Selling an apartment in Luxembourg City, a house in Esch, or even a plot of land can no longer be improvised. In every case, numerous specific factors must be taken into account: local market trends, neighbourhood dynamics, and broader criteria that systematically influence property prices.
Today’s buyers are well informed — but also demanding and selective — which makes the task more challenging for sellers. If you want to sell quickly and at the best possible price, a reliable, effective and objective valuation is more essential than ever. Here is your roadmap to get started with confidence.
Step 1: Micro-location — far beyond the city and postcode
Do not rely on national averages, which can be highly misleading. In Luxembourg, property value is often determined street by street.
An apartment in Gasperich, for example, will not have the same value if it overlooks a park or if it faces a noisy area. This is why your first priority should be a detailed analysis of your immediate surroundings: proximity to public transport, schools and amenities, as well as quick access to motorways, all play a decisive role.
Ultimately, this “micro-zone” defines your pricing ceiling. Be honest to remain objective: which flaws have you stopped noticing over time, but which a buyer will identify within the first minute?
Step 2: Analysing truly comparable properties
Avoid the trap of real estate portals, where asking prices reflect sellers’ expectations rather than actual transaction prices.
To establish a serious and reliable valuation, rely on highly trustworthy data sources, such as those provided by the Observatoire de l’Habitat. Focus on similar properties sold in your municipality over the past six months.
Also keep in mind that a property listed for more than three months is generally overpriced. Your goal should be to position yourself in the upper range of real transaction prices — without exceeding levels that would push your property into obscurity.
“A property that remains listed for more than three months is overpriced.”
Step 3: Property condition and EPC rating as decisive factors
The Energy Performance Certificate (EPC) has become a key benchmark in property valuation. A property rated A or B will naturally sell more easily and at a higher price, while an energy-inefficient property will face an immediate — and potentially significant — discount.
Assess your interior as objectively as possible, without emotional attachment. Are the finishes outdated? Is the heating system compliant? Remember that renovation labour costs remain high; buyers will systematically deduct the estimated cost of works from their offer. Anticipate this negotiation.
“Buyers will systematically deduct renovation costs from their offer. Anticipate this negotiation.”
Step 4: Factoring in the buyer’s renovation budget
This is where many sellers fail. A twenty-year-old kitchen has zero value for a modern buyer. A roof that needs replacing is a major obstacle to a sale. To better define your property’s value, request quick estimates for the most urgent works.
This approach allows you to present a “turnkey” project or at least a clearly costed renovation plan — which reassures both buyers and the banks financing them. Never forget: every initiative that simplifies the buyer’s journey helps secure your sale price.
