Reality check: asking price versus reality in Belgium

The biggest gap still sits above the model range

In our aggregated snapshot of 284 completed reports (snapshot date 2026-04-07), we could compare the asking price with a model range in 177 cases. The result is a strong reality check:

• 51.4% sat above the model range.
• 18.1% sat inside the model range.
• 30.5% sat below the model range.
• Where an overpricing signal was available, the average gap was 14.5%.

What this does and does not say

• This is an aggregated product snapshot, not an official national statistic.
• We publish no individual report or address data.
• The gap mostly shows that many owners and sellers start from ambition, not from the most defensible market range.

Why this angle resonates

Many people still benchmark their home against portal asking prices. That is understandable, but weak. Once you add municipality context, property traits, EPC and negotiation room, the picture gets much more realistic.

Want your own reality check?

Use the home value estimate for your own home or run an estimate on a specific property. If you want the local market context first, start with property prices by municipality.

Also read how reliable is an online estimate? and is now the right time to sell?. Examples: Antwerp and Ghent.