Your photographer walks through the whole house and comes back with two hundred photos. You use eight. In the other hundred and ninety two sits everything you need to defend your asking price.
Thephotographeralreadywalkedthroughthewholehouse.Thepityisthatonlytheniceroomsendupbeingused.
A property analysis reads the photos taken during an ordinary intake and turns them into an argument: what the state of each room actually shows, what would lift the value and roughly what that costs, and what the energy label means for the buyer who has to renovate to label D within five years. Nivora delivers it as a report your agent takes into the intake meeting. It is not a valuation and it is not an energy certificate, because both of those are regulated work that belongs with somebody else. It is the reasoning underneath the price you are going to defend, with the photo it rests on shown beside every statement.
The hard part of an intake is never the number, it is the conversation. A seller who has lived somewhere for thirty years has a figure in their head, and an agent who cannot show where a lower one comes from either loses the instruction or takes it at a price that will not sell.
So the report is built to be shown. Per room what the images support, what is worth doing before it goes online and what is not worth doing at all, and the renovation obligation set out in years and in an order of cost rather than left as a letter on a certificate.
The photos are shot for the listing, so eight of them get used and the rest sit in a folder. The single-glazed window, the boiler with a date on it, the roof space with nothing under the tiles: all of it was photographed, and none of it makes it into the conversation about the price.
What is worth doing before a property goes online is guesswork per agent. One says paint the hall, another says leave it, and neither of them can show what it does. Meanwhile a seller spends four thousand on a bathroom that adds nothing and skips the two hundred euro job that would have.
And then there is the label. Since the renovation obligation came in, a buyer looking at a home with label E or F is really asking one question: what do I have to do, by when, and what does it cost. If the agent has no answer ready, the candidate either walks away or bids as though the worst case is true.
Every statement in the report carries the image it rests on. Not a score and not a grade, but a sentence and the frame it came from, so the agent can hold it up in front of a seller. Where the photos do not support something, the report says so instead of guessing.
The list runs both ways, and the second half matters more. What lifts the value, roughly what it costs, and what is simply not going to earn itself back on this property in this street. An agent who can talk a seller out of a bathroom has more credit than one who agrees with everything.
We do not set a price and we do not issue an energy certificate, because in Flanders both belong to somebody who is qualified and liable for it. What we deliver is the reasoning that sits underneath your own judgement, and your judgement stays yours.
Two frames out of an ordinary intake, and what ends up in the report because of them. Illustrative examples of the kind of reading this does, not results from a client file.
De rest van wat wij bouwen. Elk daarvan is apart aan te vragen.
Not one image out of a generator. The room is read first, several versions are made, and only what holds up on scale and style survives.
See what this looks like
After the viewing the candidate gets one page about the property, around what they asked.
See what this looks likeIf two or more of these land, there is almost certainly something to gain.
We are not going to say we value property. Rockestate, Realo and the banks' own models have done automated valuations in Belgium for years, and a sworn valuation is regulated work with a name and a liability attached. What we build sits before all of that: the reasoning, not the number.
We are not going to say a photo can see everything. Damp behind a wall, a beam that has gone, a foundation: none of that is in an image and the report says nothing about it. Anything that needs opening up needs someone to open it up.
And we are not going to give you a renovation quote. The orders of cost are ranges to have a conversation with, not a price. The moment a seller treats one as a quote you have a problem, so the report says on every line what it is.
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The things people usually want to know before they reach out.
No, and that is a line we hold rather than a limitation we regret. A valuation in Belgium is regulated work with a qualified name and a liability behind it. What we deliver is the reasoning underneath a price: what the images support per room, what would lift the value, and what the label means in years and in cost. You set the price, exactly as you do now.
Still have a question?
Visit the Help CenterThe full set from one property, the boring frames included, with the year of construction and the label out of the file. You get the report back the way we would build it, so you can lay it next to what your own agent concluded at that intake.
