What is my house worth?

• WOZ value: set by the municipality for taxes. It uses a reference date one year earlier, so the 2026 WOZ value reflects 1 January 2025. In a rising market it lags behind.
• Market value: what a buyer would likely pay today. This is what matters when you sell. An agent estimates it with a valuation.
• Appraisal value: market value recorded by a certified appraiser in an official report, used by banks for your mortgage.

In short: WOZ is for tax, market value is for selling, appraisal value is for the bank.

• Comparable sales: what similar homes nearby actually sold for recently. The most important basis.
• Location: street, view, distance to the centre, schools, shops and public transport.
• Type and size: detached, corner house or apartment; living area, plot and garden.
• Energy label: an efficient home is more attractive to buyers.
• Maintenance and condition: a new kitchen or roof adds value; overdue maintenance lowers it.
• The current market: mortgage rates and the number of buyers affect how much is bid.

Online tools give a quick indication based on public data such as WOZ value, year of construction and nearby sales. They cannot see your new kitchen, an outdated bathroom or a south-facing garden, so results can be off by tens of thousands of euros. An agent visits your home, compares it with recent sales and advises on the asking price. At Ons Soort Makelaars this valuation is free.

You need a report from a certified appraiser when you apply for a mortgage, refinance or increase your mortgage, or divorce and need to split the home. Read more about property appraisal. Planning to sell? See our guide to selling your house and the overview of estate agent fees.