How to choose the right real estate agent in Belgium

Key takeaways

• In Belgium, real estate agents must be registered with the IPI (BIV in Dutch). Checking this is the first step.

• Local market knowledge matters more than a well-known name alone.

• The highest valuation is not necessarily the best one: ask how it was built.

• A clear marketing plan, a transparent mandate and regular communication are strong signs of a professional agent.

• Meeting more than one agent and asking the same questions helps you compare objectively.

Why the choice of agent matters

Your agent is your representative throughout the sale. They advise you on the asking price, prepare the marketing, organise and filter visits, negotiate with buyers and coordinate with the notary until the deed is signed.

A good agent does more than publish a listing. They help you avoid costly mistakes, such as a price that is too high and leaves the property on the market for months, or poorly qualified buyers who withdraw late in the process.

Taking the time to choose carefully is therefore an investment in the outcome of your sale.

Check the essentials: registration and professional guarantees

In Belgium, the real estate agent profession is regulated. To practise legally, an agent must be registered with the IPI, the Professional Institute of Real Estate Agents (BIV in Dutch), which also oversees their professional conduct.

Before going further, check that:

• the agent is registered with the IPI and appears in its public register;

• their registration number is mentioned on their documents and website;

• they are covered by professional insurance;

• the mandate they propose is written, clear and complete.

To understand what the IPI does and how it protects sellers, read our article The IPI: more than a regulator.

Look for genuine local market knowledge

Real estate is a local market. Prices, buyer profiles and selling times can differ significantly from one municipality, or even one neighbourhood, to the next.

An agent with real local knowledge should be able to tell you:

• which comparable properties have recently sold nearby, and in what time frame;

• who the likely buyers for your property are;

• what currently drives demand in your area;

• which features of your property will matter most to those buyers.

Concrete answers, based on recent sales rather than general impressions, are a good indicator of genuine expertise.

Ask how they will value your property

The valuation is often where owners make their choice, and where they are most easily misled. An unrealistically high estimate can be tempting, but it may simply be a way to secure the mandate. If the asking price is too high, the property risks staying on the market for too long and eventually selling below its real value.

Rather than comparing figures alone, ask each agent how they reached their estimate: which method they used, which comparable sales they relied on, and how they took the condition and specific features of your property into account.

To understand the methods professionals use, read how a property is valued in Belgium.

Understand their marketing plan

A professional agent should be able to explain precisely how they will present and promote your property. Ask about:

• the quality of photography and visuals;

• where the property will be advertised;

• whether they have a base of active, qualified buyers;

• how visits will be organised and buyers screened;

• for premium properties, whether they can reach national and international buyers discreetly.

A good agent will also advise you on how to prepare your property for sale before it goes to market.

Clarify the mandate: exclusive or not, duration and fees

The mandate is the contract that defines your relationship with the agent. Read it carefully before signing and make sure you understand:

• whether it is exclusive (one agent) or non-exclusive (several agents);

• its duration and the conditions for ending it;

• the agent’s fee, how it is calculated and whether VAT is included;

• which services are included, such as photography, marketing, visits and follow-up with the notary.

An exclusive mandate usually allows the agent to invest more in the marketing of your property and to present it consistently to buyers. Whatever the formula, a professional agent will explain these terms clearly and answer your questions without pressure.

Assess communication and follow-up

Selling a property can take several months. During that time, regular and transparent communication makes a real difference.

Ask how often you will receive updates, what feedback you will get after visits, and who your day-to-day contact will be. Pay attention to how the agent communicates from the first meeting: responsiveness, clarity and listening are good indicators of what to expect during the sale.

Check references and track record

An agent’s experience with properties similar to yours is a strong indicator. Ask which comparable properties they have sold recently in your area and in your price segment.

Online reviews and recommendations from people you know can also help, especially when they describe the whole sales process and not only the outcome.

Questions to ask before signing

Meeting two or three agents and asking each of them the same questions is the simplest way to compare objectively:

• Are you registered with the IPI?

• Which comparable properties have you sold nearby recently?

• How did you arrive at your valuation?

• How will you market my property, and to which buyers?

• What type of mandate do you propose, for how long, and what does your fee include?

• How will you keep me informed throughout the sale?

How Engel & Völkers can help

Engel & Völkers advisors combine in-depth knowledge of their local market with the reach of an international network. They take the time to understand your project, explain how they value your property, and present a clear marketing and sales plan before you commit.

To find out more about our approach, discover how we support owners who sell with Engel & Völkers, or find an Engel & Völkers shop near you and meet a local advisor.

Preparing to sell your property?

Contact a local Engel & Völkers expert for guidance on presentation, positioning and the next steps in your selling journey.