For individuals wishing to sell their property themselves.

administrative procedures

1. notify tenants

You are legally obliged (in the Brussels Region) to inform your tenants by registered letter of the sale of your property.

2. Preferential right of tenants

The seller is obliged to inform the tenant (domiciled + long-term lease), mentioning the sale price. The tenant has one month to decide.

If the property is offered at a lower price than another buyer, the owner or his notary must notify the tenant, who has 7 days to exercise his preferential right.

3. PEB

Make sure you have a valid ILL certificate (10 years). If not, ask for a new ILL certificate. It is legally obligatory to mention the ILL on any publication (Immoweb ad, Facebook publication, etc.).

All you need to know about ILL in the three regions.

4. RU

Request Urban Planning Information (Renseignements Urbanistiques). In the Brussels region, you can’t publish your ad until you’ve received your commune’s RU. Your local planning department has 30 days to provide you with these documents. If you haven’t received them within the legal deadline, you can publish your ad.

5. co-ownership data

If your property is part of a condominium, documents to provide to potential buyers: deed of foundation and condominium bylaws, minutes for the last 3 years, statements of charges for the last 2 years, working capital and reserve fund amounts.

6. electrical certificate

Make sure you have the inspection certificate for the electrical installation. It is valid for 25 years. Electrical installation does not have to be compliant. If it doesn’t comply, it’s up to the purchaser to bring it into line.

7. Property withholding tax

Inform the seller of the amount of cadastral income and property tax. If you live in the Brussels region, click here to find out about your property tax.

8. Plans

Ideally, you will provide the buyer with a set of plans. You can request a copy of the plans from your local planning office.

9. flood zone

Click here to print the map with flood risks.

10. soil pollution

Check that the land on which your property is built is not polluted by clicking here.

Click here to request a soil certificate.

11. Heritage

Inform the seller about the possible classification of your property. Click here to search.

12. Pre-emption

Inform the buyer of any right of first refusal on your property. For the Brussels region, click here.

Pre-emption rights in the three regions.

13. visit file

Prepare a sales file, in digital format, to be e-mailed before the visit, or in paper format, to be sent during the visit. Enclose all important documents.


14. Measurement

Measure the living area of your property. After calculating the total net living area (floor area), add 15% to roughly estimate the gross floor area (including walls). Compare your result with that of the PEB certifier.

15. valuation

Assess the value of your property. You can help yourself by doing an appraisal on Realo or Immoweb.

16. Photos

Take beautiful photos of your property, both inside and out. Don’t forget to take a photo of the cellar and attic. Take the photos on a sunny day. Open the curtains and drapes, tidy up and turn on all the lights.

announcement and strategy

17. announcement

Write a short ad with the most important information. Focus on the positive aspects of your property. Indicate the PEB and the date of availability of the property (at the time of the deed or later).

On Immoweb, your ad will be better referenced if you add a minimum of 10 photos. Fill in as many boxes as possible to place your ad at the top of the search results.

18. strategy

What strategy should you adopt? Selling at the best price or selling as quickly as possible? Don’t hesitate to discuss this with a real estate agent.

19. real estate sign

You can easily create your real estate sign in Word, save it in pdf format and print it on

publications and tours

20. publication

We recommend publishing your ad on Immoweb and Zimmo. Also post your ad on your Facebook and Instagram profile to reach as many potential buyers as possible.

21. visits

Plan visits on days when the weather forecast calls for sunshine. Open the curtains and drapes, tidy up and turn on all the lights. Put the visitor at ease. Talk only about the positive aspects of your property and invite visitors to ask questions. Answer honestly and frankly to reassure the potential buyer.

bids and negotiations

22. offers

Use our sample template. Print it out and give a copy to enthusiasts who show an interest during the visit. Check that the offers received include all the essential elements of a sale, such as the price, the address of the property, the names and signatures of the bidders, and a validity date.

23. negotiations

The sinews of war. This is where it all comes down to it. It’s a psychological battle. Don’t be too quick to accept a lower price than the one quoted. If the amateur has submitted an offer, it means he’s interested and probably ready to put in more than he’s offering. He’s probably testing you.

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Any questions?

I'm happy to answer them, free of charge and with no obligation. François Smal