How to Buy Property in Luxembourg — Complete Guide 2026 · zeas.immo
Buyer's guide · Luxembourg · 2026

How to Buy Property
in Luxembourg

Costs · market prices · the full purchase process · tax credits and due diligence — explained in plain language.

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Contents
1 · Understanding the market 2 · Your first steps 3 · The buying process 4 · Before you sign
Section 1

Luxembourg & where people buy

Luxembourg — key facts
  • Population ~680,000 — over 47% are foreign nationals. The most international country in the EU.
  • 4 official languages — Luxembourgish, French, German, English. Property documents are typically in French.
  • ~220,000 cross-border workers commute daily from France, Belgium, and Germany.
  • Open to everyone. Residents and non-residents can buy freely. No nationality restrictions on property ownership.
  • 20% personal contribution typically required. Some first-time buyer schemes allow less — confirm with your bank.
  • Government tax credits (Bëllegen Akt) can offset up to €80,000 in acquisition costs for a primary residence.
Where people buy — main areas
  • Luxembourg CityMost expensive. Urban, dense, central. Highest demand from international professionals.
  • Hesperange communeSouth of the city. Family-oriented, green, sought-after schools. Strong long-term value.
  • South — Esch, Sanem, DifferdangeMore affordable. Good motorway and rail links. Growing infrastructure investment.
  • East — Grevenmacher, RemichMoselle valley. Quieter pace. Wine country. Longer commute to the city.
  • West — Capellen, MerschSuburban. Good motorway access. Mix of houses and new-build apartments.
  • North — Diekirch, EttelbruckMost affordable. Rural character. Suitable if remote work is an option.

This guide applies wherever in Luxembourg you are buying.

Stable, growing market
Luxembourg property values have grown consistently over 20 years. Demand from a highly international workforce sustains long-term price resilience.
Geography & connectivity
At the heart of Europe, bordering France, Belgium, and Germany. One of the best-connected countries for both work and travel.
Strong legal framework
Property rights are well-protected. Government incentives make homeownership accessible. No restrictions on foreign buyers.
Section 2

Your first steps

1
Understand the market
Find a property yourself — or hire a buyer's agent

Search Athome.lu, Immotop.lu, Wortimmo.lu. A buyer's agent gives you off-market access and negotiates exclusively for you — learn how it works.

Apartments — asking prices Q1 2026
AreaRangeMedian€/m²Avg size
Luxembourg City€658k–€1.04M€793k€12,47868 m²
Hesperange€740k–€1.14M€890k€9,54590 m²
Rest of country€485k–€725k€588k€7,77981 m²
Houses — asking prices Q1 2026
AreaRangeMedian€/m²Avg size
Luxembourg City€1.20M–€2.85M€1.94M€9,050220 m²
Hesperange€1.10M–€1.80M€1.45M€7,903191 m²
Rest of country€779k–€1.20M€995k€5,653176 m²

Asking prices from public aggregators, Q1 2026. Sold prices typically 10–15% lower.

2
Set your full budget
What sellers ask is not what you pay

New build vs existing property

Existing: Registration duty 7% + transcription 1% + notary ~1.2%.

New build: VAT 17% replaces registration duty. A reduced rate of 3% may apply for a primary residence — confirm with your notary before signing.

Example — purchasing at €800,000 (existing property)

Registration duty (6%)
€48,000
Transcription duty (1%)
€8,000
Notary fees (~1.2%)
€9,600
Agency fees
Variable
Subtotal
~€65,600
Bëllegen Akt credit (2 adults, primary res.)
−€80,000
Net cost above purchase price
~€0–€15,600

→ Cost calculator  ·  → Full cost breakdown

3
Mortgage pre-approval
Before your first viewing
  • Approach 2–3 banks before searching. A written pre-approval letter gives you credibility when making an offer.
  • Banks check: last 3 payslips, 2 years of tax returns, existing debts, savings history, employment contract type.
  • LTV is typically 80% for residents. Non-residents and self-employed should expect stricter requirements.
  • Budget renovation separately. Banks lend on purchase price, not on planned works. → Mortgage guide
Free tool · Step 4

Know your exact total
before you offer

Buying costs in Luxembourg go beyond the asking price — registration duty, notary fees, and transcription add up fast. Use our free calculator to get a full cost breakdown before making any offer.

Calculate my buying costs →

Includes registration duty, transcription, notary fees, Bëllegen Akt credit, and net cost estimate.

Section 3

The buying process — 8 steps

01

Set your budget

Total cost including all taxes and fees — not just the asking price.

→ Cost calculator
02

Get pre-approval

Written mortgage letter in hand before your first viewing.

→ Mortgage guide
03

Search & shortlist

Portals plus off-market access. Check CPE class on every property.

→ Browse listings
04

Due diligence

Title, CPE, syndic charges, permits, co-ownership rules.

→ What to check
05

Make an offer

Use comparable sold prices, not asking prices. Put all conditions in writing.

→ Negotiation tips
06

Compromis de vente

Binding contract. 10% deposit. Always include a suspensive financing clause.

→ What it means
07

Notary deed

Acte notarié signed. Full payment transferred. Keys handed over — same day.

→ Notary process
08

Tax & registration

Claim Bëllegen Akt via AED. Must be filed — it is not applied automatically.

→ AED official site
Typical timeline
1

Set budget

Week 1

2

Pre-approval

Weeks 1–3

3

Search

Weeks 2–8+

4

Due diligence

1–2 weeks

5

Make offer

Day 0

6

Compromis

Weeks 1–3

7

Notary deed

Weeks 6–12

8

Tax & keys

Same day

Section 4

Before you sign

Who is your agent working for?
Standard agent = seller's agent. Their legal duty is to the person who hired them — not you. This is the default arrangement in Luxembourg.
Not required to flag problems. Property issues, pricing gaps, title risks, and structural defects are yours to identify.
Independent buyer's agent = your agent. Mandated by you, paid by you. Negotiates exclusively in your interest.
Speed matters. A buyer's agent moves faster — pre-vetted contacts, direct seller access, and fewer delays.
Negotiation is part of the service. Benchmarks against real sold prices and negotiates the gap.

→ How agency fees work

5 things to check before making an offer
  • 01Energy passport (CPE)Request the full certificate — not just the label. The rating affects your mortgage rate, running costs, and future resale value.
  • 02Legal charges on title (hypothèques)A notary or lawyer can verify the title is clean and free of undisclosed charges before you commit.
  • 03Co-ownership rules (règlement de copropriété)For apartments: what can you renovate, rent out, or modify? Rules vary significantly between buildings.
  • 04Planning permits for any worksExtensions and modifications need the correct permits — they transfer with the property to you.
  • 05Outstanding syndic chargesUnpaid co-ownership charges pass to the new owner. Always request the latest syndic statement before signing.

→ Full due diligence guide

Tax moves that save real money

Is this your first property in Luxembourg?

€40,000 – €80,000 back

The Bëllegen Akt credit gives €40,000 per person on registration duty for a primary residence. Married or under PACS? That's €80,000 combined. Apply via AED — not automatic.

→ Apply via AED (official site)

Planning to sell within 2 years?

Capital gain taxed at full marginal rate — up to 45.78%

A sale within 2 years is treated as speculative profit. Hold beyond 2 years and the rate drops to approx. 20–23%. Always confirm current rules with your notary.

Mortgage interest deduction

Save up to €4,000/year on your tax return

Mortgage interest on your primary residence is tax-deductible. The ceiling rises with household size. Declare it annually.

→ Full tax breakdown

www.zeas.immo
How to Buy Property in Luxembourg — 2026 Guide
Understanding the market
Page 1 of 4

Luxembourg — key facts

  • Population ~680,000 — over 47% are foreign nationals. The most international country in the EU.
  • 4 official languages — Luxembourgish, French, German, English. Property documents are typically in French.
  • ~220,000 cross-border workers commute daily from France, Belgium, and Germany.
  • Open to everyone. Residents and non-residents can buy freely. No nationality restrictions on property ownership.
  • 20% personal contribution typically required. Some first-time buyer schemes allow less — confirm with your bank.
  • Government tax credits (Bëllegen Akt) can offset up to €80,000 in acquisition costs for a primary residence.

Where people buy — main areas

  • Luxembourg CityMost expensive. Urban, dense, central. Highest demand from international professionals.
  • Hesperange communeSouth of the city. Family-oriented, green, sought-after schools. Strong long-term value.
  • South — Esch, Sanem, DifferdangeMore affordable. Good motorway and rail links. Growing infrastructure investment.
  • East — Grevenmacher, RemichMoselle valley. Quieter pace. Wine country. Longer commute to the city.
  • West — Capellen, MerschSuburban. Good motorway access. Mix of houses and new-build apartments.
  • North — Diekirch, EttelbruckMost affordable. Rural character. Suitable if remote work is an option.

This guide applies wherever in Luxembourg you are buying.

Stable, growing market
Luxembourg property values have grown consistently over 20 years. Demand from a highly international workforce sustains long-term price resilience.
Geography & connectivity
At the heart of Europe, bordering France, Belgium, and Germany. One of the best-connected countries for both work and travel.
Strong legal framework
Property rights are well-protected. Government incentives make homeownership accessible. No restrictions on foreign buyers.
www.zeas.immo
How to Buy Property in Luxembourg — 2026 Guide
Your first steps
Page 2 of 4
1
Understand the market
Find a property yourself — or hire a buyer's agent

Search Athome.lu, Immotop.lu, Wortimmo.lu. A buyer's agent gives you off-market access and negotiates exclusively for you.

Apartments — asking prices Q1 2026
AreaRangeMedian€/m²Avg size
Luxembourg City€658k–€1.04M€793k€12,47868 m²
Hesperange€740k–€1.14M€890k€9,54590 m²
Rest of country€485k–€725k€588k€7,77981 m²
Houses — asking prices Q1 2026
AreaRangeMedian€/m²Avg size
Luxembourg City€1.20M–€2.85M€1.94M€9,050220 m²
Hesperange€1.10M–€1.80M€1.45M€7,903191 m²
Rest of country€779k–€1.20M€995k€5,653176 m²

Asking prices from public aggregators, Q1 2026. Sold prices typically 10–15% lower.

2
Set your full budget
What sellers ask is not what you pay

New build vs existing property

Existing: Registration duty 7% + transcription 1% + notary ~1.2%.

New build: VAT 17% replaces registration duty. A reduced rate of 3% may apply for a primary residence.

Example — purchasing at €800,000 (existing property)

Registration duty (6%)
€48,000
Transcription duty (1%)
€8,000
Notary fees (~1.2%)
€9,600
Agency fees
Variable
Subtotal
~€65,600
Bëllegen Akt credit (2 adults, primary res.)
−€80,000
Net cost above purchase price
~€0–€15,600

→ Cost calculator  ·  → Full cost breakdown

3
Mortgage pre-approval
Before your first viewing
  • Approach 2–3 banks before searching. A written pre-approval letter gives you credibility when making an offer.
  • Banks check: last 3 payslips, 2 years of tax returns, existing debts, savings history, employment contract type.
  • LTV is typically 80% for residents. Non-residents and self-employed should expect stricter requirements.
  • Budget renovation separately. Banks lend on purchase price, not on planned works.
4
Property cost calculator
Know your exact total before you offer

Buying costs in Luxembourg go beyond the asking price — registration duty, notary fees, and transcription add up fast. Use our free calculator to get a full cost breakdown before making any offer.

Calculate my buying costs →
www.zeas.immo
How to Buy Property in Luxembourg — 2026 Guide
The process & timeline
Page 3 of 4
The buying process — 8 steps
01

Set your budget

Total cost including all taxes and fees — not just the asking price.

→ Cost calculator
02

Get pre-approval

Written mortgage letter in hand before your first viewing.

→ Mortgage guide
03

Search & shortlist

Portals plus off-market access. Check CPE class on every property.

→ Browse listings
04

Due diligence

Title, CPE, syndic charges, permits, co-ownership rules.

→ What to check
05

Make an offer

Use comparable sold prices, not asking prices. Put all conditions in writing.

→ Negotiation tips
06

Compromis de vente

Binding contract. 10% deposit. Always include a suspensive financing clause.

→ What it means
07

Notary deed

Acte notarié signed. Full payment transferred. Keys handed over — same day.

→ Notary process
08

Tax & registration

Claim Bëllegen Akt via AED. Must be filed — it is not applied automatically.

→ AED official site
Typical timeline
1

Set budget

Week 1

2

Pre-approval

Weeks 1–3

3

Search

Weeks 2–8+

4

Due diligence

1–2 weeks

5

Make offer

Day 0

6

Compromis

Weeks 1–3

7

Notary deed

Weeks 6–12

8

Tax & keys

Same day

www.zeas.immo
How to Buy Property in Luxembourg — 2026 Guide
Before you sign
Page 4 of 4
Before you sign

Who is your agent working for?

Standard agent = seller's agent. Their legal duty is to the person who hired them — not you. This is the default arrangement in Luxembourg.
Not required to flag problems. Property issues, pricing gaps, title risks, and structural defects are yours to identify.
Independent buyer's agent = your agent. Mandated by you, paid by you. Negotiates exclusively in your interest.
Speed matters. A buyer's agent moves faster — pre-vetted contacts, direct seller access, fewer delays.
Negotiation is part of the service. Benchmarks against real sold prices and negotiates the gap.

→ How agency fees work

5 things to check before making an offer

  • 01Energy passport (CPE)Request the full certificate. The rating affects your mortgage rate, running costs, and future resale value.
  • 02Legal charges on title (hypothèques)A notary can verify the title is clean and free of undisclosed charges before you commit.
  • 03Co-ownership rules (règlement de copropriété)For apartments: what can you renovate, rent out, or modify?
  • 04Planning permits for any worksExtensions and modifications need the correct permits — they transfer with the property to you.
  • 05Outstanding syndic chargesUnpaid co-ownership charges pass to the new owner. Always request the latest syndic statement.

→ Full due diligence guide

Tax moves that save real money

Is this your first property in Luxembourg?

€40,000 – €80,000 back

The Bëllegen Akt credit gives €40,000 per person on registration duty for a primary residence. Married or under PACS? That's €80,000 combined. Apply via AED — not automatic.

→ Apply via AED (official site)

Planning to sell within 2 years?

Capital gain taxed at full marginal rate — up to 45.78%

A sale within 2 years is treated as speculative profit. Hold beyond 2 years and the rate drops to approx. 20–23%.

Mortgage interest deduction

Save up to €4,000/year on your tax return

Mortgage interest on your primary residence is tax-deductible. The ceiling rises with household size. Declare it annually.

→ Full tax breakdown