Methodology: sources and calculation of property prices

Valeur.lu only publishes figures that can be traced back to a source. This page explains which data are used, how they are combined and where their limits lie.

Who publishes Valeur.lu

Valeur.lu is a free service created and run by Hugo Ribeiro, a real estate agent in Luxembourg for more than 17 years. The data are public and sourced; the valuation gives an order of magnitude and does not replace a professional appraisal.

Sources

Existing and new-build (VEFA) apartments: prices actually recorded by notaries, published by the Observatoire de l'Habitat from data of the Administration de l'Enregistrement, des Domaines et de la TVA, by commune, for the period 1 July 2025 to 30 June 2026.
Houses: asking prices by commune, published by the Observatoire de l'Habitat from Immotop.lu listings, over the same period.
Rents: average asking rents per m² from Immotop.lu (September 2026), by region and by district for Luxembourg City.
History 2015–2025: average recorded prices of existing apartments by commune and calendar year, published by the Observatoire de l'Habitat (a commune only has a price in years with at least 10 sales).
Recent trend: one-year change in asking prices published by atHome.lu (Q3 2026), for existing homes and new-build apartments.
Legal maximum rent: revaluation coefficients from the Observatoire de l'Habitat (analysis report of 17.04.2026).

Reliability rules

A commune's apartment price is only shown if it is based on at least 10 sales; otherwise the canton average is used and flagged.
A commune's house price is only shown if it is based on at least 30 listings; otherwise the canton average is used and flagged.
Every figure is shown with its period and number of observations.
Prices actually paid (notary) and asking prices (listings) are never mixed: their nature is stated each time.

How the sale price estimate is calculated

Starting point: the commune's average price per m² (apartments: notary price; houses: asking price minus a 5% negotiation margin).
Updated with the atHome trend between the middle of the reference period and today.
Percentage adjustments for the property: condition, year built or renovation, energy class, heating, floor and lift, outdoor space, light, orientation, quietness, view, surroundings, finishes, bathrooms; for houses, type (terraced, 3 or 4 sides) and roof. Total adjustments are capped between −40% and +60%.
Fixed amounts for parking spaces (€30,000 to €45,000 indoor, €8,000 to €12,000 outdoor, depending on the region) and, for houses, for land and cellar beyond the usual size.
Range of ±9% around the value, wider when the commune has less data.

How the rent estimate is calculated

Starting point: the average asking rent per m² of the region (or district in Luxembourg City), adjusted to the commune's price level.
Small homes rent for more per m²: the rent per m² is adjusted for the size of the home.
−5% between asking rent and signed rent; houses −3.5% versus an apartment of the same size; furnished +12%.
Adjustments for condition, age, energy class, floor, outdoor space, quietness, public transport and finishes; parking as a fixed monthly amount.
Range of ±8%. The legal maximum rent (5% rule) is calculated alongside.

Limits

These are averages: a specific property can differ significantly.
Asking prices for houses are usually higher than actual sale prices.
Official data come with a delay: the reference period ends on 30 June 2026.
An online valuation is neither an appraisal nor a formal valuation report: selling or letting still requires a visit.

Updates

Figures are updated as soon as the sources publish new data. The date of the last update is shown at the bottom of every page.

Citing these figures

You may reuse Valeur.lu's figures by citing “Valeur.lu, based on Observatoire de l'Habitat data” with a link to the relevant page. Spotted an error? Write to contact@valeur.lu.

Methodology: where Valeur.lu's figures come from