyers off.

10. The market at the time

Interest rates, supply in your municipality and the season all affect what buyers are willing to pay.

What can you do?

You cannot change the location, but you can improve the condition, the EPC label and how your home is presented. Read how to increase the value of your home before selling.

Curious where your home stands today? Our free online valuation gives you an indicative price range in two minutes.

Last updated: October 2026.