Valuing an apartment in Luxembourg: the 7 criteria that make a 10 % difference

1. What is the real floor area, and which one counts?

The price per m² falls as the floor area rises, and the area that counts is the one in the deed, not the one in the listing. The actual sales from 1 July 2025 to 30 June 2026 published in Le Logement en chiffres no. 20 speak for themselves: €9,435 per m² for an existing apartment under 50 m², €8,108 between 50 and 69 m², €7,534 between 70 and 89 m², €7,181 between 90 and 109 m², €6,861 between 110 and 129 m² and €6,441 from 130 m² upwards (gouvernement.lu). Between a 65 m² and a 95 m² apartment, the gap exceeds 12 % per m². Applying a studio's price to a three-bedroom apartment means getting the very first line of the calculation wrong.

Second trap: listings happily add half the balcony, sometimes the cellar or a mezzanine under 1.80 m. The Cadastre and the notarial deed do not count them the same way. When you compare your property to a sale next door, make sure you are comparing the same square metres.

2. Where is the apartment, down to the commune and the street?

Location weighs more than everything else combined. Over the same period, an existing apartment sold for €9,811 per m² in the canton of Luxembourg, €7,376 in the Capellen-Mersch region, €6,835 in the canton of Esch-sur-Alzette, €6,833 in the East and €6,079 in the North. In Luxembourg City itself, the signed price reaches €10,269 per m² (data.public.lu). STATEC even revised its method in 2026: it now measures distance to the capital in travel time, not kilometres, because that is what buyers pay for.

Within a single commune, the gap continues. In the capital, our market observations routinely show more than 30 % between a district like Belair and a district like Bonnevoie, and a quiet street five minutes from the tram is not worth the same as a through road. A buyer checks the stop, the school, the noise in the evening. Your valuation should too.

Two identical apartments, one in Luxembourg City, the other in Esch-sur-Alzette: more than €3,800 apart per m² on signed prices. On 80 m², that is over €300,000.

Want a range based on actual sales, then a price adjusted on these seven criteria after a visit? Get my free valuation →

3. Which floor, with or without a lift, with what view?

No official statistic puts a figure on the floor level, yet it is one of the first filters buyers apply. A third floor without a lift sells below a first floor with one. An unobstructed top floor with a view and no facing building sells above the whole block. A street-facing ground floor is negotiated down, unless it comes with a private garden.

In our files, the gap between the best and the weakest floor in the same building is most often between 5 and 10 %. Orientation plays in the same range: a north-facing living room gets fewer viewings, so it sells more slowly, so it sells for less.

4. How much are the parking space and the cellar worth?

Far more than owners imagine, especially in the city. In 2015 the Observatoire de l'Habitat put the average premium for a garage or indoor parking space at around €40,000, an outdoor space at €16,400 and a cellar at €10,000, and found that in Luxembourg City annexes accounted for about 16 % of the advertised price per m² of existing apartments (Immotop, Observatoire de l'Habitat data). Ten years on, those amounts have exploded in the capital: the median price of a parking space sold there already reached €84,000 in 2021 according to Immotop, and spaces now change hands for more than €200,000 in the central districts (Paperjam).

The consequence is simple. An apartment without a space in a district where you cannot park loses buyers before the first viewing. An apartment with two spaces gains them. Count the parking separately, at its local value, not as a bonus drowned in the price per m².

5. Which energy class and what general condition?

The energy performance certificate is compulsory for a sale, and buyers read it. There is no official Luxembourg statistic giving a single gap between class A and class G, and the Observatoire de l'Habitat builds the class into its price simulator rather than into a published average. What we do know: in 2024, 67 % of Luxembourg listings stated their class, and 52 % of the apartments on offer were A or B (Observatoire de l'Habitat, Note 43). An F or G apartment is therefore no longer the norm, it is the exception the buyer makes you pay for.

The gap between new and existing shows what a good standard is worth: a new off-plan apartment sold for €9,839 per m², 23 to 29 % more than an existing apartment of comparable size. An older apartment carefully renovated, heating, windows, kitchen, bathrooms, captures part of that premium. An untouched apartment leaves all of it to the buyer, who will deduct the works, with a safety margin.

6. What do the co-ownership and its accounts say?

An informed buyer asks for the last three general meeting minutes and the service charge statement before making an offer. They look for works voted but not yet paid, the façade, the roof, the lift, and the level of the reserve fund. Works of €30,000 per unit voted last month are a €30,000 discount on your price, no more, no less. High monthly charges with nothing visible to show for them produce the same effect, more slowly.

Conversely, a healthy co-ownership with clear accounts and a freshly renovated façade reassures and speeds things up. This criterion is not visible in the listing. It is visible in the final price.

7. Is there outdoor space, and what kind?

Since 2020, a balcony is no longer a detail. A 15 m² south-west-facing terrace, a private garden on the garden level or an enclosed loggia change the list of interested buyers. Here again, there is no official scale: notaries do not isolate the terrace in the deed. Market practice values a terrace at a fraction of the apartment's price per m², more if it is usable and well oriented. An urban apartment with no outdoor space at all should expect a shorter list of buyers, and therefore a tighter price.

How do you combine these seven criteria into a reliable price?

By starting from actual sales, not listings. Take the signed price for your commune and your size band in the Observatoire de l'Habitat data, then adjust criterion by criterion: floor, parking, energy, co-ownership, outdoor space. Then check against two or three recent comparable sales and, if you can, against what identified buyers are prepared to pay today. Remember that the gap between asking price and sold price averages 18 % in Luxembourg: a neighbour's listing is not a benchmark, it is a hope.

The market lends itself to this: 1,049 existing apartments were sold in the second quarter of 2026, a level close to pre-crisis, with prices for existing apartments down a slight 0.6 % year on year according to STATEC. Buyers are there, but they compare everything. An apartment valued 10 % too high at the outset does not recover by cutting the price three months later, it simply sells less well.

At Secretimmo, we value every apartment on these seven criteria, after a visit, based on actual sales and our network of off-market buyers. Start with the free estimator at secretimmo.lu/valuation: you get a range in two minutes, then we come and refine it on site. The valuation is free if a mandate is signed within the following week, otherwise it is invoiced at €600 excluding VAT.

This article draws on Le Logement en chiffres no. 20 (Observatoire de l'Habitat and STATEC, sales from 1 July 2025 to 30 June 2026), Note 43 of the Observatoire de l'Habitat and market data published by Immotop and Paperjam. The gaps quoted for floor level, orientation and the capital's districts come from our practice and are indicative.

Frequently asked questions

What is the price per m² of an apartment in Luxembourg in 2026?

An average of €7,712 per m² for an existing apartment and €9,839 per m² for a new off-plan apartment, on sales from 1 July 2025 to 30 June 2026 according to the Observatoire de l'Habitat. In Luxembourg City, the signed price of existing apartments reaches €10,269 per m².

Why is a large apartment cheaper per m²?

Because demand is strongest for small units and buyers' budgets are capped. Actual sales show it: €9,435 per m² under 50 m², €6,441 per m² from 130 m² upwards, a gap of almost 32 %.

How much is a parking space worth with an apartment in Luxembourg?

It depends heavily on the district. The Observatoire de l'Habitat put an indoor space at around €40,000 on average in 2015. In Luxembourg City, the median reached €84,000 in 2021 and spaces exceed €200,000 in the central districts in 2026.

Does the energy class really change the price of an apartment?

Yes, even though no official statistic publishes a single gap between classes. More than half of the apartments on the market are already A or B, and buyers deduct the cost of works from a poorly rated property, with a safety margin.

Should I rely on my neighbour's asking price to value my apartment?

No. The gap between asking price and sold price averages 18 % in Luxembourg. Start from the actual sales in your commune and size band, then adjust on the seven criteria.