Are you looking to sell your apartment or house in Belgium? Preparing the property matters just as much as presenting the listing. A well-supported price, accurate photos and clear documentation help buyers assess the property and move forward with less uncertainty.

Here are the steps to prepare an existing property for sale, from the initial checks to handing over the keys. The documents to gather depend in particular on the Region, the building and its legal situation.

1. Prepare the documentation before looking for a buyer

Contact your notary early to draw up the list of required documents and decide who will request them. Waiting until you receive an offer to discover that information is missing can complicate the next steps. Gather your purchase deed, available plans and documents relating to building work.

Mention any specific circumstances: multiple owners, inheritance, a mortgage, an easement, a rented property or alterations carried out. The notary can identify the checks relevant to your situation.

Item to prepareWhat is it for?
PEB or EPCProvide information on energy performance and include the required details in the listing.
Electrical inspection reportPresent the inspection results for the installation and any instances of non-compliance.
Planning informationCheck the property's situation and applicable permissions.
Post-intervention filePass on technical information about the relevant works, where required.
Soil information and regional certificatesComplete the documentation according to the property's location and characteristics.
Co-ownership or rental documentsProvide information on charges, collective decisions or occupancy of the property.

This list is a starting point, not a universal set of documents. The guide Selling a property on notaire.be outlines the main formalities. Ask your notary to confirm the documents needed and when they are required.

2. Check regional requirements

The energy certificate and advertising

For a standard sale of an existing property, prepare the energy certificate before publishing the listing and include the required details. Do not invent an energy rating based on your heating bills.

In Flanders: asbestos, soil and energy renovation

When selling a property in a building constructed before 2001, an asbestattest is required under regional conditions and must be provided to the buyer at the preliminary sale agreement stage. For an apartment, also check the situation regarding the common areas. Consult the official page Asbestattest.

The bodemattest provides information on the soil data known to OVAM. It is required before an agreement to transfer land is concluded: coordinate the request with your notary to avoid duplication. The procedure is available on the OVAM website.

The sale of certain properties with an EPC rating of E or F triggers a renovation obligation for the new owner, generally to achieve at least a D rating within six years. This obligation must also be mentioned in advertising where it applies to the property. Check the conditions and exceptions on Vlaanderen.be. Do not describe a property as “needing no work” if such an obligation applies.

3. For an apartment, look beyond the private rooms

A buyer also assesses the building: roof, façade, lift, communal heating and planned works. Ask the property manager for the information to be passed on, and have the notary specify what is needed for the sale.

In particular, prepare details of charges, information on reserve and working capital funds, general meeting minutes and decisions on building work. The information on co-ownership on notaire.be explains which documents to consult.

In your listing, distinguish between what belongs to the unit and what forms part of the common areas. An accessible garden, a cellar or a parking space may not all be included on the same basis: check the title deeds before describing them as private.

4. If the property is rented, plan ahead for the tenant’s situation

An occupied property cannot be presented as immediately vacant. Gather the lease, the inventory of condition and relevant rental information. Have the tenant's rights and the conditions of availability checked before announcing a date for handing over the keys.

In Brussels, the sale of a rented property may be subject to the tenant’s preferential right to purchase, with conditions and exceptions. Check the procedure before concluding the sale, using the Region’s official information and with your notary.

Agree on viewings and photography with the occupant. Respect their privacy and avoid publishing images of their personal belongings or documents.

5. Improve the presentation without hiding the true condition

Start with a simple inspection: signs of damp, a leak, a stuck shutter, a door that does not close properly or damaged finishes. Repair what can reasonably be repaired and seek a diagnosis if the cause of a problem is unknown.

Next, clean the windows, floors, kitchen and bathrooms. Clear clutter from passageways and worktops. For a house, also tidy the entrance and outdoor areas. A few targeted improvements can make viewings more pleasant without embarking on a full renovation.

Before making a major outlay, compare several quotes and seek advice on whether it is worthwhile for the sale. You can also sell a property in need of renovation by clearly describing its condition. A well-presented property must still be represented accurately. Do not conceal water ingress or other known problems with a simple cosmetic touch-up.

6. Set a price based on relevant comparisons

Compare genuinely similar houses or apartments: neighbourhood, floor area, number of bedrooms, condition, energy performance and outdoor spaces. For an apartment, also include the floor, lift, charges and co-ownership building work in the comparison.

Advertised amounts are asking prices, not evidence of completed sale prices. For an unusual property or a market that is difficult to compare, a professional valuation can provide a useful reference point.

  • Note verifiable strengths and known work needed.
  • Distinguish between living area, land, cellar and garage; specify the measurement method if necessary.
  • Set your asking price and your room for negotiation.
  • Support your arguments with documents rather than promises.

Avoid basing the price solely on the amount you need for your next purchase. Prospective buyers first compare the property's features with their overall budget.

7. Create useful photos and a listing

Take photos in daylight. Show all the rooms, the façade and the outdoor areas included. A clear view of the living room or house can serve as the first photo. A readable floor plan helps buyers understand the layout, provided it accurately represents the property.

Avoid excessive filters and framing that artificially makes spaces look larger. For your own listing, use images of the property actually being sold. An illustrative photo, such as the cover image of this article, must not replace photos of the property.

Information to include in the text

  • Property type, municipality, neighbourhood and asking price.
  • Verified floor area, bedrooms and room layout.
  • Heating, energy performance and required legal information.
  • Terrace, garden, cellar, garage or parking space actually included.
  • Condition of the property, documented renovations and known work needed.
  • Current occupancy and availability, subject to the conditions of sale.
  • Viewing arrangements and contact details.

Once the information and photos are ready, you can list your apartment or house for sale on OnLa.be. Present what makes the property appealing and what the buyer needs to know: this makes it easier for them to decide whether to arrange a viewing.

Read through the listing on a phone. Is the price visible? Are the rooms easy to understand? Is it clear which ancillary spaces are included? Correct the details before publishing.

8. Prepare for viewings and assess offers

Prepare a property information sheet and the documents prospective buyers will be able to consult. During the viewing, explain the equipment, work carried out and areas still needing improvement. If you do not know an answer, check it before stating it as fact.

When comparing offers, also consider the conditions, timescales, proposed financing and desired availability date. The highest amount is not the only factor to discuss.

An accepted offer may already bind the parties. Do not assume that everything remains without consequences until the notarial deed is signed. Have your notary review the wording, conditions precedent and your response before committing yourself.

The explanations from notaire.be on the preliminary sale agreement show why this stage is crucial. Also have arrangements put in place for any guarantee payment; notaries recommend the notary’s protected client account.

9. Arrange the handover of keys

Agree with the notary and buyer on the transfer date, any continued occupancy and payment arrangements. If an early handover of keys is being considered, have the conditions set out in writing before agreeing to it.

Prepare the keys and remote controls, equipment manuals, meter readings and documents to hand over. Check which furniture or appliances will remain in the property and make sure this matches the signed agreements.

Your checklist before listing the property

  • The property's situation and documentation have been reviewed with the notary.
  • The required certificates and advertising details are ready.
  • Co-ownership or rental information has been gathered where necessary.
  • The property is clean and its known defects are described honestly.
  • The price is based on relevant comparisons.
  • The advertised photos, floor areas and equipment accurately reflect the property.
  • Viewings and the handling of offers are organised.

You now have a solid basis for presenting the property and receiving viewing requests. If you choose to publish on OnLa.be, use this documentation in your listing: accurate information helps buyers move from searching to making a useful first enquiry.

Information checked on 8 October 2026 against the official and notarial sources cited. Requirements vary depending on the Region, the building and its legal situation; ask your notary to confirm the procedures specific to your sale.