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Apartment for sale · Merl, Luxembourg

For sale - 98m2 apartment - Merl

Asking price
€965,000
Bedrooms
2
Bathrooms
1
Living area
98 m²
Floor
3

17% below the commune median per m²1,878 similar adverts

  • Balcony
  • Balcony with a view
  • Lift
  • Cellar
  • Laundry room

Description

Translated by ChatHome. The agency's own words are one press away.

"Description": "Exceptional apartment in Merl: an ideal living environment in a sought-after neighbourhood!\r<br />\r<br />Located in the prestigious Merl neighbourhood, at the entrance to the famous park, this modern, renovated in 2020 and bright apartment is a rare gem combining comfort, elegance and practicality. Set in a prestigious residence built in 1993, this property offers a peaceful environment while remaining in the immediate vicinity of shops, schools and green spaces.\r<br />\r<br />With a living area of 98 m², this magnificent apartment on the 3rd floor with lift will appeal with its optimal layout and high-quality finishes.\r<br />\r<br />Layout:\r<br /> Living area:\r<br /> A welcoming entrance hall.\r<br /> Spacious, light-filled living room (30m²) opening onto a balcony, ideal for enjoying a relaxing moment in complete tranquillity.\r<br /> Separate, fitted kitchen with quality appliances, +/-9m2\r<br /> Separate WC\r<br />\r<br />Sleeping area:\r<br /> - A 20m² master bedroom opening onto a second balcony\r<br /> - A second bright bedroom measuring 16m².\r<br /> - 1 shower room/WC \r<br />\r<br />Additional features:\r<br /> - A large private cellar.\r<br /> - An outdoor parking space available to rent for 60euros/month\r<br /> - A laundry room for added convenience.\r<br />- 2 balconies\r<br />\r<br />The entire apartment benefits from double glazing.\r<br />\r<br />A peaceful and privileged environment in the immediate vicinity of Merl Park!\r<br />\r<br />The apartment is dual-aspect and located in the Magellan residence, offering an ideal orientation and exceptional natural light throughout the day. \r<br />\r<br />A prime neighbourhood: Merl\r<br />Amenities in the immediate vicinity: shops (Proxy Delhaise, which replaced Alima, pharmacy, bakery, etc.), nurseries, renowned schools,\r<br />\r<br />Public transport: \r<br />several bus lines are just a few minutes' walk away (5, 6, 86, 96, 711, CN7, EE8).\r<br />\r<br />A rare opportunity not to be missed!\r<br />\r<br />This property is a true favourite, combining a premium location, absolute comfort and high-end features. \r<br />Do not miss this unique opportunity to live in an exceptional apartment in the heart of one of the city's most sought-after neighbourhoods. \r<br />\r<br />Contact me to arrange a viewing.\r<br />\r<br />See you soon!",

Photo groups use stored image labels, not verified property facts.

1 / 12

Private balcony with a table and chairs overlooking trees and nearby residences.

Original listing photo

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Every fact

Every fact

Home essentials

Property type
Apartment
Price
€965,000
Living area
98 m²
Bedrooms
2
Bathrooms
1
Listing type
For sale
Location
LuxembourgPosition is approximate
Lift
Yes
Floor
3
Year built
1993
Cellar
Yes
Construction state
Existing building

Full record

Certificate type
DPE
Issue date
02/05/2023
Advertised asking price
€965,000
Price basis
Asking price

Features

Offer type
For sale
Furnishing
Furnished
Construction status
Existing building
Bedrooms
2 count
Bathrooms
1 count
Available from
03/10/2026
Condition (source)
rénové en 2020
Floor
3 count
Building floors
4 count
Renovation year
2020
Views (source)
Belles vues extérieures, Vue dégagée
Interior features (source)
Un hall d'entrée accueillant, Séjour spacieux et baigné de lumière (30m²), Cuisine séparé et équipée avec des appareils de qualité +/-9m2, WC séparé, Une chambre parentale de 20m², Une seconde chambre lumineuse de 16m², 1 SDD/WC, Une grande cave privative, Une buanderie, Baie vitrée, Stainless Steel Appliances, Dishwasher, L'ensemble bénéficie de double vitrage
Exterior features (source)
2 balcons, Un emplacement extérieur à louer 60euros/mois
Balcony
Yes
Balcony view
Yes
Storage space
Yes
Open kitchen
No
Glazing
double
Fitted kitchen
Yes
Laundry room
Yes
Separate WC
Yes
Balcony with a view
Furnished
Double glazing

Rooms, Energy · thermal class, Heating, Parking, Orientation · Not stated.

Price

Asking price
€965,000
Per m²
€9,847
Commune median / m²
€11,908

Estimated range

An indicative range, not a valuation or a promised selling price.

Estimated range
€884,566 – €977,394
Estimate dated
5 Nov 2026
Against the commune median
-17.3%
Comparable adverts
1,878
Reference period
2026-11

Same property type and offer type. Asking prices, not completed sales; condition and exact location can differ.

Source and method

Advertised price vs our estimate

This compares the advertised price with our own estimate for a home like this one. It is not a valuation of the property.

Our estimate for a home like this €884,566 – €977,394

For homes like this one, 9 out of 10 of our estimates land within 27% of the advertised price.

Method version: fair-price-2026.4

Indicative adjustment using sale averages: €842,991 – €931,456 · An indicative adjustment using published sale and asking averages for existing flats. Accuracy against individual sales has not been tested (Observatoire de l'Habitat, 12 months to 30 Jun 2026).

Every price change recorded since this offer began. Earlier offers of this home are not shown.

Source and method
  1. 21 Oct 2026 · €965,000
  2. 21 Oct 2026 · €965,000
days on ChatHome
24
First seen
21 Oct 2026
Source checked
21 Oct 2026
Recorded changes
0

A longer listing period or a reduction does not prove the seller will accept less.

2018-Q1 · €691,920

Illustrative path: today's asking price is rebased with the named official source's transaction-price index for existing homes. It is not this property's price history or a valuation.

Source and method
Luxembourg (whole country) · official existing-home indexObservation period: 2018-Q1 – 2026-Q2Source updated: 2026-10-01T09:00:00.000Z2015=100Latest point provisionalSource: Eurostat — House price index — quarterly data (prc_hpi_q), purchases of existing dwellingsSource: Eurostat (prc_hpi_q), data compiled by STATEC · Creative Commons Attribution 4.0 International (CC BY 4.0)
Against the commune median
-17.3%
Comparable adverts
1,878
Reference period
2026-11
Area at the commune median
81 m²

An official market index shows the wider trend. It is separate from this advert’s history and does not predict this home’s sale price.

Same property type and offer type. Asking prices, not completed sales; condition and exact location can differ. A price comparison only; it does not describe another home.

Asking price€965,000

Enter an amount to compare

A private working amount. Saving it does not send an offer to the agency.

Asking price
€965,000

An indicative range, not a valuation or a promised selling price.

Finance

Cash needed≥ €262,665
Mortgage / monthAdd your amount
Monthly costAdd your amount
Project budget≥ €1,034,665
Financing assumptions · 20% · 25 years
What financing would suit you?
Down payment

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Add the missing amounts in the cost controls to complete this result.

Project budget
≥ €1,034,665

Estimated acquisition subtotal

Asking price
€965,000
registration duty
€57,900
transcription duty
€9,650
Transfer taxes
€67,550
Notary remuneration estimate (excluding VAT)
€2,115

Estimate from the official notary tariff (RGD 24.07.1971 · Art. 6, barème 7 · Art. 19(89); checked 29 Oct 2026). Excluding VAT, copies and disbursements. Ask the notary for the exact amount.

Not included: Bëllegen Akt tax credit, municipal surcharge, VAT on notary remuneration, notary disbursements, professional fees, mortgage deed costs, lender fees. Ask your bank and notary.

Mortgage balance
€772,000
Financing assumptions · 20% · 25 years
What financing would suit you?
Down payment

Loading the stored starting rate…

Use for the tax calculation
Costs and assumptions

6% registration + 1% transcription are taxes collected by the notary. The notary’s fees and bank costs require separate quotes. Guichet.lu

Fees and other costs · € (enter 0 only if confirmed)

Bëllegen Akt tax credit · municipal surcharge · VAT on notary remuneration · notary disbursements · professional fees · mortgage deed costs · lender fees

Monthly budget

Add the missing amounts in the cost controls to complete this result.

Known costs only

Financing assumptions · 20% · 25 years
What financing would suit you?
Down payment

Loading the stored starting rate…

Costs and assumptions

Count the building reserve once. Check the charge statement and approved major works; keep a separate budget for your own repairs.

0 means confirmed none; blank means unknown.

Blank costs remain unknown. Included costs need a confirmed charge amount. These totals use your inputs, not a bank offer.

Loan payment only. Running costs and fees are separate. · 25

Source and method

Monthly costs · upfront cash · assumptions

Running costs

Our estimate
To move in
€69,665
Calculated from the facts above · as of 5 Nov 2026

Not stated: Running costs

Not counted, because the listing does not state them: Bëllegen Akt tax credit, how the purchase is financed, lender fees, mortgage deed costs, municipal surcharge, notary disbursements, VAT on notary remuneration, professional fees

Use a comparable rent, excluding charges. Change it if your current home is different.

Costs and assumptions

0 means confirmed none; blank means unknown.

Your scenario

€

Editable example rent: €50.17/m² × 98 m², from Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire (2026-Q2, 2025-07-01 – 2026-06-30). This is the commune’s announced average, not this home’s rent.

%
%

Loading the stored starting rate…

years
years

Projected net worth by year

No starting rate is available. Enter a rate to draw the chart.

Earlier saved calculation

These dated results use their recorded assumptions; the editable calculation uses the shared inputs shown above.

Saved constant-rate scenario: 4% · 30 Oct 2026.

Loan term: 20 years

The chart is a conditional known-cost scenario; missing costs may change the result.

Our estimate: Luxembourg asking rents for a home of this size, €30.59/m² × 98 m². · Q4 2026 · €3,000

Scheduled mortgage payment
€4,678
Owner outflow in month one
€5,484
Renter outflow in month one
€3,000
Key assumptions
Down payment
20.0%
Time horizon
20 years
Annual property appreciation
2.0%
Annual rent increase
2.0%
Expected net investment return
4.0%
Annual maintenance reserve
1.0%
Selling costs
3.5%
Assumed unused Bëllegen Akt credit (one buyer)
€40,000

Example only — review the assumptions below and calculate with your own figures before using the result.

Monthly cash flow (Investors) · Estimated

Loading the stored starting rate…

Default

Editable example rent: €50.17/m² × 98 m², from Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire (2026-Q2, 2025-07-01 – 2026-06-30). This is the commune’s announced average, not this home’s rent.

Loading the stored starting rate…

Upfront cash includes known statutory duties; notary, lender and any municipal costs still require quotes.

Assumptions you can tune

Without a documented building value, no depreciation deduction is assumed. The 4% illustration needs documented eligibility and assumes up to five eligible full years, then 2%. Deductible costs and interest reduce taxable rent; Mortgage principal does not reduce taxable rent. Depreciation reduces taxable rent but is not a cash expense.

ACD — LIR 106

Assumptions you can tune

Adjust the inputs below to match your financing, taxes, operating costs, and hold strategy.

What is estimated

Indicative investor planning only, not regulated financial or tax advice. Check Luxembourg tax treatment and transaction costs with a qualified advisor before acting.

Default
Editable example rent: €50.17/m² × 98 m², from Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire (2026-Q2, 2025-07-01 – 2026-06-30). This is the commune’s announced average, not this home’s rent.
Sale tax starts from a Luxembourg-oriented holding-period estimate and should be adjusted to your own situation.
The ETF comparison uses the same upfront cash and automatically mirrors any negative monthly property carry.
No copro charges were provided, so the model starts from a Luxembourg apartment default until you replace it.
The initial renovation budget is estimated from size, age, and energy signals and should be treated as a placeholder.
Earlier saved calculation

These dated results use their recorded assumptions; the editable calculation uses the shared inputs shown above.

Saved constant-rate scenario: 4% · 30 Oct 2026.

Loan term: 25 years

Upfront cash includes known statutory duties; notary, lender and any municipal costs still require quotes.

Our estimate: Luxembourg asking rents for a home of this size, €30.59/m² × 98 m². · Q4 2026 · €3,000

before vacancy
3.7%
after a 5.0% vacancy reserve
3.5%
Monthly mortgage
€4,075
Monthly cash flow · known costs only · before property tax
-€1,609

Energy

The advert does not state an energy class. Ask the agency for the energy certificate: the seller or landlord has to provide one.

No certificate document is recorded for this listing.

Private file · unverified · PDF or image, up to 15 MiB. Uploading does not change the public listing.

Country-specific model and source assumptions

A model is not a measured bill. Check the fuels, tariff period and included costs before using the total.

A model is not a measured bill. Check the fuels, tariff period and included costs before using the total.

Next verification

Ask for recent consumption, bills and building charge statements.

Costs & classes →

Land

Location
Luxembourg
Year built
1993
This section is much better with the address. Do you know it?

Saved privately on your profile, including as a guest. Your observation stays unverified and does not replace the advert’s facts. Kept until changed or your account is deleted.

Published search area · Géoportail · Orthophoto 2025

Only an area is public for this home. A public parcel location is needed to establish its zoning, planning rules and exposure. The map describes the surrounding area.

Loading map records…

Source and map detailsGéoportail / ACT

Published search area

Only an area is public for this home. A public parcel location is needed to establish its zoning, planning rules and exposure. The map describes the surrounding area.

Mapped thresholds · dB Lden
Not established

Lden models average outdoor noise over a year, with evening and night weighting. It does not describe noise peaks or indoor conditions.

Loading map records…

Source and map detailsAdministration de l’environnement

Published search area

Only an area is public for this home. A public parcel location is needed to establish its zoning, planning rules and exposure. The map describes the surrounding area.

Mapped flood scenarios
Not established

The colours show modelled flood extents for different scenarios. They do not establish water depth at this home.

Loading map records…

Source and map detailsAdministration de la gestion de l’eau

Around Luxembourg

Locality
Luxembourg
Search radius
2 km
Snapshot dated
9 Nov 2026

Places shown

Supermarket10

Pharmacy2

Shopping centre1

Cafés3

The exact home location is not public. The information shown describes the area.

Published search areaEveryday

The exact home location is not public. The information shown describes the area.

Places shown
16
Earlier area record

These saved counts use their recorded search radii and date; they are separate from the named places shown above.

5 Nov 2026

Commute · transit · neighbourhood · local context

What is around it?

The exact home location is not public. The information shown describes the area.

Earlier area record

The address is needed to check distances, noise and flood exposure for this home.

Official figures for Luxembourg — For the whole commune, not for this home

Population
137,678
2026 · +1.1 % in one year · STATEC
Announced rent, apartments
€2,032 per month · €50.2/m²
07/2025 – 06/2026 · 5,655 offers · Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire
Announced rent, houses
€4,616 per month · €23.8/m²
07/2025 – 06/2026 · 176 offers · Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire
Recorded apartment prices
€10,269/m² (€6,991 – €14,126)
07/2025 – 06/2026 · 613 sales · Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire
Police region
Capitale
nearest station: Commissariat Merl/Belair

Luxembourg in numbers

What is nearby — counted within the search radius, not rated

These saved counts use their recorded search radii and date; they are separate from the named places shown above.

5 Nov 2026

  • Supermarket3Search radius: 1 km
  • Restaurants4Search radius: 1 km
  • Cafés1Search radius: 1 km
  • Nightlife2Search radius: 1 km
  • Gym3Search radius: 1 km
  • Playground4Search radius: 1 km
  • Schools4Search radius: 1 km
  • Crèche6Search radius: 1 km
  • Park0Search radius: 1 km
  • PharmacyNone within 1000 mSearch radius: 1 km
  • HospitalNone within 1000 mSearch radius: 1 km
  • Swimming poolNone within 1000 mSearch radius: 1 km
  • TennisNone within 1000 mSearch radius: 1 km

ChatHome POI snapshot · 9 Nov 2026

Published search areaSchools and crèches

The exact home location is not public. The information shown describes the area.

Places shown
54

A nearby school does not confirm catchment, places or admission.

Published search areaPlayground

The exact home location is not public. The information shown describes the area.

Places shown
4

Commute

Routes recorded
5 Nov 2026

Choose a destination and transport mode to compare the route with your time budget.

The exact home location is not public. The information shown describes the area.

  1. Luxembourg stationArea estimate11 min
  2. KirchbergArea estimate22 min
  3. Cloche d'OrArea estimate14 min
  4. Luxembourg City centreArea estimate16 min
  5. Belval / EschArea estimate21 min
  6. Findel airportArea estimate29 min

0–60 min · bars capped at 60 min · Recorded morning peak · towards the hub

Sources and recorded routes

Recorded commute estimates

Recorded . Travel times may vary.

  • To Luxembourg station · Driving · Peak · District area0–78 min
  • To Kirchberg · Driving · Peak · District area0–88 min
  • To Cloche d'Or · Driving · Peak · District area0–81 min
  • To Luxembourg City centre · Driving · Peak · District area0–82 min
  • To Belval / Esch · Driving · Peak · District area0–87 min
  • To Findel airport · Driving · Peak · District area0–96 min
  • To Luxembourg station · Public transport · Peak · District area0–107 min
  • To Kirchberg · Public transport · Peak · District area0–117 min
  • To Cloche d'Or · Public transport · Peak · District area0–98 min
  • To Luxembourg City centre · Public transport · Peak · District area0–105 min
  • To Belval / Esch · Public transport · Peak · District area0–135 min
  • To Findel airport · Public transport · Peak · District area0–125 min
All recorded routes
  • To Luxembourg station · Driving · Off-peak · District area0–75 min
  • To Kirchberg · Driving · Off-peak · District area0–84 min
  • To Cloche d'Or · Driving · Off-peak · District area0–78 min
  • To Luxembourg City centre · Driving · Off-peak · District area0–79 min
  • To Belval / Esch · Driving · Off-peak · District area0–84 min
  • To Findel airport · Driving · Off-peak · District area0–91 min
  • To Luxembourg station · Driving · Peak · District area0–78 min
  • To Kirchberg · Driving · Peak · District area0–88 min
  • To Cloche d'Or · Driving · Peak · District area0–81 min
  • To Luxembourg City centre · Driving · Peak · District area0–82 min
  • To Belval / Esch · Driving · Peak · District area0–87 min
  • To Findel airport · Driving · Peak · District area0–96 min
  • From Luxembourg station · Driving · Off-peak · District area0–75 min
  • From Kirchberg · Driving · Off-peak · District area0–83 min
  • From Cloche d'Or · Driving · Off-peak · District area0–78 min
  • From Luxembourg City centre · Driving · Off-peak · District area0–79 min
  • From Belval / Esch · Driving · Off-peak · District area0–85 min
  • From Findel airport · Driving · Off-peak · District area0–92 min
  • From Luxembourg station · Driving · Peak · District area0–77 min
  • From Kirchberg · Driving · Peak · District area0–86 min
  • From Cloche d'Or · Driving · Peak · District area0–80 min
  • From Luxembourg City centre · Driving · Peak · District area0–81 min
  • From Belval / Esch · Driving · Peak · District area0–87 min
  • From Findel airport · Driving · Peak · District area0–95 min
  • To Luxembourg station · Public transport · Peak · District area0–107 min
  • To Kirchberg · Public transport · Peak · District area0–117 min
  • To Cloche d'Or · Public transport · Peak · District area0–98 min
  • To Luxembourg City centre · Public transport · Peak · District area0–105 min
  • To Belval / Esch · Public transport · Peak · District area0–135 min
  • To Findel airport · Public transport · Peak · District area0–125 min
  • From Luxembourg station · Public transport · Peak · District area0–105 min
  • From Kirchberg · Public transport · Peak · District area0–122 min
  • From Cloche d'Or · Public transport · Peak · District area0–111 min
  • From Luxembourg City centre · Public transport · Peak · District area0–107 min
  • From Belval / Esch · Public transport · Peak · District area0–144 min
  • From Findel airport · Public transport · Peak · District area0–131 min
  • To Luxembourg station · Walking · Off-peak · District area0–109 min
  • To Kirchberg · Walking · Off-peak · District area13–146 min
  • To Cloche d'Or · Walking · Off-peak · District area0–115 min
  • To Luxembourg City centre · Walking · Off-peak · District area0–115 min
  • To Luxembourg station · Cycling · Off-peak · District area0–47 min
  • To Kirchberg · Cycling · Off-peak · District area0–58 min
  • To Cloche d'Or · Cycling · Off-peak · District area0–48 min
  • To Luxembourg City centre · Cycling · Off-peak · District area0–48 min
  • To Belval / Esch · Cycling · Off-peak · District area37–103 min
  • To Findel airport · Cycling · Off-peak · District area7–74 min
  • To Luxembourg station · Public transport · Off-peak · District area0–101 min
  • To Kirchberg · Public transport · Off-peak · District area0–116 min
  • To Cloche d'Or · Public transport · Off-peak · District area0–98 min
  • To Luxembourg City centre · Public transport · Off-peak · District area0–105 min
  • To Belval / Esch · Public transport · Off-peak · District area0–134 min
  • To Findel airport · Public transport · Off-peak · District area0–127 min
  • From Luxembourg station · Public transport · Off-peak · District area0–106 min
  • From Kirchberg · Public transport · Off-peak · District area0–119 min
  • From Cloche d'Or · Public transport · Off-peak · District area0–111 min
  • From Luxembourg City centre · Public transport · Off-peak · District area0–109 min
  • From Belval / Esch · Public transport · Off-peak · District area0–143 min
  • From Findel airport · Public transport · Off-peak · District area0–132 min

property-location-commute-v2.12

Straight-line distances · 2 km search, not walking times

Area results, not a measurement from the home.

Stops shown
16
  1. Merl, PlakPublic-transport stop · Mobiliteit.lu
  2. Merl, Op der MillenPublic-transport stop · Mobiliteit.lu
  3. Merl, CeltesPublic-transport stop · Mobiliteit.lu
  4. Merl, St.HubertPublic-transport stop · Mobiliteit.lu
  5. Merl, St. GengoulPublic-transport stop · Mobiliteit.lu
  6. Merl, BarrièrePublic-transport stop · Mobiliteit.lu
  7. Merl, Laang HeckPublic-transport stop · Mobiliteit.lu
  8. Bertrange, HelfenterbrückPublic-transport stop · Mobiliteit.lu
  9. Merl, Marcel CahenPublic-transport stop · Mobiliteit.lu
  10. Merl, CharlemagnePublic-transport stop · Mobiliteit.lu
  11. Helfenterbréck, PletzerPublic-transport stop · Mobiliteit.lu
  12. Bertrange, FleuriPublic-transport stop · Mobiliteit.lu
  13. Strassen, AtriumPublic-transport stop · Mobiliteit.lu
  14. Merl, OrvalPublic-transport stop · Mobiliteit.lu
  15. Merl, KierfechtPublic-transport stop · Mobiliteit.lu
  16. Merl, ConservatoirePublic-transport stop · Mobiliteit.lu

GTFS / ChatHome POI snapshot · 9 Nov 2026

Next step

4/5
Facts we can prove
21 Oct 2026
First seen

Buying

Asking price
€965,000
To move in
€69,665
Costs & energy →

Typical planning ranges from the official procedure — not a promise; tap a step for who does what.

RE/MAX Luxembourg (National Network)

Source · RE/MAX Luxembourg (National Network)
First seen
21 Oct 2026
Last checked
21 Oct 2026

Facts we can prove · 4/5

Next step · RE/MAX Luxembourg (National Network)

Contact

Who to speak to

RE/MAX Luxembourg (National Network)

Last checked · 21 Oct 2026

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Property truth report

About this data

Asking details as the agency published them, not a completed-sale value. Every figure carries a dot saying who established it.

Is this your agency?

Your message

Energy

Not stated

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Balcony

Yes

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Parking

Not stated

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Monthly charges

Not stated

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Questions

The obvious questions

Answered by ChatHome from the facts on this page. Answers about the area name the public data behind them. None of this is the agency's own wording.

How much does this apartment cost?

The agency's asking price is €965,000.

What is the price per m²?

€9,847 per m²: €965,000 divided by the stated living area of 98 m².

How big is it, and how many bedrooms and bathrooms?

The living area is 98 m². It has 2 bedrooms. It has 1 bathroom.

Where is this property located?

The property is in Luxembourg, Luxembourg.

When was this property built?

It was built in 1993.

What type of property is this?

This is an apartment.

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