Selling a house in Belgium: the complete step-by-step guide

Before putting your property on the market, you need to have several legally required documents in order. In Flanders, these are the main certificates you need for a sale. The EPC certificate (Energy Performance Certificate) is mandatory for every sale. A certified energy expert assesses your home's energy performance and assigns a label from A (very energy efficient) to F (energy intensive). The EPC is valid for 10 years and typically costs between €150 and €250. A good EPC label can significantly increase the selling price — homes with label A fetch 10 to 15% more on average than comparable homes with label F. The soil certificate is also mandatory in Flanders. You request this from OVAM (Public Waste Agency of Flanders). The cost is €50 for a clean certificate. If the soil is contaminated, a soil investigation may be needed, which can significantly delay the sale. Additionally, you need an electrical installation inspection certificate. Installations older than 25 years must be inspected. If the inspection is negative, the sale can proceed, but the buyer must commit to bringing the installation up to standard within 18 months. Since 2022, an asbestos certificate is also required for homes built before 2001. A certified asbestos expert inspects the property and creates an inventory. The cost varies from €400 to €700 depending on the size of the home. At De Steenboer, we guide you through gathering all these documents. Our agents in Herentals and Zandhoven work with certified experts in the Kempen region, ensuring you have all certificates in order quickly and efficiently.

An accurate valuation is the foundation of a successful sale. If you overvalue your property, it stays on the market too long. If you undervalue it, you leave money on the table. There are two common methods for valuing a property. The comparative method compares your property with recently sold, similar properties in the same neighbourhood. This is the most reliable method and is used by professional valuation experts. The intrinsic method calculates the value based on land value plus reconstruction value minus depreciation — this method is mainly useful for unique properties. Online valuation tools give a first indication but don't account for the specific condition of your property, recent renovations, proximity to schools or public transport, or the atmosphere of the neighbourhood. For a property worth €350,000, the difference between an online and professional valuation can easily be €20,000 to €40,000. A professional valuer or estate agent visits your property, analyses recent sale prices in the area and considers all factors that influence value: location, condition, energy performance, plot size, year of construction and renovations. At De Steenboer, we offer a free, no-obligation valuation. Our agents know the Kempen market inside out — from Herentals and Zandhoven to Geel, Turnhout and Kasterlee. With over 30 years of experience and 150+ properties sold, we know exactly what your home is worth in today's market.

The asking price is not the same as the estimated value. It's a strategic choice that determines how quickly and for how much you sell your property. Setting the price too high is the most common mistake. Prospective buyers compare dozens of properties online and immediately recognise an inflated price. A property that stays online too long (more than 3 months) is perceived as 'problematic' — even if you reduce the price later, you generate less interest than with a correct starting price. Setting the price too low can be a strategy in some markets to attract multiple bidders (the 'starting price' principle), but this works less well in the Kempen than in Brussels or Antwerp city. In our region, buyers expect a fair asking price. The ideal asking price is typically 3 to 5% above the estimated market value. This provides negotiation room without deterring potential buyers. For an estimated value of €350,000, you would set the asking price around €360,000 to €367,500. Also analyse the competition: how many comparable properties are currently for sale in your area? In a tight market (limited supply), you can set a slightly higher price. In a buyer's market, a competitive price is essential. Our agents at De Steenboer advise you based on current market data and our experience in the Kempen. We closely monitor property prices in Herentals, Zandhoven and surroundings and know exactly how the market is moving.

First impressions are crucial. Prospective buyers form an opinion about your property within 30 seconds. A well-prepared home sells faster and for a higher price. Decluttering and depersonalising is the first step. Remove personal photos, collections and excess furniture. Buyers need to imagine themselves living in the property. A tidy home also appears larger and brighter. Small repairs make a big difference. Fix leaking taps, replace broken light switches, fill cracks in walls and repaint yellowed ceilings. These investments of a few hundred euros can yield thousands at sale. The garden and facade deserve extra attention — they determine the first impression. Mow the lawn, trim hedges, remove weeds and create an inviting front door. A fresh coat of paint on the facade costs €1,000 to €2,000 but can increase the selling price by €5,000 to €10,000. Professional photography is indispensable. More than 90% of buyers start their search online. Professional photos with proper lighting, angles and styling make the difference between a property that stands out and one that gets lost in the crowd. Consider a virtual tour or drone footage for larger properties. At De Steenboer, we arrange the complete styling and photography. Our photographer creates professional images that present your property at its best. We also advise you on minor adjustments that enhance saleability.

An effective marketing strategy reaches the right buyers at the right time. In Belgium, there are various channels to bring your property to attention. Immoweb is Belgium's largest property platform with more than 5 million visitors per month. A professionally created Immoweb listing with quality photos, a clear floor plan and a compelling description is essential. We also list your property on Zimmo and other relevant portals. Social media plays an increasingly important role. Facebook and Instagram reach potential buyers who aren't actively searching but become interested when they see an attractive property. Targeted ads based on location, age and interests ensure your property reaches the right audience. The agent's network is an underestimated channel. Many properties sell before they appear online — through the agent's existing client database. Registered buyers receive new properties first. A 'For Sale' sign on the facade attracts local attention. Neighbours tell family and acquaintances, passers-by note the contact details. In the Kempen, where many buyers search within their own municipality, this is a particularly effective tool. At De Steenboer, we combine all these channels into an integrated marketing plan. Every property receives a tailored approach, depending on the type of property, the target audience and the location. In Herentals, Zandhoven and the wider Kempen, we know exactly which channels work best.

Viewings are the moment when prospective buyers decide whether to make an offer. A well-organised viewing significantly increases the chance of a quick sale. Choose the right time. Natural light makes a property more attractive — schedule viewings preferably during the day, ideally on Saturday or Sunday mornings when the neighbourhood is quiet. Avoid dark winter evenings if possible. Prepare the property: open all curtains, turn on lights, remove pets and personal clutter, and ensure a comfortable temperature. A fresh scent (baking bread, fresh flowers) can create a positive atmosphere, but don't overdo it — buyers recognise artificial tricks. Individual viewings or open houses? Both have advantages. Individual viewings are more personal and give the buyer space to look around calmly. An open house (all interested parties at the same time) creates a sense of competition and can influence price negotiations in your favour. Guide the viewing yourself or hire an agent? A professional agent is more objective, knows the sales techniques and can answer buyers' questions without becoming emotionally involved. Sellers who guide viewings themselves unconsciously reveal information that can weaken their negotiating position. At De Steenboer, we organise all viewings for you. We schedule appointments, welcome prospective buyers and provide a detailed report after each viewing. This way, you know exactly how your property is received and whether there is buying interest.

When an offer comes in, the negotiation phase begins. This is a delicate process where emotions can run high — an experienced agent makes all the difference. A first offer is typically 5 to 10% below the asking price. This is normal and the starting point for negotiations. Don't react emotionally to a low offer, but make a reasoned counter-offer. The final selling price usually falls somewhere between the first offer and the asking price. Pay attention to the suspensive conditions. The most common are: obtaining a mortgage (the buyer typically has 4 to 6 weeks to arrange this), obtaining a building permit (for planned renovations), or the sale of the buyer's current property. The fewer suspensive conditions, the stronger the offer. Once both parties agree on the price and conditions, the compromise (private sale agreement) is drawn up. This is a legally binding document — once you and the buyer sign, the sale is final. The buyer pays a deposit of typically 10% of the selling price (for a property at €350,000, that's €35,000). This amount is deposited into the notary's escrow account. The buyer has a legal reflection period of 4 months after signing the compromise before the notarial deed is executed. During this period, the notary handles all administrative formalities. At De Steenboer, our agents conduct negotiations on your behalf. With our experience in the Kempen property market, we know exactly when to accept, when a counter-offer is appropriate and how to achieve the best price for you.

The notarial deed is the final step in the selling process. On average four months after the compromise, you go to the notary together with the buyer for the signing. The notary checks all legal aspects: property titles, mortgage registrations, urban planning regulations, any easements and the correctness of all certificates. Under Flemish registration law, the buyer pays 3% registration fees for a sole owner-occupied property (or 12% for a second residence or investment). The seller's costs include the agent's fee (typically 3% of the selling price), any early repayment of your mortgage (reinvestment indemnity of 3 to 6 months' interest), and possible capital gains tax if you owned the property for less than 5 years. At the key handover, you hand over all keys, remote controls and codes to the buyer. Together, take the meter readings (gas, electricity, water) and report these to the utility companies. Don't forget to arrange your address change with the municipality. After signing the deed, the notary transfers the difference between the selling price and the already-paid deposit to your account. If you still have an outstanding mortgage, the remaining balance is paid off first. De Steenboer accompanies you right through to the key handover. We ensure all agreements are honoured, the handover goes smoothly and you close the door with a good feeling. Because with us, the service doesn't stop at the compromise — we stand beside you until the very last signature.