Property search mandate in Luxembourg: how a buyer's agent finds first

What is a search mandate, in practice?

It is a written contract in which you instruct a professional to search for, select and negotiate a property on your behalf. The agent sits on your side of the table, not the seller's. Together you draw up a brief; the agent then screens the market, views properties for you, shows you only what fits and stays with you until the notarial deed.

The mandate sets the area, the budget, the length of the assignment and the fee. In Luxembourg there is no public scale for this service: fees vary with the assignment and are agreed in writing, most often on success. A precise mandate protects you.

Why do the best properties sell before they are listed?

Because supply is too short to wait for the portals. The country had 690,959 inhabitants on 1 January 2026, up 1.3 % in a year (Chronicle.lu, STATEC data). Against that, only 3,541 homes were authorised in 2025, compared with 4,431 in 2023 (Paperjam), then 450 in the first quarter of 2026, 35 % fewer than a year earlier (Nextimmo, STATEC data).

New-build is even scarcer. In the second quarter of 2026, 225 off-plan (VEFA) apartments were sold, about 68 % below the 2017-2021 average, against 1,049 existing apartments (Le Logement en chiffres n°20). The result: agencies often call their buyer clients before they even publish a listing (Just Arrived). If you are not on their list, you discover the property when it is already under a compromis.

A buyer alone sees the listed market. A buyer's agent also sees what sells before it is listed, and that is often where the best properties are.

Do you want to see properties before they are listed, with a budget calibrated on prices actually signed? Start my search →

Step 1: method, a brief that makes decisions

An effective buyer's agent starts by saying no. Before searching, they turn your wishes into measurable criteria: acceptable communes, maximum travel time, minimum floor area, number of bedrooms, parking, outdoor space, energy class, all-in budget.

They then calibrate that budget on signed prices, not on listings. An existing apartment sold for an average of €7,712 per m² nationally over the twelve months to the end of June 2026, €9,811 in the canton of Luxembourg and €6,079 in the North. In Luxembourg City the asking price reached €12,086 per m² against €10,269 signed, a gap of about 15 %. Nationally the average gap is 18 %. It is not a guaranteed negotiating margin, since the samples differ, but your agent should know this order of magnitude by heart.

Step 2: the network, or how to see what the market does not show

The network is what you are really paying for. A serious buyer's agent works several channels at once:

• agencies, which alert their qualified buyers first;
• owners directly, approached in the streets and residences that match your brief;
• developers, to reserve off-plan before the commercial launch. The housing package announced on 16 July 2026 provides for an exemption from duties on the construction part for a main residence bought while the building is at most 80 % complete, for contracts signed from that date and for three years (gouvernement.lu). Bill 8807 still has to be voted: arriving early in a project becomes doubly attractive;
• public sales, such as those of the Administration de l'enregistrement, des domaines et de la TVA. For a house auctioned in Ettelbruck in July 2026, the buyer had to pay a 10 % charge on top of the price within two months, provide a guarantee and buy the property as is (terms of sale).

At Secretimmo, this network includes our off-market sellers: owners who sell without a public listing, to identified and qualified buyers. That is exactly the profile a search mandate gives you.

Step 3: speed, and financing ready before the viewing

On a scarce property, the first solid offer often wins. Solid means financed. A buyer's agent has you prepare your bank file before viewing, not after. The August 2026 benchmarks published by the BCL: 3.19 % variable, 4.08 % fixed over 10 to 15 years, 3.69 % over 20 to 25 years (Paperjam).

You also need to know your limits. CSSF Regulation 20-08 allows up to 100 % of the value for a first-time buyer purchasing a main residence, 90 % for other main residences and 80 % for a buy-to-let (ESRB). Then count the 7 % registration and transcription duties, and the Bëllegen Akt: a tax credit of €40,000 per person on those duties for a main residence (guichet.lu). A bill announced in July 2026 would raise it to €45,000; it is not law yet.

With these figures in hand, your agent can make an offer on the day of the viewing, with a compromis drafted straight away. A buyer who first has to call the bank comes second.

How do you choose a buyer's agent in Luxembourg?

First check that they are allowed to practise. Anyone acting as an intermediary in a property sale must hold a business permit (autorisation d'établissement), prove a qualification, carry professional liability insurance and have a fixed place of business in Luxembourg (guichet.lu).

Then ask for a written mandate stating the duration, the area, the budget and the fee, and ask three simple questions. How many unlisted properties did you present last month? Who views, and how quickly after an alert? What happens if I find a property myself? An agent who answers quickly and precisely will search the same way.

How do you start your search with Secretimmo?

By giving us your brief. We turn it into precise criteria, check your budget against prices actually signed and activate our network: off-market sellers, partner agencies, developers. You receive only the properties that pass the filter, with a price analysis, and we negotiate for you through to the deed.

The market gives priority to those who are ready. Describe your project at secretimmo.lu/buy: we will come back to you to frame the search and set the terms of the mandate together, in writing.

This article draws on Le Logement en chiffres n°20 (Observatoire de l'Habitat and STATEC), BCL data published by Paperjam, CSSF Regulation 20-08, guichet.lu and the housing package announced by the government on 16 July 2026, whose bills had not yet been voted at the time of writing. The figures are indicative and do not replace the advice of your notary or tax adviser.

Frequently asked questions

What is a property search mandate in Luxembourg?

It is a written contract in which you instruct a professional to find, select and negotiate a property for you. It sets the area, the budget, the duration and the fee. The agent works for the buyer, not the seller.

How much does a buyer's agent cost in Luxembourg?

There is no public reference fee in Luxembourg. Fees vary with the assignment and are agreed in writing in the mandate, most often on success, as a percentage of the price or a fixed amount, plus 17 % VAT.

Does a buyer's agent have access to properties that are not on the portals?

Yes. Agencies often alert their buyers before publishing, some owners sell off-market and developers reserve their first units before launch. A well-connected agent sees these properties before the general public.

Do I need my financing before instructing a buyer's agent?

You need at least an agreement in principle from your bank. On a scarce property, the financed offer often wins. In August 2026 the BCL reported 3.19 % variable and 3.69 % fixed over 20 to 25 years.

How do I check that a buyer's agent is properly licensed?

They must hold an estate agent business permit, professional liability insurance and a fixed place of business in Luxembourg. Ask for their permit number and a precise written mandate.