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Immolytics

Value a block of flats, one flat at a time

A block of flats can be valued in two ways. From the flats: each unit is worth what flats of its size are worth in the municipality. From the yield: a year of rent divided by the yield the buyer expects.

The tool does both calculations unit by unit and explains the gap. The comparison prices are the apartment sales recorded by Statbel in the municipality.

In which municipality?

The units in the building

Unit 1

m²
€

Unit 2

m²
€

Enter 0 for an empty unit.

% gross

The yield you, or a buyer, want to get from the rents. Without it, only the value from the flats is shown.

Choose the municipality and enter the floor area of each unit.

Two methods, two buyers

Someone who buys a flat to live in compares it with the other flats in the municipality. Someone who buys the whole building to let it looks at what the rents bring in. The value from the flats follows the first buyer's reasoning, the value from the yield the second's.

How the value from the yield is calculated

Add up the rents of the units over a year, then divide by the expected gross yield. With three units let at €750 a month, the rents come to €27,000 a year. At 6 % gross, the building is worth €27,000 divided by 0.06, which is €450,000.

Why the two values differ

If the rents are low compared with the price of flats in the municipality, the value from the yield is below the sum of the flats. This is often the case in expensive municipalities. If the rents are high, it is the other way round. The gap shows which of the two buyers will pay more.

Frequently asked questions

With two methods: the sum of the values of the flats, each compared with apartment sales in the municipality, and the value from the yield, that is a year of rent divided by the yield the buyer expects.
It depends on the municipality, the condition of the building and the risk the buyer accepts. The tool does not make it up: enter the yield you aim for, and it calculates the matching value.
Yes, if the building is split into lots at the notary with a deed of co-ownership, and if each unit is covered by a planning permit. This takes time and money, to weigh against the gap between the two values.
Not for a sale. For an inheritance, a gift or a division, a signed valuation report protects you if the declared value is challenged.
From the apartment sales recorded in the municipality and published by Statbel, the Belgian statistics office, for the latest known quarter.

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Calculations to prepare a buy to let purchase, free and without signing up.

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