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our 18-step working method
All the essential administrative steps for selling your property. Everything we do to get people talking about your property and make it as attractive as possible.
1. Taking measurements
Essential for writing an accurate listing and calculating the correct value of your property.
2. Valuation
An objective valuation at the right price, along with a market competitor analysis, is essential for defining the right strategy. The valuation is free and carries no obligation for the owner.
3. Contract
Signing a contract. In addition to being an ethical obligation, the contract protects and informs the consumer.
4. Ordering legal documents
In Brussels, you must have these two documents before publishing the listing:
- PEB Certificate. It is legally required to mention the PEB rating on any publication (Immoweb listing, Facebook post, etc.). Learn all about the PEB in the three regions.
- Urban Planning Information (for sales and rentals exceeding 9 years).
5. Administrative procedures for sales
- If the property is rented, the seller has a legal obligation to notify the tenant by registered letter that the property is up for sale.
- Right of pre-emption: The seller is required to inform the tenant (who is registered at the address and has a long-term lease) of the sale price. The tenant has one month to respond. If the property is offered to another buyer at a lower price, the owner or their notary must notify the tenant, who will then have 7 days to exercise their right of pre-emption.
- If the property is part of a co-ownership: Requesting information from the building manager. They have 2 weeks to respond. They must provide: the deed of base and co-ownership regulations, minutes from the last 3 general meetings, expense statements from the last 2 years, and the amounts in the working capital and reserve funds.
- Requesting the soil certificate. Processing time is 2 weeks. This saves the notary 2 weeks when drafting the preliminary sales agreement.
- Electrical certificate. Valid for 25 years. The electrical installation does not strictly have to be compliant. If it is not compliant, the buyer will be responsible for bringing it up to standard.
- Other checks: flood risk, right of pre-emption, cadastral plan, cadastral matrix, asbestos certificate (Flanders), heritage (listed property or included in the heritage inventory), plans from the latest urban planning permit.
7. Viewing file
A complete digital viewing file sent by email before the visit. A well-informed buyer or tenant cannot claim a price reduction due to unpleasant surprises after their offer or application has been accepted.
8. Great photos!
This is fundamental, because in 2026 it is essential to publish real estate listings on social media with professional-quality photos to stand out from the competition. Here are a few examples of photos that have featured in our listings.
8. A 360° virtual tour!
- Essential to boost your listing to the top of the search results on Immoweb.
- A must-have for letting people living abroad tour your property.
- Ideal for avoiding unnecessary visits while the property is still occupied.
Click the "play" button to explore the virtual tour. The virtual tour offers several viewing modes:
- Exploration. Experience the property as if you were actually there. Use your keyboard arrows or mouse to move around.
- Floor plan. Click the "floor plan" icon at the bottom right.
- 3D Model (axonometric view).
- Click the "ruler" icon to take measurements.
9. Virtual home staging
We "furnish" empty spaces to make the listing more appealing. This service is included in our fees. All photos and videos used on our website are produced by us.
10. Videos
The "classic" video provides an objective overview of the property. The AI video gives potential buyers an idea of what the property could look like after renovation. It is a powerful tool to showcase the property's potential.
Classic immersive video
Video created using artificial intelligence
11. Artificial intelligence
We make the most of what artificial intelligence has to offer. Using the AI video, we can extract "unfurnished" and "after renovation" photos of the property.
12. Real home staging (if needed)
We give you advice on how to make your property as appealing as possible. By freshening it up, you can rent or sell it for a higher price. Home staging is often cheaper than you might think. We provide you with our trusted list of tradespeople (gardeners, painters, flooring specialists, etc.) to call upon.
13. Listing
A short trilingual FR/NL/EN listing featuring the most important information. We highlight the positive aspects of the property.
On Immoweb, we provide as much information as possible along with a minimum of 10 photos. This places our listing at the top of search results.
14. Multi-channel marketing
We publish our listings across multiple platforms to maximize visibility and generate interest from as many potential buyers as possible. Immoweb, Facebook, and Instagram.
15. Strategy
What strategy should you adopt? Sell at the best price or sell as quickly as possible? Together we weigh the pros and cons, but the final decision always rests with the owner.
16. Individual 30-minute viewings
The way a viewing is conducted will greatly influence potential buyers. You will win their trust if you follow these 7 points:
- We take 30 minutes to show potential buyers around the property. This gives interested parties time to ask questions without feeling pressured. It is important to answer all their questions to put them at ease. We never conduct group viewings.
- Maintain an honest approach. Selling is all about trust.
- Provide as much information as possible. Relevant and complete details. Each candidate receives a link to the viewing file, shared via OneDrive, to help them prepare thoroughly for their visit.
- After the viewing, we remain available to answer questions from anyone interested in the property.
- If a prospective buyer shows genuine interest, we offer them a second 45-minute viewing on Saturday.
- Our legal and technical expertise allows us to answer all questions and reassure the buyer.
- Where applicable, we help potential buyers complete their offer and advise them on the steps to follow if the owner accepts.
17. Offers & negotiations
We ask interested parties to make an offer based on our standard template. We verify that the offer includes all essential elements of a sale, such as the price, the property address, the names and signatures of the bidders, and an expiry date.
Negotiation is where it all happens. This is the crucial battleground. It is a psychological game. Do not accept a price lower than the asking price too quickly. If a prospective buyer has made an offer, it means they are interested and probably willing to pay more than their initial bid. They may well be testing you.
18. Code of ethics & insurance
We strictly adhere to the code of ethics of the BIV (Professional Institute of Real Estate Agents), and in particular the duty of confidentiality. View the code of ethics.
We are insured through AXA insurance. Policy number 730.390.160.