Deal analysis
Know what to offer before you visit.
Open any listing and see what similar homes ask, where to start negotiating, what it costs you each month and what to check first.
€379,000 asking
3-bed house · Antwerp · 140 m² · EPC D
Our read
Worth pursuing — negotiate first
- 3% above similar homes
- Cut once
- Online for a while
- 38 similar homes for sale
- Opening offer
- €352,000
- Likely agreement
- €362,000
- Market value
- €368,000
- Walk-away ceiling
- €381,000
Price and offer
Four numbers for the negotiation
Where to open, where you will probably meet, what similar homes suggest it is worth, and the point where you walk away. Each figure shows what it rests on and how sure we are.
Asking-price benchmark, not a property valuation. Based on comparable homes advertised for sale. Actual sale prices and the features of a particular home may differ.
Comparable homes
Measured against the homes around it
The value comes from similar homes for sale nearby: same type, similar size, from every portal we read, duplicates removed. You see each one.
Your budget
What it costs every month
Type in your own money, rate and income, and every figure follows: the mortgage, the running costs, registration duty and notary fees, and the share of your income it takes.
Counts the mortgage repayment only, as Belgian lenders do.
Your offer
€1,890a month, all-in
- Mortgage · €324,000 borrowed€1,570
- Insurance and property tax€169
- Maintenance reserve€151
- Cash on signing€51,240
33% of a €4,800 net income · ComfortableComfortable, to 33%
Check before you offer
What we saw, and what to ask
Energy efficiency (EPC D)
- What we observed
- This listing publishes EPC D.
- What it changes
- Renovation and running costs sit outside the monthly figure above, so your true cost is higher than the total shown.
- What to verify
- Ask for the full EPC certificate and the last two years of energy bills before you make an offer.
Long time on market
- What we observed
- Listed for 74 days against a city median of 43.
- What it changes
- This is the main reason the opening offer sits below the asking price — it is a seller-position signal, not a valuation one.
- What to verify
- Ask the agent whether the price has moved and whether any offer has fallen through.
Value is asking-based
- What we observed
- Every comparable we hold is a listing that is still for sale, not a completed sale.
- What it changes
- Asking prices sit above sold prices in most Belgian markets, so the value range is likely optimistic.
- What to verify
- Your notary can consult registered sale prices for the street before you commit.
FAQ
About the analysis
Is this a valuation?
No. It is an asking-price benchmark built from similar homes for sale. A notary or a surveyor can tell you what homes actually sold for.
Where do the numbers come from?
From the listing itself and from comparable homes on Immoweb, Immovlan, Zimmo, ERA, Century 21, and Immoscoop. Each figure shows what it rests on and how confident we are.
Can I change the budget figures?
Yes. Your own money, rate, term, income and offer are yours to set, and every figure follows.
Before you offer
Found a home you like? Check it first.
See its value range, the sales nearby, the monthly cost and what to ask the agent, before you visit.