Guide · 7 minSetting your own asking price: how to do it with real figures
The asking price isn't a feeling and isn't a wish — it's a calculation anyone can make. The figures a valuer uses are largely public. This is how you reach a price buyers take seriously.
Start with the WOZ — but don't stop there
Your WOZ value (the municipal property valuation, stated on your annual WOZ assessment) gives a first reference point, and through the public WOZ portal you can also see the WOZ values of comparable houses in your street. But the WOZ is a model value with a reference date over a year in the past, and it knows nothing about your new kitchen or your overdue window frames. Use it as a lower-bound check, not as your asking price.
Calculate the model value for free
Want a second reference point next to the WOZ, straight away? At panvia.nl/en/home-value you can calculate your home's model value for free — an estimate from an automated valuation model (AVM) that weighs recent sales in your neighbourhood. Not an appraisal and not advice, but an honest reference point to test your asking price against.
Buy the real figures from the land registry
What comparable homes actually sold for is no secret: sale prices of sold homes can be requested per address or postcode area from the Kadaster (Dutch land registry), for a few euros. Pick three to five homes that are genuinely comparable — same type, same neighbourhood, sold within the past year. Advertised prices on property sites tell you less: that's what people asked, not what they got.
Work it back to the square metre
Divide each sale price by the living area and you have the price per square metre in your neighbourhood. Multiply the average by your own living area (the official number of m² is in your measurement report or on the WOZ portal) and you have your base price. Example: three references at € 4,800, € 5,100 and € 5,000 per m² → calculate with € 4,950 to € 5,000. At 110 m², your base is around € 545,000.
Correct honestly, in both directions
Now comes the part where owners get it wrong: correcting as if only the plus points count. An energy label A against C in the references, a kitchen extension from 2024, a south-facing garden: plus. Single glazing upstairs, a bathroom from the nineties, noise from the through road: minus. Be strict with yourself — the buyer will see it anyway, and an asking price that's too high is pitfall number one.
Choose your strategy: sharp or with room
Pricing slightly below your calculated value attracts more viewers and can end up higher through competition; pricing above it gives you negotiating room but filters viewers out. Whatever you choose: the first two weeks online are your shop window. That's when most serious searchers come past, and they compare your price hard against everything they've already seen. Starting too high and dropping later costs you visibility and negotiating position — a price reduction is there for everyone to see.
In doubt? Buy one hour of certainty
A validated valuation report costs hundreds of euros and as a seller you rarely need one — the buyer pays for the mortgage valuation. If you'd still like a professional eye on your sums, request a standalone value estimate or put your references to a valuer by the hour. That's a fixed bill, not a percentage. After that: the step-by-step plan and advertising.
What Panvia doesn't do: Panvia doesn't do valuations and never names a price for your property. This guide shows you how to do the sums yourself — the outcome and the choice are yours.