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House for sale · Belvaux, Sanem

Property Portfolio Sale Belvaux

Blank Page
Asking price
€700,000
Bedrooms
4
Bathrooms
6
Living area
115 m²

13% above the commune median per m²101 similar adverts

  • Terrace
  • Garden
  • Parking
  • Laundry room
  • Open kitchen

Description

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

Blank Page is pleased to offer you this house for renovation with 315 m² of gross floor space (approximately 120 m² net), located in Esch-Belval, in a rapidly developing neighbourhood. Thanks to its vertical cadastre, it is legally divided into 4 independent addresses, making it a strategic investment for any investor seeking an excellent rental return.

Each unit has its own complete bathroom with a shower, ensuring total independence for the tenants. Overall, the house has 6 bathrooms, a major advantage in the rental market.

Full description

Property layout: Ground floor: * Entrance hall * One unit with bathroom * Living room and kitchen * Access to the terrace and garden * Separate WC 1st floor: * Two units, each with a bathroom 2nd floor: * Two units, each with a bathroom * A kitchen Basement: * Hall * Laundry room * Boiler room (with a new boiler being installed) * Complete bathroom * Bin storage area Outdoors: * 4 authorised parking spaces at the rear of the property * Garden accessible from the ground floor Why invest in Esch-Belval? * Université du Luxembourg in immediate proximity: a continuous influx of students and young professionals * Shops, restaurants, public transport and modern infrastructure within immediate reach * A continuously developing neighbourhood with strong potential for property value appreciation * Stable and sustained rental demand In summary This property is ideal for an investor looking to: * Create 4 independent rental units with their own addresses * Offer each tenant a private bathroom, a major differentiating feature * Benefit from a clear legal framework and strong potential returns * Generate capital appreciation after renovation The rare combination of a vertical cadastre, 4 authorised units, 4 parking spaces, 6 bathrooms and a location in Belval makes this house a unique market opportunity. Contact us to organi

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Listing documents · 8
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Architectural drawing sheet showing an attic plan labelled GRENIER on the left, a street elevation labelled FACADE RUE in the centre and a garden elevation labelled FACADE JARDIN on the right, with dimensions and roof window annotations.

Every fact

Every fact

Home essentials

Property type
House
Price
€700,000
Living area
115 m²
Rooms
6
Bedrooms
4
Bathrooms
6
Listing type
For sale
Location
Sanem
Parking
Yes
Terrace
Yes

Full record

Advertised asking price
€700,000
Buyer-facing asking price
€700,000
Price basis
Asking price
Full cash price known
Yes
Sale arrangement
Full ownership

Features

Offer type
For sale
Living area · Area measurement standard
Source-declared area (Luxembourg)
Main rooms
6
Condition (source)
à rénover
Parking spaces
4
Open kitchen
Yes
Laundry room
Yes
Separate WC
Yes
Garden
Yes

Construction state, Energy · thermal class, Heating, Lift, Orientation · Not stated.

Price

Asking price
€700,000
Per m²
€6,087
Commune median / m²
€5,369
No price estimate for this home yet.

Local asking-price comparison

Per m²
€6,087
Commune median / m²
€5,369
Against the commune median
+13.4%
Comparable adverts
101
Reference period
2026-11

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

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

Source and method
  1. 11 Aug 2026 · €700,000
  2. 28 Sept 2026 · €700,000
days on ChatHome
95
First seen
11 Aug 2026
Source checked
28 Sept 2026
Recorded changes
0

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

2018-Q1 · €501,911

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
+13.4%
Comparable adverts
101
Reference period
2026-11
Area at the commune median
130.4 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€700,000

Enter an amount to compare

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

Asking price
€700,000

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

Finance

Cash needed≥ €190,850
Mortgage / monthAdd your amount
Monthly costAdd your amount
Project budget≥ €750,850
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
≥ €750,850

Estimated acquisition subtotal

Asking price
€700,000
registration duty
€42,000
transcription duty
€7,000
municipal surcharge
€0
Transfer taxes
€49,000
Notary remuneration estimate (excluding VAT)
€1,850

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, VAT on notary remuneration, notary disbursements, professional fees, mortgage deed costs, lender fees. Ask your bank and notary.

Mortgage balance
€560,000
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 · 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

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Costs and assumptions

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
€49,000
Calculated from the facts above · as of 29 Sept 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, notary disbursements, notary fees, 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

€
%
%

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years
years

Projected net worth by year

No starting rate or example rent is available. Enter both to draw the chart.

Monthly cash flow (Investors) · Estimated

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Default

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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
Rent defaults to a Luxembourg-oriented gross-yield estimate until you replace it.
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.
House maintenance starts from a monthly reserve based on the current buy-side calculator defaults.

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
Sanem
Year built
—

Published location · Géoportail · Orthophoto 2025

Loading map records…

Source and map detailsGéoportail / ACT

Published location

Road noise
70 dB Lden
Rail noise
None mapped
Aircraft noise
None mapped
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 location

Flood zone
None mapped
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

Neighbourhood

Locality
Sanem
Search radius
2 km
Snapshot dated
9 Nov 2026

Places shown

Supermarket4

Pharmacy2

Shopping centre1

Cafés9

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

Published home locationEveryday

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

Places shown
16
Nearest listed place
Pharmacie de Belvaux · 380 m
Earlier area record

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

28 Sept 2026

Commute · transit · neighbourhood · local context

What is around it?

Nearest, on foot

Our estimate
Nearest crèche
0 min
Nearest bus or tram stop
2 min30 departures an hour on weekday mornings
Nearest park
4 min
Nearest school
5 min
Nearest train station
11 min

Flood zone

Not in a flood zoneOfficial flood maps · measured from the address

Noise and air

  • 70 dB LdenRoad noise
  • None mappedRail noise
  • None mappedAircraft noise

Not checked yet: Air quality · Traffic exposure

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

Population
19,611
2026 · +2.8 % in one year · STATEC
Announced rent, apartments
€1,677 per month · €29.3/m²
07/2025 – 06/2026 · 60 offers · Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire
Recorded apartment prices
€7,149/m² (€5,053 – €9,573)
07/2025 – 06/2026 · 117 sales · Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire
Police region
Sud-Ouest
nearest station: Commissariat Belvaux (880 m)

Sanem in numbers

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

28 Sept 2026

  • Supermarket4Search radius: 1 km
  • Pharmacy2Search radius: 1 km
  • Restaurants35Search radius: 1 km
  • Cafés9Search radius: 1 km
  • Nightlife4Search radius: 1 km
  • Gym6Search radius: 1 km
  • Playground13Search radius: 1 km
  • Schools8· 5 min walkSearch radius: 1 km
  • Crèche4· 0 min walkSearch radius: 1 km
  • Park7· 4 min walkSearch 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 home locationSchools and crèches

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

Places shown
21
Nearest listed place
Crèche Les Angelots · 30 m

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

Published home locationSports hall

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

Places shown
4
Nearest listed place
A-Form · 220 m

Commute

Routes recorded
29 Sept 2026

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

  1. Luxembourg station21 min
  2. Kirchberg28 min
  3. Cloche d'Or22 min
  4. Luxembourg City centre26 min
  5. Belval / Esch4 min
  6. Findel airport34 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 · Public property location21–22 min
  • To Kirchberg · Driving · Peak · Public property location28–29 min
  • To Cloche d'Or · Driving · Peak · Public property location21–22 min
  • To Luxembourg City centre · Driving · Peak · Public property location25–26 min
  • To Belval / Esch · Driving · Peak · Public property location3–4 min
  • To Findel airport · Driving · Peak · Public property location34–35 min
  • To Luxembourg station · Public transport · Peak · Public property location39–50 min
  • To Kirchberg · Public transport · Peak · Public property location60–78 min
  • To Cloche d'Or · Public transport · Peak · Public property location27–50 min
  • To Luxembourg City centre · Public transport · Peak · Public property location43–69 min
  • To Belval / Esch · Public transport · Peak · Public property location15–19 min
  • To Findel airport · Public transport · Peak · Public property location69–78 min
All recorded routes
  • To Luxembourg station · Driving · Off-peak · Public property location18–19 min
  • To Kirchberg · Driving · Off-peak · Public property location25–26 min
  • To Cloche d'Or · Driving · Off-peak · Public property location18–19 min
  • To Luxembourg City centre · Driving · Off-peak · Public property location22–23 min
  • To Belval / Esch · Driving · Off-peak · Public property location2–3 min
  • To Findel airport · Driving · Off-peak · Public property location30–31 min
  • To Luxembourg station · Driving · Peak · Public property location21–22 min
  • To Kirchberg · Driving · Peak · Public property location28–29 min
  • To Cloche d'Or · Driving · Peak · Public property location21–22 min
  • To Luxembourg City centre · Driving · Peak · Public property location25–26 min
  • To Belval / Esch · Driving · Peak · Public property location3–4 min
  • To Findel airport · Driving · Peak · Public property location34–35 min
  • From Luxembourg station · Driving · Off-peak · Public property location18–19 min
  • From Kirchberg · Driving · Off-peak · Public property location27–28 min
  • From Cloche d'Or · Driving · Off-peak · Public property location18–19 min
  • From Luxembourg City centre · Driving · Off-peak · Public property location21–22 min
  • From Belval / Esch · Driving · Off-peak · Public property location3–4 min
  • From Findel airport · Driving · Off-peak · Public property location31–32 min
  • From Luxembourg station · Driving · Peak · Public property location19–20 min
  • From Kirchberg · Driving · Peak · Public property location29–30 min
  • From Cloche d'Or · Driving · Peak · Public property location20–21 min
  • From Luxembourg City centre · Driving · Peak · Public property location23–24 min
  • From Belval / Esch · Driving · Peak · Public property location3–4 min
  • From Findel airport · Driving · Peak · Public property location34–35 min
  • To Luxembourg station · Public transport · Peak · Public property location39–50 min
  • To Kirchberg · Public transport · Peak · Public property location60–78 min
  • To Cloche d'Or · Public transport · Peak · Public property location27–50 min
  • To Luxembourg City centre · Public transport · Peak · Public property location43–69 min
  • To Belval / Esch · Public transport · Peak · Public property location15–19 min
  • To Findel airport · Public transport · Peak · Public property location69–78 min
  • From Luxembourg station · Public transport · Peak · Public property location55–59 min
  • From Kirchberg · Public transport · Peak · Public property location79–82 min
  • From Cloche d'Or · Public transport · Peak · Public property location44–47 min
  • From Luxembourg City centre · Public transport · Peak · Public property location55–56 min
  • From Belval / Esch · Public transport · Peak · Public property location18–21 min
  • From Findel airport · Public transport · Peak · Public property location85–88 min
  • To Belval / Esch · Walking · Off-peak · Public property location14–15 min
  • To Luxembourg station · Cycling · Off-peak · Public property location72–73 min
  • To Kirchberg · Cycling · Off-peak · Public property location87–88 min
  • To Cloche d'Or · Cycling · Off-peak · Public property location62–63 min
  • To Luxembourg City centre · Cycling · Off-peak · Public property location76–77 min
  • To Belval / Esch · Cycling · Off-peak · Public property location4–5 min
  • To Findel airport · Cycling · Off-peak · Public property location99–100 min
  • To Luxembourg station · Public transport · Off-peak · Public property location41–47 min
  • To Kirchberg · Public transport · Off-peak · Public property location58–69 min
  • To Cloche d'Or · Public transport · Off-peak · Public property location27–37 min
  • To Luxembourg City centre · Public transport · Off-peak · Public property location43–52 min
  • To Belval / Esch · Public transport · Off-peak · Public property location18–21 min
  • To Findel airport · Public transport · Off-peak · Public property location62–77 min
  • From Luxembourg station · Public transport · Off-peak · Public property location46–59 min
  • From Kirchberg · Public transport · Off-peak · Public property location79–90 min
  • From Cloche d'Or · Public transport · Off-peak · Public property location33–36 min
  • From Luxembourg City centre · Public transport · Off-peak · Public property location45–58 min
  • From Belval / Esch · Public transport · Off-peak · Public property location18–21 min
  • From Findel airport · Public transport · Off-peak · Public property location68–92 min

property-location-commute-v2.5

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

Stops shown
16
Nearest listed stop
Belvaux, Brill · 160 m
Walk to nearest public-transport stop
2 min
Walk to nearest train station
11 min

30 departures an hour on weekday mornings.

  1. Belvaux, BrillPublic-transport stop · Mobiliteit.lu160 m
  2. Belvaux, RoudeweePublic-transport stop · Mobiliteit.lu210 m
  3. Belvaux, Roudewee SchoulPublic-transport stop · Mobiliteit.lu350 m
  4. Belvaux, Henri TudorPublic-transport stop · Mobiliteit.lu520 m
  5. Belvaux, BoulodromePublic-transport stop · Mobiliteit.lu590 m
  6. Belvaux, Kannercampus/CIPAPublic-transport stop · Mobiliteit.lu630 m
  7. Belvaux, MetzerlachPublic-transport stop · Mobiliteit.lu640 m
  8. Esch-sur-Alzette, Porte des SciencesPublic-transport stop · Mobiliteit.lu740 m
  9. Belvaux, Um BeddingPublic-transport stop · Mobiliteit.lu740 m
  10. Esch-sur-Alzette, Porte de FrancePublic-transport stop · Mobiliteit.lu770 m
  11. Belvaux, Belval LycéePublic-transport stop · Mobiliteit.lu770 m
  12. Soleuvre, HuuschteweePublic-transport stop · Mobiliteit.lu830 m
  13. Belvaux, Ënnert ZolwerweePublic-transport stop · Mobiliteit.lu850 m
  14. Belvaux, PakebiergPublic-transport stop · Mobiliteit.lu860 m
  15. Belvaux, MairiePublic-transport stop · Mobiliteit.lu870 m
  16. Esch-sur-Alzette, Uni (Av. des Hauts Fourneaux)Public-transport stop · Mobiliteit.lu910 m

GTFS / ChatHome POI snapshot · 9 Nov 2026

Next step

4/5
Facts we can prove
11 Aug 2026
First seen

Buying

Asking price
€700,000
To move in
€49,000
Costs & energy →

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

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Source · Blank Page
First seen
11 Aug 2026
Last checked
28 Sept 2026

Facts we can prove · 4/5

Next step · Blank Page

Contact

Who to speak to

Blank Page

Last checked · 28 Sept 2026

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About this data

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

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Energy

Not stated

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Terrace

Yes

Measure the outdoor space and check its condition.

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Parking

Yes

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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 house cost?

The agency's asking price is €700,000.

How far is the nearest bus or tram stop?

About 2 minutes on foot. Estimated at walking pace from the straight-line distance. Source: Published public-transport timetables. Measured from the address.

How far is the nearest train station?

About 11 minutes on foot. Estimated at walking pace from the straight-line distance. Source: Published public-transport timetables. Measured from the address.

Which school is nearest?

Schoul Roude Wee, about 410 m away. Source: Official school registers and OpenStreetMap. Measured from the address.

Is this location in a flood zone?

The official flood maps show no flood zone at the measured point. Measured from the address.

What is the price per m²?

€6,087 per m²: €700,000 divided by the stated living area of 115 m².

Show all 9 questions

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

The living area is 115 m². It has 4 bedrooms. It has 6 bathrooms.

Where is this property located?

The property is in Sanem, Luxembourg.

What type of property is this?

This is a house.

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