Free valuation or property expert: which one should you choose before selling?

What is the difference between a valuation and an expert report?

A valuation is a commercial opinion of value; an expert report is a technical document for which its author is liable. Both look for the same figure: the price at which your property would sell today, what professionals call the market value. But they do not start from the same place.

The valuation is carried out by an estate agent. It is based on actual sales in the district, a visit and market experience. It is designed to sell: set a price, convince buyers, reach a deed. It has no legal value in itself.

The expert report is carried out by an independent, often certified, valuer, or by a sworn expert listed by the Ministry of Justice. In Luxembourg, these experts are appointed by the Minister of Justice and take an oath before the Cour supérieure de justice (guichet.lu). Their report describes the method, the comparables and the assumptions, and they are liable for it. This is the document that banks, notaries and courts ask for.

How much does each option cost in Luxembourg?

Expect zero to a few hundred euros for a valuation, and most often between 800 and 2,000 € for an expert report. Many agencies offer free valuations because they hope to win the mandate behind it. At Secretimmo, it is free if a mandate is signed within the following week; otherwise it is charged at 600 € excluding VAT. We prefer to say it plainly: a serious valuation requires a visit, comparables taken from deeds and several hours of work.

For an expert report, Luxembourg firms generally work on a fixed fee. Published ranges sit around 800 to 2,000 € for a standard house or apartment, and exceed 3,000 € for an atypical property, an investment building or a portfolio. Fees are unregulated. A court-ordered expert report costs more, because it follows an adversarial procedure and takes several months.

Set against a house that sold for around 945,000 € on average in the second quarter of 2026 according to the Observatoire de l'Habitat, an expert report represents 0.1 to 0.2 % of the price. It is not the cost that should decide, it is the use.

When is an agency valuation enough?

When you are the sole decision-maker and nobody has to validate the figure. That is the case for most sales: a couple moving house, an owner weighing renting against selling, an investor who wants to know their unrealised gain.

In that case, what matters is getting the asking price right. The figures from the Observatoire de l'Habitat show what is at stake: over twelve months, apartments were listed at an average of 9,437 € per m² nationally and sold at 7,712 € per m². Between 15 and 20 % separate the listing from the deed. A valuation based on actual sales, not on the neighbours' listings, avoids that gap. A property listed 15 % too high sits in the window for months, then sells at a discount, because buyers end up wondering what is wrong with it.

For a prestige property or an off-market sale, the agency valuation even has an advantage the expert does not: it takes into account what identified buyers are prepared to pay today, not only what yesterday's statistics say.

A valuation is for selling. An expert report is for proving. Choose according to the person who has to believe the figure.

Want a valuation based on actual sales, without publishing your property? Get my free valuation →

When do you need an independent or sworn expert?

As soon as a third party has to rely on the value, and that third party is not the buyer. Four situations come up again and again.

Inheritance. The declaration of inheritance must be filed within six months of the death in Luxembourg, and the Administration de l'enregistrement, des domaines et de la TVA can correct the declared values (guichet.lu). A value that is too low invites a reassessment; a value that is too high inflates the duties. Between heirs, a neutral report above all prevents the dispute.

Divorce. When one spouse buys out the other's share, the compensation is calculated on a value both accept. An independent expert's report is generally accepted by notaries and lawyers in an amicable divorce. In case of conflict, the judge appoints a sworn expert.

The bank. For a mortgage, the bank in principle requires a recent certificate of value drawn up by an independent valuer, in line with European rules on mortgage credit. Your agent cannot replace it.

Litigation or court-ordered division. If co-owners cannot agree, the court orders an expert report. Only a sworn expert, listed by the Ministry of Justice, can carry it out.

Why can a free valuation end up costing you dearly?

Because some free valuations are not valuations, but sales pitches. The trap is well known: an agency announces a flattering figure to win the mandate, then asks for a price cut six weeks later. In the meantime, the property has lost its novelty, and the serious buyers have watched it go by.

A free valuation is worth what its method is worth. Ask what the figure is based on: how many comparable sales, over what period, within what radius. Ask for a range rather than a single figure. And be wary of the agency that gives you the highest price without having seen the roof.

The 2026 market does not forgive excess. According to STATEC, housing prices fell by 2.2 % year on year in the second quarter of 2026, with a slight recovery of 1.1 % over the quarter. Buyers are back, 1,049 existing apartments and 709 houses sold over the quarter, but they compare everything and negotiate everything.

How do you recognise a serious valuation?

A serious valuation can be recognised by five signs.

• It follows a visit, not just an exchange of photos.
• It cites actual, recent sales, ideally taken from deeds, not listings.
• It gives a range and explains what pushes the price up or down: energy class, land, condition, precise location.
• It proposes a pricing strategy, not just a figure: asking price, floor price, expected timeframe.
• It is written, dated and signed.

If all five are present, you are holding a document you can build a sale on. If three are missing, you are holding a sales pitch.

Can you combine the two?

Yes, and it is often the best solution for sensitive cases. The expert sets a neutral value that the family, the bank or the notary accepts. The agent turns that value into a sale: strategy, buyers, negotiation, discretion. The two documents do not contradict each other, they complement each other. One answers the question "what is it worth", the other the question "how do I get that price".

At Secretimmo, we regularly work with independent experts on inheritances and divorces. When the expert report already exists, we start from it. When it is missing, we tell you frankly whether you need one, or whether our valuation is enough.

Want to know first what your property is worth, without exposing it? Start with the free valuation at secretimmo.lu/valuation. You receive a range based on actual sales in your district, and then we tell you, without detours, whether an expert is necessary in your situation.

This article provides general information based on the official publications of STATEC, the Observatoire de l'Habitat and guichet.lu. The expert fees quoted are indicative market ranges; only a quote is binding.

Frequently asked questions

Does an agency valuation have legal value?

No. It is a commercial opinion, useful for setting a sale price, but it does not make its author liable towards a bank, a notary or a court. For that, you need the report of an independent or sworn expert.

How much does a property expert report cost in Luxembourg?

Firms work on a fixed fee, generally between 800 and 2,000 € for a standard house or apartment, and above 3,000 € for an atypical property or an investment building. A court-ordered report costs more.

Is an expert mandatory for an inheritance?

The law does not impose an expert, but the declaration of inheritance must be filed within six months of the death with a value that the Administration de l'enregistrement can correct. A neutral report protects the heirs and prevents conflicts.

Where can I find a sworn expert in Luxembourg?

On the list of sworn experts published by the Ministry of Justice. These experts are appointed by the Minister and take an oath before the Cour supérieure de justice.

Is the Secretimmo valuation free?

Yes, if a mandate is signed within the following week. Otherwise it is charged at 600 € excluding VAT, because it is based on a visit and on actual sales in your district.