Tips for Selling a Property Quickly in Belgium

Published on January 17, 2026 and written by Cyril Jarnias

Sell fast, without slashing the price, in a country where prices keep rising but buyers are increasingly demanding: that’s the entire challenge of a successful sale in Belgium. The market remains broadly favorable, but the difference between a property that sells in two weeks and another that lingers for six months hinges on a few key decisions: price, presentation, sales strategy, quality of the documentation, and choice of channels.

Understanding the Belgian market to sell fast

Even before setting the price or repainting a wall, it is essential to understand what type of market you are selling in. In Belgium, recent figures show a resilient but varied market depending on the region, type of property, and its energy performance level.

Prices continue to rise, which is an advantage for sellers. The national house price index increased by nearly 3.6% year-on-year in the third quarter of 2024, with an increase of about 3.2% for existing homes and over 5% for new builds. In 2025, the average price of a house is around €346,000 to €355,000, and that of an apartment is approximately €271,000.

Here is a simplified overview of the median prices observed in the three regions (2024 data, median prices by property type):

Region	4-Facade House (median)	2/3-Facade House (median)	Apartment (median)
Brussels-Capital	~€1,020,250	~€505,000	~€267,000
Flanders	~€419,900	~€305,000	~€250,000
Wallonia	~€310,000	~€185,000	~€182,000

In major cities (Brussels, Antwerp, Ghent), the market is very tight in certain segments. Well-located, energy-efficient, and correctly priced apartments sometimes find buyers in two to three weeks. Conversely, properties with poor energy performance, in poor condition, or overpriced can remain on the market for several months.

The average selling times are distributed as follows:

Property type / situation	Typical time to sell
Well-located property, < €400,000, good EPC	2 to 3 weeks
Adequate property in the city, well-priced	1 to 2 months
Property needing renovation or less sought-after location	8 to 12 weeks
Rural area / slow-moving market	3 to 6 months

The key, therefore, to selling quickly is to position your property in the “stands out” segment: price consistent with the market, complete documentation, impeccable presentation, and maximum visibility.

Setting the right price from the start

In the Belgian context, the asking price is by far the most decisive variable for the speed of sale. A property overvalued by 10 to 15% risks staying on the market for six months and, paradoxically, ultimately selling for less than a property listed at the “right price” from the outset.

Why a good price saves time

Belgian buyers have access to a multitude of data: listing sites like Immoweb or Zimmo, Statbel statistics, mortgage simulators, advice from notaries and banks. Too much deviation from comparable sales in your neighborhood immediately triggers warning signals.

Several effects slow down the sale when the price is too high:

– fewer viewings from the moment it’s listed online;

– visible price reduction history on the portals, which weakens your negotiating power;

– suspicion of a hidden problem (“Why doesn’t anyone want it?”).

How to define a credible market price

To sell fast, the most effective method combines three approaches:

1. Analysis of comparable sales
This involves comparing your property to other properties sold recently, of similar size, type, and condition, in the same municipality (or neighborhood for Brussels). Notaries have access to actual sales prices, but aggregated data exists per municipality and property type.

2. Analysis of price per square meter
Price per m² provides a simple comparison base. For example, nationally, apartments trade around €3,091/m² on average, compared to about €2,076/m² for houses, with strong variations depending on region and city.

A high-performing EPC (A or B) can justify up to 20% additional value compared to a similar, very energy-inefficient property, especially since new regulations impose heavy renovations for poor scores.

Positioning well within your segment

To speed up the sale, it is generally advised to position the property:

– in the median range if your property is “standard” for the neighborhood;

– in the upper third if it has real assets (recent renovation, very good EPC, outdoor space, view…);

– slightly below the heart of the market if you prioritize speed or if the property has structural drawbacks (poor orientation, nuisances, major work required).

The “psychological price” also plays a role: listing at €395,000 rather than €400,000, or €795,000 rather than €800,000, places the property in more filtered searches and seems less “blocking” for a buyer.

Preparing the property: home staging and small renovations

A neglected property can lose 5 to 15% of its perceived value and stay on the market much longer. Conversely, a clean, neutral, and well-presented property immediately stands out in listing ads and during viewings.

Studies cited by real estate staging professionals show spectacular effects:

– up to 8 times faster than a non-staged property;

– selling time reduced from 90 to 30 days on average in some cases;

– selling price can be up to 10% higher;

– estimated return on investment between 3% and 8% for a budget representing 0.5% to 3% of the sale price.

The priorities of effective home staging

The goal is not to turn your property into a decorative showroom, but to make it:

– neutral (to appeal to the greatest number);

– bright (visually larger and warmer);

– readable (each room should have a clear function);

– reassuring (no glaring defects or major visible work).

The actions with quick impact and moderate cost are as follows:

A few decorative touches (cushions, throws, rugs, green plants, bouquets, simple artwork) are enough to create a warm atmosphere without overloading.

Should you do work before selling?

In Belgium, renovation before sale is a common practice, as it can increase the value by 10 to 20%, or even more for a major energy renovation (up to 25% more). But not all work has the same return on investment.

– elements that reassure the buyer and reduce their room for negotiation: roof in good condition, compliant electrics, absence of major leaks or dampness;

– “heart-winning” items at a controlled cost: refreshing kitchen and bathroom, replacing a damaged countertop, changing faucets, updating light fixtures;

– energy improvements visible on the EPC: additional insulation, replacing window frames, installing a more efficient boiler.

Here is an overview of the value gains generally observed in Belgium by type of work:

Type of work	Potential impact on property value
Complete energy renovation	+20% to +25%
Extension (living space)	+60% to 100% of work cost
Refitted kitchen or bathroom	Up to 50% of work cost
Targeted interior renovations	+5% to +15%
Home staging (without major work)	+3% to +10% (mainly via speed)

The key is not to invest more than what the local market can value. In some rural Walloon areas, buyers will sometimes prefer a lower price and do the work themselves, whereas in large cities, “turnkey” properties sell much faster and for more.

Compiling a complete file from the start

In Belgium, the slowness of a sale is often less due to a lack of buyers than to administrative delays. To sell quickly, it is crucial to anticipate all mandatory documents. An incomplete file can block a preliminary contract or delay the deed signing.

The main documents to prepare are:

– title deed (notarial deed);

– energy performance certificate (PEB/EPC), mandatory and to be displayed in any ad;

– electrical installation inspection report;

– urban planning information (municipal certificate);

– soil certificate (OVAM in Flanders, Bruxelles Environnement/IBGE in Brussels, BDES in Wallonia);

– asbestos certificate in Flanders for buildings built before 2001;

– oil tank certificate, if applicable;

– subsequent intervention file (DIU/PID) if work has been carried out since 2001;

– for a condominium: founding act, condominium rules, minutes of the last three general meetings, charge breakdown;

– for a rented property: lease, inspection report, proof of rental deposit.

Preparing these documents in advance has several advantages: immediately reassuring serious buyers, enabling quick drafting of the preliminary contract, and avoiding losing several weeks waiting for certificates.

The costs of these certificates remain reasonable considering what’s at stake:

Document / certificate	Approximate cost
PEB / EPC	~€150 to €250
Electrical inspection	~€225
Soil certificate	~€64 to €257 depending on region and case
Asbestos certificate (Flanders)	~€200 to €400
Oil tank inspection	~€125 to €175

Having a perfectly organized file is a real sales accelerator: a reassured buyer is more inclined to make a quick offer and accept a preliminary contract within a short timeframe.

Choosing the right sales strategy

To sell fast, it’s not enough to post an ad on a portal. It’s about combining the right channels and the right method: traditional private sale, public auction, online sale via notary, with or without an agency.

Agency or private sale?

Using an agent is not mandatory in Belgium but can prove worthwhile, especially in complex urban markets like Brussels or Antwerp. Agencies like ERA, CENTURY 21 Benelux, TREVI, Engel & Völkers, Sotheby’s International Realty, BARNES, or more local networks have:

– databases of waiting buyers;

– precise market statistics by neighborhood;

– marketing resources (professional photos, virtual tours, multi-platform distribution);

– trained negotiators.

For a quick sale, a good agency:

– sets a realistic market listing price;

– prepares very careful photos and description;

– launches the property in a “campaign” (info to buyers in database, open house day, etc.);

– filters viewings to keep only serious profiles (credible financing, compatible timing);

– manages offers in a structured manner, sometimes with a submission deadline similar to a mini-tender.

Selling via major online portals

An overwhelming share of property searches in Belgium is done online today. To reach the maximum number of buyers quickly, a presence on the main portals is essential. Immoweb largely dominates the market, followed by Zimmo, Immoscoop, Immovlan, Realo, or Biddit for online notarial sales.

Here is an overview of the traffic for some major sites:

Site	Approximate monthly visits	Main feature
Immoweb.be	~8.3 million	Belgian market leader
Zimmo.be	~2.1 million	Street view photos, school filter
Immoscoop.be	High data (top 5)	Flanders-focused
Immovlan.be	Top 5 nationally	Platform open to private individuals
Realo.be	~800,000	Market info, online valuation
Biddit.be	Strong targeted traffic	Online notarial public sales

An effective strategy to sell fast consists of:

– posting your listing on at least one major generalist portal (Immoweb);

– supplementing with one or two complementary portals (Zimmo, Immovlan, Immoscoop depending on region);

– using featured listing options (“premium” ad) at least during the first weeks.

Public auctions and online sales via notary

For certain property profiles (investment, inheritance, atypical properties), a public auction or online sale via Biddit.be can be considered. These sales, organized by a notary, have the advantage of transparency and a clear schedule, but:

– often attract a narrower audience;

– don’t always allow reaching the same price level as a well-managed private sale campaign.

On the other hand, if the absolute priority is speed and legal security (for example, for a contentious joint ownership), a public auction can be a relevant tool.

Perfecting the listing and photos to trigger viewings

In a market where the majority of buyers browse dozens of listings on their smartphone, the first impression is made in a few seconds. A mediocre listing, even for a good property, can kill the sales momentum.

Professional photos: an obvious accelerator

High-performing agencies today rely on tools like Nodalview to produce:

– high-quality HDR photos;

– 360° virtual tours;

– presentation videos.

These materials significantly increase the click-through rate and time spent on the listing, and therefore viewing requests. For a private individual, hiring a real estate photographer costs a few hundred euros but can save several weeks of marketing and sometimes a few thousand euros on the final price.

Keys to good photos:

Clear, precise, and value-oriented text

The description must be factual, complete, and highlight concrete assets:

– location: proximity to transport, schools, shops, green spaces;

– energy performance: clear mention of the EPC and recent work (insulation, boiler, solar panels);

– layout: number of bedrooms, bathrooms, presence of a study, cellar, convertible attic;

– outdoors: garden, terrace, balcony, orientation;

– fees and taxes: approximate level of property tax, reasonable condominium fees.

Avoid empty superlatives (“magnificent”, “unique”) without proof. Instead, provide quantified information (exact surface area, year of construction or renovation, estimated energy costs, potential rental yield if the target buyer is an investor).

Organizing viewings to create the “spark”

During a viewing, buyers make their first emotional decisions within the first 90 seconds. The goal is to spark a love at first sight while conveying a “sound” property that is easy to take over.

Preparing the house for each viewing

A few simple reflexes speed up the purchase decision:

– air out before visitors arrive, eliminate cooking or tobacco smells;

– heat or cool the house to a pleasant temperature;

– open all shutters/blinds and turn on lights in darker rooms;

– ensure nothing blocks circulation (clear hallways, no piled-up shoes at the entrance);

– tidy up countertops, children’s toys, visible dishes.

The idea is not to hide defects, but to show the maximum potential of the space. A clean and orderly house, even a modest one, reassures and sells faster.

Real estate advice

Flexibility and appointment management

The speed of sale also depends on your ability to welcome buyers at suitable times: end of the day, Saturday, possibly Sunday. The more flexible you are, the more you maximize viewings in the “freshness window” of the first weeks online, when the property is most visible.

Some agencies organize open house days (ERA claims, for example, to sell about one in three properties participating in its “Open House Day”). This type of event concentrates demand and creates a form of scarcity, favorable to a quick sale.

Managing offers and negotiation without wasting time

In Belgium, any accepted offer legally binds the parties. This is an essential point to keep in mind so as not to slow down the sale due to excessive improvisation.

Understanding the legal framework for offers

An offer can be made:

– by email;

– by letter;

– by SMS;

– even verbally (although not recommended).

As soon as you accept a written offer, both parties are bound. Unilaterally withdrawing can lead to claims for damages (often around 10% of the price).

To secure the transaction and avoid endless back-and-forth:

Not focusing solely on price

To sell fast, it is useful to evaluate offers on several criteria:

– amount proposed;

– timeline for signing the preliminary contract and the deed;

– suspensive conditions (obtaining a loan, prior sale of another property);

– seriousness of the file (personal contribution, buyer’s type of employment, notary’s experience).

A slightly lower offer but with solid financing and a short timeline can be more interesting than a higher but very conditional proposal or one with an uncertain chain of sales.

The preliminary sales agreement: the pivot of speed

The preliminary contract (or promise to sell) formalizes the agreement. It should, in principle, be followed by the signing of the authentic deed within a maximum period of four months. The faster it is signed, the more secure the sale is.

– transmit all your documents to your notary from the start;

– ask the buyer to also choose a notary quickly (the fees are their responsibility, and the two notaries share the fees without extra cost);

– set a realistic but firm signing schedule.

Once the preliminary contract is signed and the down payment (often 10%) is made, the risk of the sale falling through decreases significantly, except for non-obtainment of the loan or discovery of serious undisclosed defects.

Anticipating tax aspects to avoid bad surprises

Another factor that can slow down a sale is the late discovery of a significant tax impact, particularly for second homes, rental properties, or “quick buy-sell” operations.

Property capital gains: when are they taxed?

In Belgium:

– the sale of a primary residence is generally exempt from capital gains tax if you lived there for at least 12 months;

– the sale of a second property (secondary residence or investment property) within five years of purchase can be taxed at about 16.5% of the capital gain, plus local surcharges;

– the resale of land within eight years can be taxed at an even higher rate.

Anticipation is key: an early meeting with a tax advisor or the SPF Finances (via the website or a local office) will prevent bad surprises that could block the transaction or lead to last-minute renegotiations.

Special cases: non-residents and international transfers

For non-resident sellers or those wishing to repatriate the sale proceeds abroad, other factors can slow down the process.

Non-residents are subject to: taxation on income from French sources and declaration of their income if they are taxable in France.

The transfer of funds abroad is also regulated. Banks require presentation of the notarial deed and may apply high fees and unfavorable exchange rates. Specialized players like Wise (formerly TransferWise) operate in this segment, with transparent fees and use of the interbank market exchange rate, which can represent significant savings on an amount of several hundred thousand euros.

Adapting your strategy to the region and property type

The speed of sale is not the same in Brussels, in a Walloon village, or in a coastal town. The profile of buyers, their expectations, and the level of market tightness vary greatly.

Brussels and major Flemish cities: speed and demands

In urban centers like Brussels, Antwerp, or Ghent:

– demand is strong, especially for apartments and small, well-located houses;

– rental vacancy is low (rate below 5% in some neighborhoods), which attracts many investors;

– energy performance and proximity to public transport play a major role.

In these markets:

For a Brussels property or in a major Flemish city, the priority is therefore:

– a price finely tuned to the latest transactions;

– a well-prepared EPC or, at minimum, a clear estimate of planned work;

– high-quality marketing (photos, virtual tours, wide distribution).

Wallonia and less tight markets: reassuring and targeting

In many Walloon municipalities, especially rural or post-industrial ones:

– demand is more limited;

– selling times are naturally longer;

– some price segments have seen stagnation or even a slight decline.

Here, to sell fast, it is crucial:

– not to overestimate the property relative to the local purchasing power;

– to present an impeccable technical file (urban planning, soil, electrics) to reassure;

– to highlight strong points: garden, space, peaceful surroundings, renovation potential.

As buyers are often families or households looking for a primary residence, the narrative should focus more on quality of life, schools, shops, than on rental yield.

Summary: the method for selling quickly in Belgium

Selling a property quickly in Belgium is not a matter of luck, but of method. By combining market insights and available tools, the roadmap can be summarized as follows:

1. Study the local market in detail
Understand prices and timeframes in your municipality, by property type, taking into account the differences between Brussels, Flanders, and Wallonia.

2. Set a realistic market listing price
Neither “dream price” nor fire sale: a price aligned with references, adjusted for your property’s assets and defects, is the best sales accelerator.

4. Compile a complete technical file in advance
EPC certificates, electrics, soil, urban planning, asbestos, condominium: any administrative delay translates into lost weeks.

5. Choose an adapted distribution strategy
Classic agency, fixed-fee agency, private sale, public auction, or Biddit: the right channel depends on the property type, region, and your priorities (price vs speed).

6. Maximize listing quality
Professional photos, precise text, multi-platform distribution (Immoweb, Zimmo, Immovlan, etc.) and possibly paid featuring during the first weeks.

8. Manage offers with rigor and responsiveness
Require written offers, verify financing, arbitrate between price and file solidity, involve the notary early in the process.

9. Anticipate taxation and, if applicable, international transfers
It’s better to clarify tax consequences and fund transfer modalities before signing than after.

By following this structured approach, you maximize your chances of placing your property in the fast-sale category, without unnecessarily sacrificing price. In a Belgian market expected to remain supported but increasingly demanding, preparation, precision, and transparency are your best allies to sell fast and well.