A valuation is the sum of many small judgements, not one number pulled from a table. Location leads: the town, the neighbourhood, even the street set the base level, which is why the Walloon median house of 240,000 euros in 2025 hides big local spreads, from around 1,100 euros per square metre in Charleroi to 400,000 euros for a median house in Brabant wallon (source: Notaire.be / Fednot, February 2026).
On top of location sit the property's own features. Usable surface and layout, condition and finishes, natural light and outlook, the number and size of bedrooms, outdoor space and parking all move the figure. So does the PEB certificate: in Wallonia a weak F or G rating lowers both price and demand, while a strong rating supports the price, so the energy label is a criterion in its own right, not an afterthought.
The counter-intuitive criterion is comparability itself. A beautiful home in a street where nothing similar has sold recently is harder to value confidently than an ordinary one surrounded by fresh transactions, because the comparison method needs reference points. Renovation invoices help here, turning "the owner says it is renovated" into evidence the agent can credit.
All of this is why an on-site visit beats an online estimate: most of these criteria are only visible in person. The agent then anchors them to recent comparable sales to produce a figure you can list on.
At a glance
| Criterion | Effect on value |
|---|---|
| Location (town, street) | Sets the base price level |
| Surface area and layout | More usable space, higher value |
| Condition and finishes | Renovated stock commands a premium |
| Light and outlook | Bright, quiet, well-oriented homes gain |
| PEB rating | F or G lowers value; A to C supports it |
| Comparable sales | Anchor the figure to real transactions |