10 tips to prepare for the sale of your home

The Belgian real estate market may be dynamic, but selling a home doesn’t happen by itself. Good preparation often makes the difference between a quick sale and one that drags on for months.

1. Choose how you want to sell

You can sell the property yourself, use an estate agent or go through a notary. Selling yourself saves you the estate agent’s commission, but you’ll then have to deal with the paperwork and negotiations yourself. Not a born negotiator? In that case, a good estate agent often recoups their commission through a higher selling price. A notary can also organise a public or online sale via the Biddit bidding platform. Each approach has its pros and cons. Weigh the cost against your available time, knowledge and experience in negotiation.

2. Get the required documents in good time

The preliminary sale agreement cannot be drawn up without a complete set of documents. The notary will arrange certain documents for you, such as the soil certificate and town planning information. However, as a seller, you must arrange for certain documents to be drawn up yourself. Which ones varies from region to region.

In Flanders, there are four things you need to sort out yourself.

• The Energy Performance Certificate (EPC). The label must appear in your very first advert.
• An inspection report of the electrical installation, drawn up by a recognised inspection body. A compliance report remains valid for 25 years.
• An asbestos certificate, which is compulsory for all buildings constructed before 2001.
• A fuel oil tank inspection or decommissioning certificate, if applicable.

In Brussels, you can have an EPB certificate drawn up by a certifying body recognised by Leefmilieu Brussel (Brussels Environment). Here, too, it is compulsory to mention this in the advert. In addition, an electrical inspection is required.

In Wallonia, you must also obtain a PEB certificate and have the electrical installation inspected. Does your home have a heating oil tank with a capacity of 3,000 litres or more? In that case, you must be able to provide a leak test certificate and a Class 3 environmental declaration. For properties that have been newly connected to the water mains since June 2021, the CertIBEau certificate must also be included in the file.

Start collecting or requesting documents in good time, as some certificates can take weeks to arrive. Not sure what applies to your home? Your notary will provide you with the exact checklist for your region.

3. Set a realistic asking price

In the first half of 2026, the average price of a house in Belgium was 356,774 euros, and that of a flat was 286,183 euros (source). But averages don’t tell you much about your own home. Compare with recent sales in your area or have your home valued. Setting the asking price too high is a classic mistake: the property then stays on the market for too long and loses its appeal. Subsequent price reductions are a red flag to buyers. Setting the right price from day one attracts more prospective buyers and often leads to better offers.

4. Consider your energy label

For many prospective buyers, the EPC has become a key factor in determining the price. In Flanders, the price of a property with an F energy rating is, on average, 13.5% lower than that of a comparable property with a D rating; for an E rating, the difference is around 8%. At the other end of the spectrum, a property with an A rating fetches, on average, 23.2% more than one with a D rating (source). After all, buyers factor the cost of future renovations into their offer. In Flanders, there is also a renovation requirement: anyone who purchases a property with an E or F energy rating must renovate it to at least a D rating within six years. Small improvements before the sale, such as roof or pipework insulation, can improve your energy rating and, consequently, your asking price. However, first work out whether the investment is worth the expected added value.

5. Organise all your documents

In addition to the certificates, the notary will also require your title deed, the land registry extract and the post-intervention file for works carried out since May 2001. Are you selling a flat? Then you’ll also need the basic deed, the co-ownership articles of association and the most recent reports of the general meeting. You should also keep invoices for any renovations, warranty certificates and installation manuals. A well-organised file inspires confidence and speeds up the whole process.

6. Be honest about any flaws

As a seller, you have a legal obligation to provide information. You must actively report building violations, easements, rights of first refusal and hidden defects. If you conceal any information, the buyer can file a claim for damages long after the sale has taken place. Transparency is therefore not a luxury, but a legal safeguard. It’s better to set out any issues in the preliminary sale agreement yourself rather than having to sort them out later.

7. Sort out your current mortgage and plan your next step

Is there still a mortgage on your home? In that case, the loan will be repaid upon sale, followed by the release of the mortgage, for which a fee will be charged. Make sure to check with your bank in advance to find out your outstanding balance and any early repayment charges. Are you buying a new home at the same time? Then check whether you need a bridging loan to finance the period between the purchase and the sale. This way, you avoid having to sell at a lower price under time pressure.

8. Think about timing and availability

Make it clear from the very first advert when the home will be available. Do you still live there? Then agree on when you will move out at the latest. There are usually three to four months between the preliminary sale agreement and the final deed. Plan your move, your new home and any notice period for your current tenancy accordingly. Uncertainty about availability puts off prospective buyers or causes them to lower their offer.

9. Show your home off to its best advantage

Buyers often make up their minds within the first few minutes, and sometimes even just from the photos online. Tidy up, remove any (too) personal belongings from view and fix minor defects such as a leaking tap or peeling paint. A home advertised with professional photos across all channels sells faster and at a better price. Major renovations made just before a home is put up for sale are rarely cost-effective. Tidiness, light and a well-presented first impression – that’s exactly what it’s all about.

10. Prepare for the viewings and the offer

Make sure you can explain your home’s strengths and any points buyers should be aware of clearly and concisely. Make sure you have the EPC, the inspection reports and the asbestos certificate to hand: prospective buyers are increasingly asking to see them before they make an offer. And find out what a bid actually means in legal terms. Once you accept an offer, the sale is, in principle, finalised. So never accept anything on impulse. Check that the buyer has secured their financing or include a financing condition.

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