Investment property in Luxembourg: what to buy and what it costs
One-bedroom apartment in Differdange in the south
$430,000
A 46 m² apartment: a living room with an open kitchen, a bedroom and a bathroom. Differdange is the country's third city by population, in the south on the French border, with a steelworks, a 16th-century castle and the European campus of the American Miami University. An apartment metre here is 12% cheaper than the national average, and apartments are rented by staff of the southern factories and offices. Such apartments let for $1,620 (€1,440) a month on average, about 4.5% a year before tax.
One-bedroom apartment in Dudelange by the French border
$430,000
A 55 m² apartment: a living room with a kitchen, a bedroom and a bathroom. Dudelange is the country's fourth city on the French border, with the National Audiovisual Centre, a new district on the site of a former steelworks and trains to the capital, and public transport is free, as everywhere in the country. By yield this apartment is the best in the selection. Such apartments let for $1,880 (€1,670) a month on average, about 5.2% a year before tax.
Two-bedroom apartment in Clervaux in the Ardennes
$470,000
A 77 m² apartment: a living room, two bedrooms, a kitchen and a bathroom. Clervaux is a small town in the Ardennes in the north of the country, in the valley of the river Clerve, with a 12th-century castle, a Benedictine abbey and a station on the Luxembourg - Liège railway. In 2025 the apartment metre here rose in price by 22.9%, faster than in any other commune in the table, and it still costs 28% less than the national average. Such apartments let for $1,580 (€1,410) a month on average, about 4.0% a year before tax.
One-bedroom apartment in Sanem near the Belval campus
$480,000
A 57 m² apartment: a living room with an island kitchen, a bedroom and a bathroom. Sanem is a commune in the south of the country next to Belval, a new district on the site of a steelworks with the main campus of the University of Luxembourg and research institutes. Apartments here are rented by students, lecturers and researchers, and in 2025 the metre rose in price by 5.1%. Such apartments let for $1,890 (€1,680) a month on average, about 4.7% a year before tax.
One-bedroom apartment in Hesperange next to the capital
$520,000
A 51 m² apartment: a living room with a kitchen, a bedroom and a bathroom. Hesperange is a suburb in the south-east of the capital in the Alzette valley, next to the Cloche d'Or business district with banks and audit firms. Rents here are almost as in the capital, while the metre is 16% cheaper, so the yield is above 5%. Such apartments let for $2,230 (€1,990) a month on average, about 5.1% a year before tax.
Two-bedroom apartment in Ettelbruck in the centre of the country
$540,000
A 68 m² apartment: a living room, two bedrooms, a kitchen and a bathroom. Ettelbruck is a town in the centre of the country where the Alzette meets the Sûre, a rail hub with trains to the capital and the north, with the northern region's hospital, shops and schools. In 2025 the apartment metre here rose in price by 9.3%. Such apartments let for $1,730 (€1,540) a month on average, about 3.8% a year before tax.
Two-bedroom apartment in Remich on the Moselle
$550,000
A 73 m² apartment: a living room, two bedrooms, a kitchen and a bathroom. Remich is a small town on the Moselle on the German border, in the heart of the wine country, with a riverside promenade, a pier for pleasure boats and wine cellars. Apartments here are bought to live by the river and to let, and in 2025 the metre fell in price by 3.9%, a good moment to buy. Such apartments let for $1,900 (€1,690) a month on average, about 4.1% a year before tax.
One-bedroom apartment in Hollerich, Luxembourg City
$560,000
A 39 m² apartment: a living room with a kitchen, a bedroom and a bathroom. Hollerich is a district of the capital west of the central station, where offices, a concert hall and new homes have replaced old industrial buildings, and the station is a 10-minute walk away. Rents in the district are almost as in the capital on average, and in 2025 the metre in the city rose in price by 2.4%. Such apartments let for $2,280 (€2,030) a month on average, about 4.9% a year before tax.
What investors buy in Luxembourg
Above are the most interesting offers selected by our experts. A manager will find a property for your requirements.
Apartments for sale in the capital, Hesperange, Sanem, Differdange, Remich and Clervaux, prices per metre and rents by commune, rental yields, taxes on buying, letting and selling, rules for foreigners.
Luxembourg is the financial centre of the European Union with EU institutions, banks and funds, so homes here are expensive and let all year round: over the year apartment rents across the country rose by 5.8%. Based on deals over the 12 months to June 2026, a metre of a second-hand apartment costs about $8,700 on average, in the capital about $12,000. A one-bedroom apartment in Differdange costs $430,000, in Sanem near the Belval university district $480,000, in the capital's Hollerich $560,000. Such apartments let at a yield of 3.8-5.2% a year before tax, and a foreigner buys a home without any permits.
This page covers apartments in the capital, the south of the country, the Moselle and the Ardennes, prices per metre and rents by commune, yields and the legal rent cap, taxes on buying, letting and selling, and residence. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
Prices are based on the average price per metre in deals for second-hand apartments in the commune from 1 July 2025 to 30 June 2026, adjusted for the apartment's size, rents on the average advertised rent of apartments in the commune (in the capital, the district) over the same months, according to the Housing Observatory of Luxembourg's Ministry of Housing; €1 = $1.1198.
How much does an apartment in Luxembourg cost in 2026
Apartments are most expensive in the capital: a second-hand metre costs about $12,000, in neighbouring Hesperange about $9,700. Across the country the average metre costs about $8,700, and in the south, on the Moselle and in the Ardennes $6,200-8,100. In 2025 prices across the country rose by 0.9%: in Clervaux the metre rose by 22.9%, in Ettelbruck by 9.3%, while in Remich and Dudelange it fell by 3.5-3.9%. New builds cost more: a metre in apartments under construction costs about $12,000 on average.
| Where | Price per m² of a second-hand apartment | Average apartment rent per month | Change in price per m² in 2025 |
|---|---|---|---|
| Luxembourg City | ~$12,000 | ~$2,300 | +2.4% |
| Hesperange | ~$9,700 | ~$2,300 | -0.5% |
| Luxembourg, whole country | ~$8,700 | ~$2,100 | +0.9% |
| Sanem | ~$8,100 | ~$1,900 | +5.1% |
| Remich | ~$7,700 | ~$1,900 | -3.9% |
| Differdange | ~$7,600 | ~$1,700 | +0.4% |
| Ettelbruck | ~$7,500 | ~$1,800 | +9.3% |
| Dudelange | ~$7,300 | ~$1,900 | -3.5% |
| Clervaux | ~$6,200 | ~$1,600 | +22.9% |
Data of the Housing Observatory of Luxembourg's Ministry of Housing based on notarial deeds: the average price per metre of a second-hand apartment from 1 July 2025 to 30 June 2026; rent is the average advertised apartment rent over the same months; the price change is 2025 against 2024. Dollars at €1 = $1.1198, rounded up.
What yield letting gives and what taxes are paid
The apartments in the cards let at a yield of 3.8-5.2% a year before tax: highest in Dudelange and Hesperange, lowest in Ettelbruck and Clervaux. The calculation uses the average advertised rent of apartments in the commune from 1 July 2025 to 30 June 2026, and over the year apartment rents across the country rose by 5.8%. The law caps rent: no more than 5% a year of the capital invested in the apartment, it can be raised once every 2 years by no more than 10%, the deposit is up to 2 months' rent, and for leases from 1 August 2024 the agency fee is split equally between the owner and the tenant. A manager will calculate the rental income of a specific apartment after tax in the chat.
| Tax | Rate |
|---|---|
| Rental income | progressive scale, the top rate including the solidarity tax is 42.8-43.6%, plus a 1.4% long-term care insurance contribution |
| What is deducted from rent | loan interest, repairs and depreciation of 2% a year of the building's price without land (4% for buildings under 5 years old); for buildings over 15 years old, 35% of rent instead, up to €2,700 a year |
| Property tax | calculated from the cadastral valuation at the commune's rate |
| Vacant home | the commune may levy a special tax if no one has been registered in the apartment for 18 consecutive months |
| Sale within 5 years | the gain is taxed at the progressive scale, up to 42% |
| Sale after 5 years | up to 21% of the gain, the purchase price is indexed, a €50,000 allowance per 10 years (€100,000 for couples) |
Data for 2026: rents - Housing Observatory of Luxembourg's Ministry of Housing, 1 July 2025 - 30 June 2026; taxes - Luxembourg tax administration; countries are compared in the rental yield table.
All Luxembourg taxes are collected on the page taxes in Luxembourg, and how to bring in the money for the purchase is on the page how to send money to Luxembourg.
What costs to add to the price
| Payment | Amount |
|---|---|
| Registration duty | 6% of the price, paid when the notarial deed is signed |
| Mortgage register transcription duty | 1% of the price |
| VAT in a new-build price | already included in the price |
| Notary | at the state tariff, rising with the apartment's price |
| Bëllegen Akt tax credit | up to $45,000 (€40,000) per buyer, only for a home the buyer lives in, not for an apartment to let |
Data for 2026. The parties first sign a preliminary contract, then the notarial deed; it can be signed in person or by power of attorney. The manager calculates the total for a specific property.
In Luxembourg the title, the building and the rent cap are checked before the notarial deed
Mistakes cost more than the duties: rent above the legal cap that the tenant will challenge before the rent commission, debts and disputes among the building's co-owners, facade or roof repairs already approved by the owners' meeting, delays at a new build, a low energy rating that lets repairs eat the income. Murblz support removes these risks: we find an apartment for the budget and goal, check the title, the building's documents and the rent calculation together with the notary, prepare the payment and take the deal through to registration of title, and help with letting.
The cost of support depends on the purchase budget and the goal - investment, relocation or a home for yourself; the manager calculates it in the chat.
Does the purchase give residence
Residence in Luxembourg is granted for work, your own business, study, family or as an investor, from $560,000 (€500,000) in a company in the country, and buying property is not one of these grounds. All routes are on the page Luxembourg residence. After 5 years of living in the country, a Luxembourgish language exam and a civic course you can obtain Luxembourg citizenship.
An apartment can be bought without any status: a foreigner registers a home or land in their own name without permits or restrictions by citizenship. Luxembourg is in the European Union and the Schengen area, and the deal is signed at a notary in person or by power of attorney. A manager will find an apartment for a family move in the chat.
How we select a property
- Budget and goal: rental income, capital preservation, relocation or a home for yourself. The manager clarifies the town and commune - the capital, the south on the French border, the Moselle or the north.
- A selection of real properties: apartments with the seller's price, area, building year, energy rating and a yield calculation that takes the legal rent cap into account.
- Checks together with the notary: title and encumbrances in the mortgage register, the building's co-ownership rules and charges, planning permissions, the energy performance certificate.
- A remote deal by power of attorney: a preliminary contract, a loan or payment by transfer, the notarial deed, 7% duties and registration of title in the mortgage register.
The manager sends the selection to the chat, with sellers' prices as of the selection date.
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More on buying in this country:
- Property in Luxembourg for foreigners: rules, taxes and the deal
- How to send money to Luxembourg
- Taxes in Luxembourg
- Company in Luxembourg: registration and taxes
- Luxembourg: whether to move there
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Luxembourg cost in 2026?
Can foreigners buy property in Luxembourg?
Does buying property give residence in Luxembourg?
What is the rental yield in Luxembourg?
What taxes are paid when buying an apartment in Luxembourg?
What taxes does an apartment owner pay in Luxembourg?
Where to buy an apartment for investment in Luxembourg?
How to pay for an apartment in Luxembourg from abroad?
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