Property price indices by municipality in Luxembourg
The property price index by municipality is the reference tool for tracking the Luxembourg residential market. Published quarterly by the Housing Observatory in partnership with STATEC, it relies on notarial deeds registered with the AED.
In 2025, the overall index shows stabilisation after the 2022-2024 correction (-14% on average), with marked disparities between municipalities.
Methodology and data sources
The methodology relies on:
- Primary source: notarial deeds registered at the AED
- Hedonic method: price decomposition by property characteristics
- Seasonal adjustment: X-13 ARIMA model used by STATEC
- Smoothing: 4-quarter moving average for low-volume municipalities
2026 trends: selective recovery by municipality
Municipal analysis reveals contrasting dynamics:
- Luxembourg City: median apartment ~EUR 10,500/m2, +3% recovery in Q1-2025
- Southern belt (Esch, Differdange): stabilisation at ~EUR 5,800-6,500/m2
- North (Clervaux, Wiltz): slower correction, ~EUR 4,500-5,500/m2
Top municipalities: prices, yields and attractiveness
The most sought-after municipalities combine transport accessibility, quality of life and school offering:
- Strassen, Bertrange, Hesperange: premium suburban, EUR 8,000-10,000/m2
- Esch-sur-Alzette, Belval: secondary urban hub, ~EUR 6,000/m2
- Mersch, Steinsel: attractive central municipalities, EUR 6,500-7,500/m2
Frequently asked questions about price indices
Where do the price data per municipality come from?
Data comes from notarial deeds registered with the AED, aggregated by the Housing Observatory. These are actual transaction prices, not advertised prices.
How often are the indices updated?
Official indices are published quarterly with a 2-3 month lag. Our tool integrates the latest available data.
Why do prices differ between neighbouring municipalities?
Differences are explained by location (proximity to employment, transport), school offering, municipal taxation, and available property types.
Do the indices include new-build and existing properties?
Yes, both segments are covered. The Observatory also publishes separate indices for new (VEFA) and existing apartments.
How can I use the indices to estimate my property?
Indices provide a median price per municipality as a starting point. Then adjust for your property's specific characteristics using our estimation and comparison tools.