How much is my house worth in Luxembourg in 2026? Method and price per m² by district

What are the prices per m² in Luxembourg in 2026?

The market has stabilised. According to the STATEC index published in Logement en chiffres no. 20, housing prices fell by 2.2 % year on year in the second quarter of 2026, but rose by 1.1 % compared with the previous quarter. Existing apartments sold for an average of 7,795 € per m², apartments under construction for 9,809 € per m² (Observatoire de l'Habitat). Existing houses remain the weakest segment, down 3.7 % over one year.

The actual sale prices recorded by the Observatoire de l'Habitat over the twelve months to the end of June 2026 give the following map:

The same house is therefore worth almost twice as much in the canton of Luxembourg as in the north. Before any valuation, the first question is simple: where is your property?

What is the price per m² by district in Luxembourg City?

In the commune of Luxembourg, an existing apartment sold for an average of 10,269 € per m² over the last twelve months, across 613 transactions recorded by the Observatoire de l'Habitat. Bertrange follows at 10,081 € and Strassen at 9,983 €. At the other end of the country, Esch-sur-Alzette stands at 6,427 €, Dudelange at 6,512 € and Differdange at 6,768 €.

Within the capital, the differences are just as marked. Based on the asking prices collected by the Observatoire de l'Habitat and the portals, three groups emerge:

• Belair, Limpertsberg, Kirchberg and Cloche d'Or: most often between 11,000 and 14,000 € per m² asked.
• Merl, Cents, Ville-Haute and Gasperich: generally between 9,000 and 11,500 € per m².
• Bonnevoie, Gare, Cessange, Eich and Beggen: most often between 7,500 and 10,000 € per m².

These ranges are indicative. They are based on asking prices, not on signed deeds, and they move every quarter. The Observatoire publishes the detailed figures by district on data.public.lu. For a house, scarcity matters even more: in some districts, fewer than ten houses are sold per year. A single reference does not make a price.

How do I calculate the value of my house in four steps?

The method comes down to four steps, and each of them can shift the result by several tens of thousands of euros.

1. Measure the actual living area, excluding the cellar and garage, and note the plot size. In Luxembourg, the land often weighs more than the house itself.
2. Take the sale price per m² for your commune or district, not the asking price. The simulator of the Observatoire de l'Habitat provides an official baseline.
3. Adjust this baseline with the characteristics of your property: year of construction, energy class, condition of the roof and installations, orientation, parking, garden, nuisances.
4. Compare the result with three or four recent, comparable sales. It is the notarial deeds, not the listings, that tell you what buyers really pay.

The value of a house is the district's price per m² multiplied by the surface, then adjusted for whatever reassures or worries a buyer. Everything else is emotion.

Want to know the real value of your house, without publishing it? Get my free valuation →

Why is the asking price not the sale price?

Because sellers hope and buyers calculate. Nationally, apartments were listed at an average of 9,437 € per m² while they sold for 7,712 € per m² over the same twelve-month period. In Luxembourg City, the gap is 12,086 € asked against 10,269 € sold. In other words, 15 to 20 % separate the listing from the deed.

This gap is the classic trap. An owner looks at the neighbours' listings, sets the price on what he sees, and the property sits for four months without a serious offer. Meanwhile, buyers wonder what is wrong with it. A fair price from the start sells faster, and often higher, because it creates competition between buyers.

Which criteria really change the price of a house?

Four criteria explain most of the differences between two neighbouring houses.

The energy class. The energy passport is mandatory for selling and is read from the listing onwards. A house in class F or G is negotiated with the works deducted, and the buyer always estimates them above the actual quote.

The land. Its size, buildability and orientation count more than the kitchen. A divisible plot or an extension potential can move a house into another price category.

The general condition. Roof, windows, heating, electrics. What cannot be seen in the photos shows up in the offer.

The precise location. A quiet street, a view, proximity to a school or a tram stop: within the same district, these details weigh 10 to 15 % of the price.

For prestige properties, averages help little. A house at 2 million euros does not have ten comparables in a year. This is where market experience and the buyer network make the difference, far more than a table of figures.

Online valuation, estate agent or surveyor: which one to choose?

The online tool gives an order of magnitude in two minutes. It is useful to begin with, but it sees neither your roof nor your garden. A valuation by an agent relies on actual sales and a visit. At Secretimmo, it is free if a mandate is signed within the week, otherwise it is charged at 600 € excluding VAT, because a serious valuation takes work. A report by a certified surveyor is the right choice when a third party requires it: inheritance, divorce, bank or dispute. It costs more and takes longer, but it has legal value.

Should you sell in 2026?

Volume is back. In the second quarter of 2026, 1,049 existing apartments were sold, a level the Observatoire de l'Habitat describes as close to pre-crisis standards, and 709 houses changed hands. Prices have stopped falling and are rising slightly from one quarter to the next. For a seller, this is the moment when a fair price sells, and an inflated price stays in the window.

If you want to know what your house is worth today, without publishing it and without exposing it, start with our free valuation at secretimmo.lu/valuation. You receive a range based on actual sales in your district, and you decide afterwards, in complete discretion.

This article provides general information based on the official publications of STATEC and the Observatoire de l'Habitat. Prices change every quarter; only an individual valuation is binding.

Frequently asked questions

What is the average price per m² in Luxembourg in 2026?

In the second quarter of 2026, an existing apartment sold for an average of 7,795 € per m² and a new apartment for 9,809 € per m², according to the Observatoire de l'Habitat. In the canton of Luxembourg, the average for existing apartments rises to 9,811 € per m².

Which is the most expensive district in Luxembourg City?

Belair and Limpertsberg lead, with asking prices most often between 11,000 and 14,000 € per m², followed by Kirchberg and Cloche d'Or. Bonnevoie, Gare and Beggen are the most accessible.

How can I value my house for free?

Use the Observatoire de l'Habitat simulator for an official baseline, then the Secretimmo estimator at secretimmo.lu/valuation for a range based on actual sales in your district, without publication.

Is an agency valuation paid?

At Secretimmo, the valuation is free if a mandate is signed within the week. Otherwise it is charged at 600 € excluding VAT.

Will prices rise again in 2026?

The STATEC index shows a 2.2 % year-on-year decline in the second quarter of 2026, but a 1.1 % increase compared with the previous quarter. The market is stabilising, with no guarantee of a rapid rise.