A listing price is an invitation, an appraisal is a professional opinion for a stated purpose, and the sale price is what buyer and seller ultimately agree. They can differ. Estimate value by comparing the right properties and then use an appraiser accepted by your lender when financing requires one.
Three values to keep separate
Asking price: the seller's advertised position.
Appraised value: a documented opinion based on the property, purpose, date and valuation method.
Agreed price: the amount in the signed purchase agreement.
The government's property-tax assessment (leggerwaarde) serves a tax function and should not be treated automatically as today's market value. It does matter for transaction budgeting because the Transfer Tax Ordinance uses the purchase consideration unless that is lower than the property's roll value.
What drives a useful comparison
Compare like with like:
exact area, access, views, nuisance and proximity to services;
plot size, legal title, registered rights and survey/boundary information;
usable floor area, layout, age and permitted status of additions;
structural condition, roof, moisture, corrosion, electrical/plumbing systems and cooling;
utility connection, water storage, solar ownership/agreements and monthly association or land charges;
quality and age of renovation, not just appearance; and
for an income property, verified occupancy, lawful use, operating costs and realistic net income.
Resort, coastal and gated properties can differ from otherwise similar homes in fees, use restrictions and buyer demand. Read the governing documents before applying a premium.
A dated market snapshot, with limits
A third-party report published in February 2026 summarized 802 active listings observed in December 2025 and reported an average asking price of about €756,000, a median asking price of about €559,000 and a median of about €2,520 per square metre. The article was a submitted report based on listings, not official completed-sale data. It is useful as a dated supply snapshot, not as evidence that your property will sell at those levels.
A practical valuation workflow
Define the valuation date and purpose: buying, selling, lending, insurance or tax.
Gather current comparable listings in the same micro-location and property type.
Remove poor comparisons and document adjustments for title, plot, area, condition, view, permitted additions and recurring charges.
Inspect the property and legal/survey documents. Price identified repairs with specialists.
If financing, ask the lender which appraisers and report format it accepts before ordering.
Treat the result as a range and update it when market evidence or property facts change.
