Our sources
- Observatoire de l'Habitat and STATEC (Le Logement en chiffres no. 20, September 2026) — prices taken from notarial deeds, the official reference. Levels by area cover sales from July 2025 to June 2026.
- atHome.lu — asking prices and rents in Q3 2026, published on 1 October.
- Immotop.lu — asking prices in Q3 2026 (published on 9 October) and municipal price quotes for September 2026.
Regional breakdowns vary slightly between sources; we follow the Observatoire's.
1. The national market, by property type
🏠 Existing apartments
Average notarial price: €7,795/m² in Q2 2026, up 1.3% over the quarter but down 2.2% year on year.
At constant quality (STATEC index), the annual decline is only 0.6%: the segment has been stable since early 2024.
On the listings side, atHome measures €7,910/m² in Q3 (+1.4% over the quarter).
Activity is back to pre-crisis levels: 1,049 sales in Q2, slightly above the 2017-2021 average.
🏗️ New-build apartments (off-plan / VEFA)
Average notarial price: €9,809/m² in Q2 2026, -6.7% year on year — partly because larger units were sold.
In listings, the correction is speeding up: €9,160/m² in Q3, -10.5% year on year (atHome).
Volume remains the real problem: 225 sales in Q2, almost 68% below the pre-crisis average.
🏡 Existing houses
The STATEC index is down 0.5% over the quarter and 3.7% year on year. The average house sold for €945,274 (median: €870,000).
In listings: €6,002/m² in Q3 (-1.2% year on year, atHome).
709 houses sold in Q2 — still about 22% below the pre-crisis average.
Our view: existing properties have found their floor, new builds keep correcting. According to Julien Licheron (LISER), price cuts on some projects are narrowing the gap with existing homes and could gradually make off-plan purchases more attractive again.
2. The market by region and by property type
Price levels and change over one year (notarial deeds, July 2025 – June 2026)
| Area | Existing apt. | Off-plan apt. | House (median) |
|---|---|---|---|
| Luxembourg canton | €9,811/m² +0.5% | €11,795/m² +1.6% | €1,300,000 +5.7% |
| Capellen-Mersch | €7,376/m² −2.4% | €8,697/m² +0.9% | €1,005,000 −1.3% |
| Esch-sur-Alzette canton | €6,835/m² −0.5% | €8,707/m² +1.6% | €740,000 −6.3% |
| East | €6,833/m² +0.4% | €8,448/m² −1.5% | €842,500 −2.9% |
| North | €6,079/m² +0.3% | €7,735/m² +2.3% | €686,000 −7.1% |
| Country | €7,712/m² −1.1% | €9,839/m² −1.9% | €870,000 −4.7% |
Change: compared with sales from July 2024 – June 2025 (Le Logement en chiffres no. 18), Promovillas calculation. These are raw averages and medians, sensitive to the mix of properties sold, especially for houses and in areas with few sales. East = Echternach, Grevenmacher and Remich cantons. North = Clervaux, Diekirch, Redange, Vianden and Wiltz. For houses, the Observatoire does not publish a price per m² (insufficient land-registry data): we give the median price per house. The "Country" row is a 12-month average (July 2025 – June 2026), so it differs slightly from the Q2 2026 averages in part 1.
Recent trends (asking prices, atHome, Q3 2026, year on year)
| Region | Existing apt. | New apt. | Existing house |
|---|---|---|---|
| Centre | -2.8% | -11.7% | n/a |
| South | +0.4% | -7.6% | -1.3% |
| West | -2.2% | +1.9% | +0.1% |
| East | n/a | insufficient data | +10.3% |
| North | +8.6% | -9.9% | +5.1% |
n/a: not published by atHome. atHome's regions do not exactly match the Observatoire's areas (notably West and Capellen-Mersch).
🏙️ Centre — Luxembourg canton
The most expensive market: €9,811/m² for existing apartments, €11,795/m² off-plan, €1.3M for a median house. Over one year, notarial prices are stable or rising (existing +0.5%, off-plan +1.6%, median house +5.7%): the correction shows mainly in asking prices.
It is also where listings correct the most: -11.7% year on year for new builds, -2.8% for existing.
In Luxembourg City, asking prices stand at €10,949/m² (-8.2% year on year), with wide gaps: from €8,877/m² in Cents to €12,529/m² in Belair.
Promovillas advice: the Centre corrects the most because it started from the highest level. The launch price is decisive: an overpriced property stays on the market longer here than anywhere else.
🌳 South — Esch-sur-Alzette canton
Together with the East, the most affordable existing apartments after the North (€6,835/m²), but off-plan prices on a par with Capellen-Mersch (€8,707/m²). Over one year: existing −0.5%, off-plan +1.6%, median house −6.3%.
In listings, existing apartments are stable (+0.4%), new builds correct (-7.6%), houses edge down (-1.3%).
Promovillas advice: stable prices and sharply rising rents — this is where rental yields are improving the most (see part 3).
🏡 West and Centre-North — Capellen-Mersch
Second most expensive area for existing apartments (€7,376/m²) and houses (over €1M for a median house); off-plan, on a par with the Esch canton (€8,697/m²). Over one year: existing −2.4%, the largest fall in the country for this segment, off-plan +0.9%, median house −1.3%.
In atHome's West region, the only one where new-build asking prices rise (+1.9%); existing apartments are down 2.2%, houses are stable.
Promovillas advice: still the best compromise for families who want space less than 30 minutes from the capital.
🌄 East — Echternach, Grevenmacher, Remich
Existing apartments at the same level as the South (€6,833/m²), but much more expensive houses (median €842,500, versus €740,000 in the Esch canton). Over one year: existing +0.4%, off-plan −1.5%, median house −2.9%.
Asking prices for existing houses jumped 10.3% year on year.
Promovillas advice: a market for houses with character, where sellers are currently in a strong position. For new apartments, the market is too thin to show a trend.
🌲 North — Diekirch, Wiltz, Clervaux, Redange, Vianden
The lowest prices in the country in every segment: €6,079/m² for existing apartments, €686,000 for a median house. Over one year: existing +0.3%, off-plan +2.3%, median house −7.1%.
The turnaround of the half-year: existing properties are rising in listings (+8.6% for apartments, +5.1% for houses), while new builds correct sharply (-9.9%).
Promovillas advice: hit hardest in the spring, the North now attracts buyers looking for affordable prices. Well-located existing properties (Ettelbruck, Diekirch) benefit first.
3. The rental market: by region and by city
National level
Advertised apartment rents rose 5.8% year on year in Q2 2026, more than twice inflation (2.4%).
By contrast, rents on existing leases rose only 1.3%: the gap is widening between sitting tenants and those looking for a home.
In Q3, an apartment rents for €1,960 a month on average (+3.8% year on year), a house for €3,431 (+6.1%) (atHome).
Supply is nevertheless growing: +28% apartment rental listings in a year. Demand that can no longer buy is shifting to renting.
By region
| Region | Advertised rent (Sept. 2026) | Apartments: change over one year (atHome Q3) |
|---|---|---|
| Centre | €34.92/m² | +3.5% |
| South | €27.04/m² | +11.6% |
| West | €23.68/m² | +10.5% |
| East | €23.20/m² | +6.6% |
| North | €19.34/m² | +4.8% |
Rents: Immotop, all homes, €/m²/month (West: August 2026). Immotop's Centre includes the Mersch canton (€25.64/m²), its West the Capellen and Redange cantons.
In the main cities (Immotop, September 2026; South: August 2026)
| City | Rent | Asking price | Indicative gross yield* |
|---|---|---|---|
| Luxembourg City | €36.30/m² | €10,949/m² | ≈ 4.0% |
| Strassen | €32.81/m² | €10,020/m² | ≈ 3.9% |
| Bertrange | €30.44/m² | €10,332/m² | ≈ 3.5% |
| Esch-sur-Alzette | €28.59/m² | €7,156/m² | ≈ 4.8% |
| Differdange | €29.05/m² | €6,360/m² | ≈ 5.5% |
| Dudelange | €25.59/m² | €6,620/m² | ≈ 4.6% |
| Ettelbruck | €21.82/m² | €6,009/m² | ≈ 4.4% |
| Diekirch | €21.63/m² | €8,175/m² | ≈ 3.2% |
*Annual rent ÷ asking price, before charges, costs and tax. An order of magnitude only: rental listings over-represent small units, which are more expensive per m².
In Luxembourg City, the highest rents are in Gasperich-Cloche d'Or (€41.77/m²), the lowest in Dommeldange (€30.51/m²).
In the South, rents rose sharply over the year: +13.8% in Differdange, +15.2% in Dudelange.
Promovillas advice: for an investor, the South currently offers the best balance between yield and entry ticket. For a landlord in Luxembourg City, demand remains strong but the yield is capped by the purchase price.
4. What the figures don't say — our view from the field
The statistics show a market that is stabilising. On the ground, what we mostly see is a market that sorts.
Correctly valued existing properties sell within normal timeframes. Those still priced on 2021-2022 references get stuck, then sell below what a sound initial valuation would have achieved.
In new builds, developers are adjusting their prices or terms: now is the time to negotiate.
On the rental side, pressure keeps rising. For a landlord, this means more applicants per property — and therefore the importance of a rigorous selection of applications.
The government's "Booster fir de Wunnengsbau" package, announced on 16 July, aims to revive construction and rental investment; its effects are not yet visible in the data. As Julien Licheron puts it, the cyclical crisis is easing, but the structural housing crisis remains.
Conclusion
Six months after our Q1 analysis, the Luxembourg market is moving at several speeds: existing properties have stabilised, new builds keep correcting, rents are accelerating everywhere. And the gaps between regions and between property types have never been so wide.
A national average is no longer enough to set a price. You have to reason by municipality, property type and segment — which is what Promovillas has been doing for its clients for more than 30 years.
Planning to sell, buy, rent out or invest? Contact us for a confidential, personalised valuation.
Sources: Observatoire de l'Habitat and STATEC, Le Logement en chiffres no. 20 (September 2026) and "Prix de vente" and "Prix de location" pages (updated 24/09/2026) · atHome.lu, Q3 2026 (published 1 October 2026) · Immotop.lu, Q3 2026 (published 9 October 2026) and regional and municipal price quotes (August-September 2026)