In Belgium

Market value (valeur venale) is the estimated price a property would achieve if sold on the open market under normal conditions: a willing buyer, a willing seller, adequate marketing time, and no pressure to sell.

In Belgian practice, market value is determined by:

  • Comparable sales: analysis of recent transactions for similar properties in the same area
  • Property expert valuation: a certified expert conducts an on-site assessment and issues a formal valuation report
  • Online estimation tools: automated valuation models providing indicative estimates

How it works

Uses. Market value is required for: inheritance tax declarations, insurance coverage, mortgage lending (loan-to-value ratio), capital gain calculations, and divorce settlements.

Factors. Location, surface area, condition, EPC rating, number of bedrooms, outdoor space, parking, proximity to transport and amenities, and market trends.

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Good to know
Market value and cadastral income are fundamentally different concepts. The CI is a notional value from 1975 used for tax calculation. Market value is the current price the property would fetch on the open market. A property with a low CI can have a very high market value.

Practical example

Claire inherits an apartment in Uccle. For the inheritance declaration, a certified expert values the property at 380,000 EUR market value. The cadastral income is only 1,400 EUR — the two figures bear no relation to each other. Claire pays inheritance duties based on the 380,000 EUR market value.