Luxembourg apartment prices 2025: a commune-by-commune breakdown
A data-driven look at where apartments are most and least expensive in Luxembourg in Q4 2025, based on 3,208 real transactions published by the Observatoire de l'Habitat.
If you buy a standard 75 m² apartment in Luxembourg in late 2025, you will pay somewhere between €373,000 and €688,000 depending on which commune you land in — a spread of almost 1.85× for the same square metre. This post walks through the Q4 2025 Observatoire de l'Habitat data for every commune that had at least ten apartment transactions, using the hedonic price index (which corrects for mix so you aren't comparing a 200 m² penthouse in one commune to a 40 m² studio in another).
The national snapshot
Across 54 communes with enough transactions to publish a reliable hedonic figure, Luxembourg recorded 3,208 apartment transactions in Q4 2025. The national hedonic median is €6,536/m², which is the number to carry in your head if you want a single data point for "the Luxembourg apartment market". The range runs from €4,978/m² in Wiltz (far north) to €9,176/m² in Strassen (west of the capital). Every number in this post comes from the Observatoire de l'Habitat series published through data.public.lu under a CC0 open licence, and we keep our own ingested copy in sync with each quarterly release.
The five most expensive communes
The top of the ranking is dominated by the capital and its immediate western ring. These communes share three features: direct proximity to the Kirchberg and Gare employment cores, premium public-transport connections (the tram, the central rail hub, or the A6/A4 artery), and extremely constrained supply of new apartment stock.
- Strassen — €9,176/m² · 79 transactions
- Luxembourg-Ville — €9,103/m² · 672 transactions
- Kopstal — €9,045/m² · 19 transactions
- Bertrange — €8,916/m² · 47 transactions
- Mamer — €7,837/m² · 40 transactions
Strassen has edged past Luxembourg-Ville for the first time in this series — €9,176/m² against €9,103/m² — on the back of a small number of very premium deliveries near route d'Arlon. But the capital still dominates on volume: its 672 apartment transactions in a single quarter represent roughly one in five of all apartment sales in the country, which is why the city's number is statistically the most reliable in the ranking. Kopstal and Bertrange sit in the same €8.9k–€9.0k tier, both benefitting from the Luxembourg-Ville commuter belt with slightly more modern housing stock. Mamer rounds out the top five at €7,837/m², still well above the national median but already almost €1,200/m² below Strassen.
The five most affordable communes
At the bottom of the distribution you find the northern and eastern periphery: communes where most of the housing stock is older, plots are larger, and the commute to Kirchberg is at least 45 minutes on a good day. For a buyer willing to work remotely or commute against the traffic, these are the cheapest entry points into the Luxembourg apartment market.
- Wiltz — €4,978/m² · 30 transactions
- Larochette — €5,192/m² · 12 transactions
- Rumelange — €5,359/m² · 19 transactions
- Weiswampach — €5,472/m² · 18 transactions
- Parc Hosingen — €5,474/m² · 14 transactions
Wiltz closes the ranking at €4,978/m² — the only commune in the published set to clear below the psychological €5,000 threshold. That is 46% cheaper than Strassen for the same standardised square metre. Larochette and Rumelange follow at around €5.2k–€5.4k/m². The implication for a buyer priced out of the centre is concrete: a 75 m² apartment priced around the national median (€490k) would cost about €373,350 in Wiltz at the same specification. The commute, of course, is the trade-off.
What the "hedonic" price actually means
Most Luxembourg property headlines quote the simple average price per square metre. That number is easy to calculate and almost always misleading at the commune level, because the mix of apartments sold in any single quarter is never representative of the stock as a whole. A commune like Kopstal has 19 sales in Q4 2025; if three of them happen to be new-build penthouses, the raw average jumps and you draw the wrong conclusion about the market. The hedonic index solves this by modelling price as a function of observable characteristics — surface, number of rooms, construction date, presence of a lift, etc. — and then reporting the price for a reference apartment. The result is a number you can compare across communes and across quarters, which is why the Observatoire publishes it alongside (not instead of) the raw average.
In the Q4 2025 data, the raw average is almost always higher than the hedonic: €10,270/m² vs €9,103/m² in Luxembourg-Ville, €10,031/m² vs €9,176/m² in Strassen. The gap tells you that the mix of apartments transacting in these premium communes is tilted toward larger and newer units — the kind of stock that costs more per square metre in its own right, not evidence that "prices rose" in the way the headline average implies.
How to use this data if you're buying or selling
A commune-level hedonic price is a good anchor, not a valuation. Two apartments on the same street in Luxembourg-Ville can trade 30% apart based on floor, orientation, energy class (CPE A vs D), parking, and condition. The Observatoire's own methodology note warns against using the hedonic figure as a per-property estimate; it is designed to track the market, not to price individual units. If you want a property-level estimate grounded in the same open data, we publish a free valuation tool at prime.lu/valuation that layers commune hedonic €/m² on top of surface, age, and energy class inputs.
For sellers, the practical use is different. If your commune's hedonic price moved by €200/m² between Q3 and Q4 2025 — and most did not — that's roughly €15k of movement on a 75 m² apartment. Budget for it, but don't price off it. Price off comparable sales inside your commune in the last 180 days, adjusted for the usual property-specific factors. The hedonic figure tells you whether the tide is moving with you or against you; it does not tell you the price of your specific boat.
Sources, methodology, and limitations
All numbers in this post come from the Observatoire de l'Habitat apartment price series, released quarterly by the Luxembourgish Ministry of Housing and Spatial Planning and the national statistics office (STATEC). The data is open (CC0) and republished on data.public.lu. The Observatoire only publishes a hedonic figure for communes where at least ten apartment transactions occurred in the reference quarter, which is why communes like Betzdorf, Biwer, or Vianden do not appear here: they had fewer than ten apartment sales in Q4 2025 and the statistical model cannot produce a reliable estimate at that sample size. We do not fill in those gaps.
The limitations you should carry in mind: this is a commune-level aggregate, so micro-market differences (for instance Belair vs Bonnevoie inside Luxembourg-Ville) are flattened. The dataset covers apartments only — the house market is published separately. And because the Observatoire release sits one quarter behind real time, a fast-moving market inflection point (a rate cut, a supply shock) won't show up in these numbers for another three months. For day-to-day asking-price signal, our commune index cross-references the hedonic figure with current listing data so you can see where the two diverge.
We'll update this post when the Observatoire publishes Q1 2026 — expected early July 2026 — and keep the commune table current between releases.