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Immolytics

Free online house valuation

Your property's price in one minute, based on real sales in your municipality.

Step 1 of 4Then your price

Where is your property?

The municipality is enough to start.

Your address

Optional

Prices change from one street to the next. With your address, we look at your neighbourhood and the price gets more accurate.

Your address is used to work out a more accurate price. We only keep it if you ask for an agency to call you.

The calculation starts from the usual sale price in your municipality.

  • Free, no sign-up
  • The price shows straight away
  • Based on sales in your municipality

Then, if you want: this price confirmed at your home, free of charge, by one of the best estate agencies in your area, suited to your property.

Calculated with official Belgian government figures (Statbel). Immolytics.be is listed on data.gov.be, the Belgian government's official data website.

Is your property in France? Estimate it on Immolytics France (in French).

How an on-site valuation works

  1. You ask for a visitTwo minutes: your name, your number, and when it suits you.
  2. An agency calls youJust one: one of the best estate agencies in your area, suited to your property. It calls you at the time you chose.
  3. It comes to your homeIt looks at everything and gives you a price. It is free, and you sign nothing unless you want to.

Immolytics earns no commission on the sale of your property.

How much is your house worth?

Your house is worth roughly what comparable houses near you sold for, adjusted for its size, condition and energy certificate. As a reference, here is the median house price in a typical municipality of each region in the first half of 2026, from the notarial deeds published by Statbel.

  • Flanders: €350,000
  • Wallonia: €246,000
  • Brussels: €539,500

The typical municipality is the one in the middle: half of the region's municipalities have a lower median price, the other half a higher one.

The type of house matters as much as the municipality. In half of Belgian municipalities, a detached house sells for at least 42% more than a terraced or semi-detached house in the same municipality.

An average price for the whole of Belgium tells you very little. The tool at the top of this page starts from your municipality and your type of house, then adjusts the price to what you tell it about your home.

How to value your house yourself, in five steps

An estate agent or a surveyor reasons in much the same way. You can do it at home with a sheet of paper.

  1. Start from your municipality's price

    Look up the median price of houses sold in your municipality. Statbel publishes it from notarial deeds. You will also find it on each municipality's price page on this site.

  2. Compare the size

    Is your house bigger or smaller than a usual house in the municipality? Count the living area, without the garage, cellar or unconverted loft. Price rises with size, but not at the same pace: a house twice as big is not worth twice as much.

  3. Subtract the work to be done

    A buyer works out what will need redoing: kitchen, bathroom, roof, windows, heating. Each item lowers the offer. Recent, well done work shows up in the price.

  4. Check your energy certificate

    A poor EPC rating means a house that is expensive to heat and will need insulation work. In Flanders, anyone buying a house rated E or F must renovate it within five years. Buyers factor this into their offer.

  5. Add what makes the difference

    A garden, a garage, a terrace, solar panels or a quiet street push the price up. A busy street or a dark house push it down. Finally, compare with houses for sale near you, bearing in mind that an asking price is not a sale price.

The tool at the top of this page does these five steps for you in a minute. It gives you a price and a range without asking for your name or number.

How we value your home

The calculation starts from a real price: the median sale price in your municipality for your type of property. These prices come from notarial deeds and are published every quarter by Statbel, the Belgian statistics office. We then adjust them with what you tell us about your property.

  • The living area, compared with the usual size of that type of property.
  • The number of facades: a terraced, semi-detached or detached house does not sell at the same price.
  • The number of bedrooms.
  • The condition, from new to heavy renovation.
  • The energy certificate (EPC), from A to G.
  • The extras: garage, garden, terrace, cellar, solar panels.

You get a price and a range. The range is narrower when your municipality has many sales, and wider when it has few or when a detail is missing. It also reflects the real spread of prices in your municipality.

What pushes the price up or down

Not every detail weighs the same. In order, this is what matters most in the price of a house in Belgium.

Location

By far the first factor. The same house is not worth the same in Uccle and in Charleroi, nor even from one neighbourhood to the next. If you give your address, the calculation also looks at sales in your neighbourhood.

Type of house and number of facades

A detached house with land all around sells for clearly more than a terraced house. A villa and a flat each have their own reference price.

Living area and bedrooms

After location, living area is the most important detail. Bedrooms count too: in our calculation, five or more bedrooms add 6% to the price, a single bedroom takes off 4%.

Condition

In our calculation, an as-new house is worth 15% more. A house to renovate is worth 15% less, and one needing major work 30% less.

Energy certificate

Between the best and the worst rating, our calculation moves the price by 32%. Buyers look more and more at this rating, because it predicts their heating bill and the work ahead.

Timing

Prices move with the market. Statbel publishes new figures several times a year and we load them as soon as they are out. Mortgage rates matter too: when they rise, buyers can borrow less.

Online valuation, estate agent or notary: which one?

Online
Free and instant. It gives a reliable order of magnitude to prepare a sale or a purchase, without a visit.
Estate agent
The agent visits your property and refines the price based on its actual condition, finishes and exact location. The visit is usually free when you are thinking of selling.
Notary or property valuer
They write a formal valuation report. It is paid for, and useful for an inheritance, a gift, a division of assets or a divorce. The fee depends on the property: ask for a quote.
Request a property valuation

How much does a house valuation cost?

The online valuation on Immolytics is free, with no sign-up. An estate agent's visit is usually free as well when you are thinking of selling, because the agent hopes to handle the sale.

A signed valuation report from a property expert or chartered surveyor is paid. Fees are not regulated in Belgium. The prices published by the firms we checked in September 2026 range from about 250 to 600 euros including VAT, depending on the property and the reason for the valuation.

When should you get your house valued?

Before selling

The starting price decides everything. Too high, and the house stays on the market for months and ends up selling for less. Too low, and you lose money. An online valuation gives you the right order of magnitude; an agent's visit refines it.

For an inheritance or a gift

The inheritance tax return asks for the sale value of each property on the day of death. Too low a value exposes the heirs to a reassessment and a fine. Gift duties are also based on this value. A written valuation report is the safest choice.

For a divorce or separation

When one partner keeps the house, the other's share has to be set. A value both accept avoids many arguments, and a written valuation can confirm it.

For a loan

If you borrow against your house or want to renegotiate your mortgage, the bank has the property valued. Knowing its value beforehand puts you in a stronger position.

Preparing for an estate agent's visit

An agent gives you a fairer price with the right documents at hand. Have ready the energy certificate, the electrical inspection report, the soil certificate, the planning information, the latest property tax notice and the invoices for major work. In Flanders, add the asbestos certificate if the house was built before 2001.

See the documents required to sell your house

Where our figures come from

Our prices are the official prices of the Belgian state, published by Statbel from notarial deeds. Immolytics is listed as an open data application on data.gov.be. Our method is published in full.

Read the methodologySee our open data

Value a property in your municipality

Each municipality has its own page, with its prices and the calculator already set to it.

Antwerp

Bruxelles-Capitale

East Flanders

Flemish Brabant

Hainaut

Liège

Limburg

Luxembourg

Namur

Walloon Brabant

West Flanders

These are median prices: half of properties sell for more, half for less. Your property's price depends on its street, size, condition and EPC.

Frequently asked questions about property estimation

Start from the median sale price in your municipality for your type of property, then adjust it for size, facades, condition, EPC and extras. Our valuation tool does this for you in one minute, using official Statbel figures.
The Immolytics online valuation is free. An estate agent's visit is usually free if you are thinking of selling. A valuation report by a property valuer or a notary is paid for, and the fee depends on the property.
Right here: choose your municipality and describe your property to get a price and a range. If you wish, an agency from your municipality can then refine that price on site, at no cost to you.
Yes. A property valuer or a notary can value your house and give you a signed report. It is paid for, and useful when the value must be justified, for example for an inheritance, a gift or a division of assets.
It starts from real sales, not listings. Its accuracy depends on the number of sales in your municipality and on the details you give: the range shows it. It does not replace a visit, which sees the property's actual condition.
Terraced and semi-detached houses, detached villas, apartments and building plots, in every Belgian municipality where Statbel publishes enough sales.
Yes. We load every new quarterly Statbel publication, based on registered notarial deeds.
It depends first on your municipality and the type of house. Choose your municipality in the tool at the top of this page: you get a price and a range based on real sales in your municipality, adjusted to your house. Free and instant.
No. You see your price without leaving your name or number. If you then want an agent to confirm the price at your home, you ask for it yourself, and that visit does not commit you either.
A listing shows the price the seller is asking. Our figures come from sale deeds, so from the price actually paid after negotiation. That is often a little below the asking price.