In this study, we developed a virtual air flow sensor using an in-situ damper performance curve to secure the stability of control of the variable air volume (VAV) terminal unit, and also established the in-situ measurement procedure. The minimum air flow rate of the VAV terminal unit was related to the energy consumption, it was important to determine the minimum air flow rate suitable for the situation of each room in terms of energy saving. However, it was difficult to set the minimum air flow rate low setpoint due to the low accuracy of the air flow sensor of the VAV terminal unit. This paper suggested a virtual air flow sensing method using an in-situ damper performance curve in the VAV terminal unit. The input factors of the virtual sensor were developed on the basis of the supply fan speed and damper opening ratio, which could be easily obtained from the existing control system. In addition, the in-situ measurement procedure of the virtual air flow sensor was developed by dividing the procedure into five steps. Finally, reliability of the virtual air flow sensor was evaluated through uncertainty analysis of input variables and relative error analysis, in comparison with the conventional air flow rate measurement method. The developed virtual air flow sensor was found to have an uncertainty of up to 8.8%, and it was also found that the closer to the maximum the values of the input variables, the lower the uncertainty. In addition, verification of relative error with respect to the measured values by the hot-wire anemometer was conducted by varying operation conditions to a total of 12 cases, and as a result, relative error was found to be up to 5.6%. In addition, the results of long-term experiment showed that relative error was within about 9.5%, and thus, the feasibility for field application and control was confirmed.