How do you determine the value of a home without an agent?

In the transparent information society of 2026, the “mystery” surrounding home values has largely disappeared. Where you used to be completely dependent on a broker's black book, you now have access to almost the same data streams. Whether you're planning to sell your home privately, prepare an offer, or simply check your assets, valuing a home yourself is a skill that can save you thousands of dollars.

However, determining the market value is more than just calculating the square footage. It is a combination of hard historical data, current market dynamics and objectively assessing the state of maintenance. With this step-by-step plan, you determine the value like a professional.

The basics: Get historical sales

The most reliable indicator of a home's value isn't the neighbor's asking price, but the final sale price. After all, asking prices are often marketing tools (to provoke a bid battle), while sales prices reflect the harsh reality of the market.

• The land registry: For a small amount, you can request the purchase price of any property in the Netherlands from the Land Registry. You can even request a “Purchase Summary” for a specific zip code.
• Home value tools: There are online platforms that make estimates based on algorithms. Note: these are often statistical averages that do not take into account a brand-new extension or a foundation problem. Use them as a starting point, not an end point.

The comparison method (Reference properties)

An appraiser always looks at at least three comparable homes that have been sold in the past six to twelve months. For a fair comparison, these “reference properties” must meet three criteria:

1. Location: Preferably in the same neighborhood or a similar neighborhood in terms of facilities and status.
2. Property type: Do not compare a terraced house with a corner house, and do not compare an apartment with a ground floor apartment with a garden.
3. Living area: A margin of 10% to 15% in the number of square meters is acceptable, provided you use the price per $m^2$ as the unit of account.

Correction for the energy label

In 2026, the energy label became the biggest factor for value adjustment. A home with an A+++ label is simply worth more than an identical house with label E.

• The label premium: In the current market, the difference between a bad label and an excellent label can be up to 10% of the home value.
• Investment deduction: If the reference properties have label A and your home label D, deduct the estimated costs for sustainability (insulation, solar panels, heat pump) from the base price. After all, buyers do this too.

The state of maintenance and finish

This is where subjectivity comes in. You should try to see your own home (or your dream home) through “emotionless glasses”.

• The kitchen and bathroom: A 15-year-old kitchen is technically worth almost zero, even if everything still works. Buyers see a €15,000 item for renewal.
• Structural state: Is the paintwork sleek? Is there double glazing? Is the boiler new?
• Garden and outdoor area: A beautifully landscaped south-facing garden can increase the value by 3% to 5% compared to a neglected north-facing garden.

The market factor: Supply and demand

The value of a home is ultimately what “the fool cares about it”. In a market with extreme tightness (such as early 2026), you see that emotional value often exceeds intrinsic value.

• Curiosity: How popular is this type of home? Starter apartments and family homes near schools are more “current” and often sell for a premium.
• Interest rate: Have mortgage rates risen in the past three months? Then buyers' borrowing capacity falls and you have to adjust your valuation downwards, even if the reference properties lost at record prices three months ago.

The WOZ value: A handy but dangerous tool

The WOZ value (Real Estate Valuation) is determined by the municipality for tax purposes. Although this value is public via the WOZ value counter, you should be careful:

1. Reference date: The WOZ value is always one year behind reality.
2. Mass valuation: The municipality does not look into your home. A house with golden taps and a marble floor gets the same WOZ value as the dilapidated house next door.
   Only use the WOZ value as an absolute lower limit.

Be aware of legal restrictions

The value of a home can be negatively affected by things you don't see immediately:

• Leasehold: Is the land owned or owned by the municipality? A leasehold home is worth considerably less (often 10% to 20% less) than a home on private land.
• Zoning plans: Will there be a busy road next to the backyard? Is the foundation in the neighborhood problematic? These “environmental factors” can depress the value, even if the home itself is beautiful.

Evidence: The “Common sense” Method

Valuing a home independently is a process of careful data analysis. Start with the average price per square foot of comparable, recently sold homes. Then correct this based on the energy label and the maintenance condition, and take the current interest rate into account in your final assessment.

Once you have determined a reference value yourself, it is advisable to request a “hybrid valuation” or “desktop valuation” as a final verification. At a fraction of the usual costs (often around €100), an appraiser remotely validates your data and images. This gives you the expertise and certainty you need without having to pay the full commission from a buying agent.