In this article
Start with the price
The asking price is the most important decision in a sale. Too high, and the listing sits while buyers wonder what is wrong with it. Too low, and money is left on the table.
A realistic price is built from:
- recent sale prices of comparable homes in the same quarter, not asking prices;
- the specific qualities of your home: floor, orientation, outdoor space, parking, cellar, noise;
- its energy class, which buyers and banks look at increasingly closely;
- for an apartment, the state of the building and the co-ownership's finances.
The official series published by STATEC and the Housing Observatory show how prices have moved at national and quarter level. Our market analysis summarises them. For a specific home, a valuation based on comparable transactions is more useful than any average.
A price that attracts viewings in the first two weeks is usually the one that sells best. Listings that are reduced after two months often end up selling below the price that would have worked at the start.
Prepare the documents before the first viewing
Serious buyers, and their banks, will ask for the same documents. Having them ready shortens the process and signals a well-prepared sale.
For every property
- The title deed and cadastral references.
- A valid energy performance certificate. It is required for any sale, and listings must show the energy and insulation classes. See our guide to the energy passport.
- Plans of the property, and any building permits for works carried out.
- Recent utility and property tax figures.
For an apartment
- The co-ownership regulation and the division deed, identifying your lots and thousandths.
- The minutes of the last three general assemblies.
- The latest accounts and the budget, and the state of the mandatory works fund.
- Details of any works already voted.
Our guide to buying in a co-ownership explains why buyers ask for these, and how they read them.
Present the home well
- Photographs are the first viewing. Good light, tidy rooms and a wide-angle lens used with restraint make more difference than any description.
- Small repairs matter more than large ones: a dripping tap, a broken handle and a stained ceiling make buyers wonder what else has been neglected.
- Declutter. Buyers need to picture their own life in the space.
- Be accurate. State the real surface area and the real condition. Overstated listings lead to renegotiation later.
Viewings and offers
Group viewings where possible, over a short period, so that interested buyers see that others are interested too. Ask for offers in writing. A written offer should state the price, the proposed timing and whether it depends on financing. An offer from a buyer who already has a bank's written indication is worth more than a higher one without it.
The compromis de vente
Once you accept an offer, the sale is formalised in a compromis de vente. In Luxembourg, a compromis signed by both parties is definitive: it commits both seller and buyer to the sale at the agreed price. That protects you as a seller as much as it binds the buyer.
A well-drafted compromis states:
- the lots sold, the price and payment terms;
- the notary and the deadline for the deed;
- the date of handover;
- the conditions precedent, typically the buyer's financing within a set period;
- who pays for co-ownership works already voted;
- the penalty if a party withdraws without reason, commonly 10% of the price.
Our guide to the compromis de vente looks at each clause from the buyer's side; the same clauses protect the seller.
The notary and the deed
The notary, usually chosen by the buyer, prepares the deed, checks the title and any mortgages, and organises the payment of the price. If your property is mortgaged, the notary arranges for the outstanding loan to be repaid from the sale proceeds and the mortgage released.
Registration duties are paid by the buyer. The seller's main costs are usually the agency commission, if an agency is used, the cost of the energy certificate, any early repayment fee on the mortgage, and the notary's costs for releasing the mortgage.
Capital gains
Whether tax is due on the gain depends mainly on whether the property was your principal residence and how long you have owned it. The sale of a principal residence is generally exempt. For other properties, the treatment depends on the holding period and the rules in force. Take tax advice before signing if the property was not your main home.
A realistic timeline
| Stage | Typical duration |
|---|---|
| Valuation, documents, photos | 1 to 3 weeks |
| Marketing and viewings | 2 to 8 weeks, depending on price and quarter |
| Offer to compromis | A few days |
| Compromis to deed (financing, notary) | 6 to 12 weeks |
From first listing to keys, three to five months is common for a well-priced home in Luxembourg City.
Selling a rented property
A property can be sold with its tenant in place. The lease continues with the new owner. Investors often prefer that, because the rent is already established. If you intend to sell with vacant possession, check the rules for ending a residential lease: a landlord can only terminate for serious reasons, and personal need requires six months' notice. See our guide to ending a lease.
Our take
The sellers who do best in Luxembourg are the ones who treat the first two weeks as decisive: accurate price, complete file, good photographs, and a clear answer to every question a buyer's bank will ask.
That is how we sell at Aura Properties. If you are thinking of selling, see Sell with us or contact us for a valuation based on real transactions in your quarter.
Sources
This article describes general rules and market practice in Luxembourg and is not legal, tax or financial advice. Rules and announced measures change; confirm the position that applies to you with a notary, your bank or a tax adviser before signing.
