Apartment real estate expertise in Brussels

Certified expertise of your apartment in Brussels

An apartment is the most common type of property in the Brussels-Capital Region, where over 60% of the residential stock comprises co-ownership dwellings. An apartment expertise differs from an apartment appraisal in that it produces a certified and enforceable report, engaging the professional liability of the certified expert. This report is required or advisable in the context of an inheritance, a divorce, a donation, a mortgage or legal proceedings.

Our firm has an in-depth knowledge of the Brussels apartment market, its co-ownership specificities and the value-driving factors specific to each commune and district.

The specificities of Brussels apartments

Co-ownership: a central factor

Almost all Brussels apartments fall under the regime of compulsory co-ownership (Act of 30 June 1994, amended by the Act of 2 June 2010 and the Act of 18 June 2018). The valuation of an apartment cannot be limited to the private lot: it must incorporate the condition and management of the common parts, which directly influence value.

The expert analyses:

• The condition of the building: Facade, roof, stairwell, lift, common installations (boiler room, intercom).
• The reserve fund: Since the 2010 reform, every co-ownership must maintain a reserve fund. An insufficient fund signals future works chargeable to co-owners.
• General meeting minutes: These reveal voted works, ongoing disputes, arrears and the dynamics of the co-ownership.
• The co-ownership regulations and base deed: Restrictions on use, allocation of shares, internal easements.

Apartment typologies

The Brussels market offers a wide variety of typologies, each with its own valuation criteria:

• Studios and bedsits: Compact units (18–40 m²), often intended for buy-to-let investment (students, young professionals). Rental yield is a determining factor of value.
• Classic apartments (1 to 3 bedrooms): The heart of the market. Natural light, orientation, floor level, the presence of a balcony or terrace, and number of bedrooms are the key criteria.
• Duplexes and triplexes: Offer a house-like lifestyle in an urban setting. The articulation of levels and the internal staircase are points to note.
• Penthouses: Top floor with panoramic terrace. Premium segment with prices per square metre significantly above the building average.
• Ground-floor units with garden: Popular with families, though garden-level units suffer a discount related to noise, security and natural light, offset by the exclusive use of the garden.

Specific value-driving factors

Beyond the usual criteria (area, condition, location), the value of a Brussels apartment is influenced by:

• EPC rating: Energy performance has become a major criterion. An apartment rated A or B commands a premium of 5% to 15% over an equivalent property rated E or F.
• Parking space: A covered parking space is worth between 20,000 and 50,000 EUR depending on the commune, and is a decisive advantage in areas where parking is problematic.
• Cellar: The presence of a cellar is almost universal in older buildings but rarer in recent constructions.
• Nuisances: Road noise, overlooking, proximity to commercial activity or a building site.

Content of the valuation report

• Description of the private lot: Composition, surfaces (NBN standard), finishes, installations, orientation, natural light.
• Co-ownership analysis: Condition of common parts, reserve fund, charges, planned works.
• Market analysis: Comparable transactions in the building and the district, price per square metre by floor and orientation.
• Reasoned fair market value: With detail of the comparable transactions retained, the adjustments applied and the method used.

How the mission works

1. Contact: Description of the property, context, quote within 24 hours.
2. Inspection: Inspection of the lot and accessible common parts (30 minutes to 1 hour 30).
3. Analysis: Research and calculations (3 to 5 days).
4. Report: Delivered within 5 to 10 working days.

For an indicative estimate without a formal report, consult our Brussels apartment appraisal or the guide Value of an apartment in Brussels. Find all our expertises, our fees or book an appointment.