Luxembourg property finder for international buyers

A Luxembourg property finder searches for, negotiates and secures a purchase for the buyer alone. The Grand Duchy is a small market, heavily concentrated around the capital, where prime supply is limited, some homes change hands without public marketing, and the tax rules differ sharply depending on whether you live in the property. Acropolis Real Estate works mainly with non-residents, international executives relocating to Luxembourg and investors looking for office space.

Why use a Luxembourg property finder

Portals such as athome.lu and immotop.lu show what is listed, but not the real quality of each listing, nor the homes that are never advertised. For a buyer arriving from abroad, or still living outside the country, the same difficulties come up:

• Time and distance: viewing, comparing and deciding quickly from Paris, Brussels, London or Dubai is not easy.
• Reading prices: asking prices vary widely with the district, the age of the building, energy performance and the state of the co-ownership.
• Local rules: registration duties, tax relief reserved for owner-occupiers, VAT on new builds and mortgage limits all have precise conditions.

Your buyer's agent handles this for you: shortlisting, viewing, checking documents, negotiating and coordinating the notary and the bank.

Rooted in Luxembourg for more than 27 years

Acropolis Real Estate was founded by Nicolas Milonas, chairman of Acropolis Group since 1999 and based in Luxembourg. For more than 27 years he has advised investors and companies on cross-border transactions between Europe, Asia and the Middle East. That background matters here, where buyers are often international families, mobile executives or companies. Our office is at 54 rue Charles Darwin, L-1433 Luxembourg, by appointment. Read more about our founder and our approach.

Luxembourg's prime neighbourhoods and prices

Prime property in Luxembourg is concentrated in the capital and the surrounding communes. The table combines two sources: asking prices published by Immotop.lu (listings, not sale prices) and transaction prices from the Housing Observatory (Observatoire de l'Habitat) and Statec, based on notarial deeds.

For comparison, the national average over the same period is around €7,700/m² for existing flats and €9,800/m² for off-plan, while a house in the canton of Luxembourg sells for about €1.37 million on average. In Q2 2026, Statec's house price index was down roughly 2% year on year: the market has stabilised after the 2022–2024 correction.

Belair and Merl

Belair is the capital's established family district: townhouses, villas and large apartments a few minutes from the centre. Merl extends it around the park, with a quieter fabric of houses.

Limpertsberg

An elegant district north of the old town, valued for its townhouses, schools and the Glacis. Good family homes are in demand and tend to sell quickly.

Ville-Haute

The UNESCO-listed historic centre offers rare apartments in period buildings, as well as prestige offices around Boulevard Royal.

Kirchberg

Home to the European institutions and many banks, the plateau mixes offices, recent residences and new developments. The sources we consulted publish no reliable average for the district alone, so prices are best assessed scheme by scheme.

Strassen and Bertrange

These communes on the western edge of the city offer more houses with gardens, quick access to the centre and proximity to the European School in Mamer. Prices generally remain high, at the upper end of the canton's range.

How buying works: preliminary contract, notary and duties

As a rule, Luxembourg places no restriction on foreign buyers. A typical purchase:

1. Written offer, then a compromis de vente (preliminary sale agreement), which binds both parties. Include conditions precedent, especially for mortgage approval.
2. Notarial deed: the notary checks title, collects the duties and registers the sale.
3. Duties: according to guichet.lu, about 7% of the price (6% registration and 1% transcription), plus a 3% municipal surcharge on certain buildings in Luxembourg City, notably commercial or mixed-use ones. Notary fees, set by a statutory scale, come on top.
4. New builds: VAT is included in the price. The 3% rate applies only to a main residence, with the benefit capped at €50,000; a buy-to-let purchase bears the standard 17% rate.

The Bëllegen Akt tax credit, which reduces duties by up to €40,000 per buyer, is reserved for individuals who live in the property as their main residence within the legal deadlines. A non-resident buying a pied-à-terre or a rental property therefore pays full duties. Our guide to buying property in Luxembourg as a non-resident covers every step.

Financing your purchase

Luxembourg banks lend to non-residents with a strong file (income, currency, assets). CSSF Regulation 20-08 caps loan-to-value ratios at up to 100% for first-time buyers of a main residence, 90% for other main residences and 80% for all other properties, buy-to-let included. In practice, plan for a substantial deposit and obtain an indicative bank offer before making an offer. We work alongside your bankers and tax advisers.

Buying offices in Luxembourg

Luxembourg is also a sought-after office market for private investors and for companies that want to own their premises. According to Cushman & Wakefield, BNP Paribas Real Estate and JLL, prime rents at the end of 2025 stood at around €54–55/m² per month in the central business district, €42–43/m² in Kirchberg and €39–41/m² at Cloche d'Or. JLL put vacancy at around 4%, and BNP Paribas Real Estate reported a prime yield close to 4.6%. These figures describe the market; they are not a promise of returns.

For an office building, we review the tenancy schedule, leases, energy performance, compliance and the tax treatment of the acquisition with a lawyer and a notary. See also our page on luxury property investment in Europe.

Our method and fees

A typical mission: defining the brief (use, districts, budget, timing), studying listed and confidential supply, shortlisting and viewings, reviewing documents (co-ownership rules, service charges, energy performance), negotiating, then coordinating the preliminary contract and the deed. Our fees start from 2% of the purchase price (VAT included), with a minimum fee quoted on request; our article on luxury property finder fees explains how fees work.

Comparing several markets? We also act as a French Riviera buyer's agent and in Paris, and our analysis of where to invest in luxury real estate in Europe in 2026 compares the main markets. To get started, book a meeting with our team.