How much does it cost to sell your house in Belgium? Privately or through an estate agency: a comparison of the fees

Selling a property is a major step that can seem complex and costly. One of the first questions property owners in Belgium ask themselves is: “How much will it cost me?”. Whether you choose to sell your property yourself or use an estate agency, the associated selling costs vary. In this article, we detail the costs you can expect for each option to help you make the best choice.

1. Selling your house yourself: what costs should you expect?

Selling your house yourself is, in most cases, less expensive than using an estate agency, BUT there are still costs to take into account:

• Mandatory documents and certificates: in Belgium, several documents are required to sell a house or flat, such as the energy performance certificate (PEB), the electrical installation compliance certificate and a soil assessment. These documents can cost between €350 and €700 in total. Please note that if you wish to entrust this task to your notary, you will also have to pay additional administrative fees.
• Publishing the advert : to attract buyers, you will need to publish adverts on various property websites (for example: Immoweb, Immovlan, Zimmo and Realo). Publication fees vary depending on the platform, but you can expect to spend between €40 and €110 for a standard two-month online advert.
• Personal time and effort: managing viewings, negotiations and administrative procedures takes time and energy. This cost is not financial, but it is essential to take it into consideration. You will devote many hours and a great deal of energy to it… 
• Notary fees: whether you sell by yourself or through an agency, notary fees for the deed of sale are mandatory. These are generally payable by the buyer, but the seller may incur fees for drafting the sale agreement, ranging from €300 to €500 as well as document issuance fees.

Optional: photography and property presentation costs: professional photographs and, in some cases, a home staging service can make all the difference. This can cost between 150 and €500, depending on the level of service required. To prepare properly for your photo shoot, see this article.

Note: have you decided to sell without an agency? Discover how to showcase and sell your house quickly and at the best price with our comprehensive guide to selling property !

2. Selling your house through an agency: how much does it cost?

Using an estate agency to sell your house involves additional costs, but it also offers many benefits that can justify this investment.

• Agency fees: in Belgium, estate agencies generally charge a commission on the sale of between 2% and 3% (excl. VAT) of the final sale price. This commission covers the agency’s full range of services, from valuing the property to completing the sale.
• Services included: agency fees generally include advertising, professional photographs and sometimes even home staging. The agency also handles viewings, negotiations and the management of legal documents. These services relieve you of a significant workload and often increase the chances of selling quickly at a good price.
• Access to a network of buyers: agencies often have a database of potential buyers, which can speed up the sales process. This network is a valuable asset for reaching qualified buyers.

Negotiation and expertise: estate agents are trained to negotiate in your best interests, which can result in a higher sale price than if you had handled it yourself. Their expertise also reduces the risk of errors in administrative and legal procedures.

3. Cost comparison: selling yourself vs using an agency

Here is a summary of the potential costs for each option:

• Selling Yourself :
  • Obtaining the required documents: 350 to €700
  • Advertising: 40 to €110
  • Photography and home staging: €150 to €500
  • Notary fees (sale agreement): €300 to €500
  • Estimated total : 840 to €1,810 (excluding your own time and effort)
• Selling through an Estate Agency :
  • Estate agency commission: 2% to 3% of the sale price (including advertising, administrative work, photography services, etc.)
  • Notary fees (sale agreement): €300 to €500
  • Estimated total: Depending on the sale price. For example, for a house sold for €300,000, the commission could be between €6,000 and €9,000.

4. Conclusion: which option should you choose?

The choice between selling privately or through an estate agency depends on your personal circumstances, your knowledge of the property market and, above all, your availability. Selling privately can reduce direct costs, but it requires a significant investment of time and expertise. However, it is important to bear in mind that, thanks to their experience and network, estate agencies often manage to sell properties at a higher price than private individuals. Furthermore, by using an estate agency, you benefit not only from comprehensive support and greater visibility on the market, but also from the reassurance of avoiding costly mistakes, as (good) estate agents have a thorough command of the applicable rules and procedures.

For many sellers (57%), the peace of mind and efficiency offered by an estate agency more than justify the fees. If you are unsure, please contact us for a free valuation of your property and personalised advice. Our team is here to help you make the best decision for you and your property.