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E
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Apartment for sale · Merl, Luxembourg
Apartment for sale with 2 bedrooms in Luxembourg-Merl
- Asking price
- €1,050,000
- Bedrooms
- 2
- Bathrooms
- 1
- Living area
- 89 m²
- Energy class
- E
- Floor
- 2
1% below the commune median per m²1,878 similar adverts
- Balcony
- Indoor parking
- Parking
- Lift
- Cellar
Description
The agency's description, word for wordTranslated by ChatHome. The agency's own words are one press away.
Description L'agence immobilière Immo-Contact vous propose ce magnifique appartement de +/− 89m2 situé à Luxembourg-Merl. Idéalement situé dans un secteur recherché et apprécié pour sa proximité avec toutes les commodités, cet appartement vous séduira par son vaste séjour baigné de lumière naturelle grâce à ses grandes ouvertures, son agencement optimisé et sa magnifique vue dégagée sur les champs, offrant un cadre de vie paisible et verdoyant. Son emplacement constitue un véritable avantage au quotidien, avec un accès rapide à Luxembourg-Ville, aux transports en commun, aux commerces ainsi qu’aux principaux axes autoroutiers. Ce bien représente une excellente opportunité, aussi bien pour une résidence principale que pour un investissement. L'appartement, au 2ème étage d'une petite résidence, se compose comme suit : - Hall d'entrée - Pièce de vie comprenant espace salle à manger et salon, avec accès directe au balcon - Balcon - Cuisine équipée ouverte sur pièce de vie - 2 chambres à coucher - Salle de bains avec douche - WC séparé Un parking intérieur, une cave et une buanderie en commun viennent compléter ce bien. À savoir : - Aucun travaux à prévoir à convenir Visites possibles en semaine et le samedi. Pour toutes informations contactez-moi au +352 26 311 992. Estimation de votre bien (sous 48h), contactez nous +352 26 311 992 ou sur info@immocontact.lu. Certaines photos de cette annonce présentent un home staging virtuel (aménagement généré par IA) afin d’illustrer le potentiel des pièces. Le mobilier et les éléments de décoration ne sont pas inclus dans la vente. ---------- The estate agency Immo-Contact is pleased to present this magnificent flat of approximately 89m2 situated in Luxembourg-Merl. Ideally situated in a sought-after area prized for its proximity to all amenities, this flat will charm you with its spacious living room, bathed in natural light thanks to its large windows, its optimised layout and its magnificent unobstructed view over the countryside, offering a peaceful and leafy living environment. Its location is a real advantage for everyday life, with quick access to Luxembourg City, public transport, shops and the main motorways. This property represents an excellent opportunity, both as a main residence and as an investment. The flat, on the 2nd floor of a small block of flats, is laid out as follows: - Entrance hall - Living area comprising a dining area and lounge, with direct access to the balcony - Balcony - Fitted kitchen opening onto the living area - 2 bedrooms - Bathroom with shower - Separate toilet An indoor parking space, a cellar and a communal laundry room complete this property. Please note: - No works required (subject to agreement) Viewings available on weekdays and Saturdays. For further information, please contact me on +352 26 311 992. For a valuation of your property (within 48 hours), please contact us on +352 26 311 992 or at info@immocontact.lu. Some of the photos in this advert feature virtual home staging (AI-generated interior design) to illustrate the potential of the rooms. Furniture and decorative items are not included in the sale.
Description The estate agency Immo-Contact is pleased to present this magnificent flat of approximately 89m2 situated in Luxembourg-Merl. Ideally situated in a sought-after area prized for its proximity to all amenities, this flat will charm you with its spacious living room, bathed in natural light thanks to its large windows, its optimised layout and its magnificent unobstructed view over the countrysi
Photo groups use stored image labels, not verified property facts.
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White kitchen with glossy fitted cabinets, dark worktops, an angled extractor, a sink, a breakfast peninsula, stools, and a window.
Original listing photo
Start with your own routine
No score and no pressure. Use the photos, recorded facts and maps to test what matters to you.
Every fact
Every fact
Home essentials
- Property type
- Apartment
- Price
- €1,050,000
- Living area
- 89 m²
- Bedrooms
- 2
- Bathrooms
- 1
- Listing type
- For sale
- Location
- LuxembourgPosition is approximate
- Energy · thermal class
- E · E
- Heating
- Gas
- Lift
- Yes
- Parking
- Indoor parking
- Floor
- 2
- Year built
- 2008
Full record
- CPE · énergie primaire
- E
- CPE · isolation thermique
- E
- Advertised asking price
- €1,050,000
- Buyer-facing asking price
- €1,050,000
- 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)
- Heating system (source)
- gas
- Heating energy
- gas
- Parking spaces
- 1
- Parking
- Yes
- Indoor parking
- Yes
- Balcony
- Yes
- Cellar
- Yes
- Open kitchen
- Yes
- Fitted kitchen
- Yes
- Laundry room
- Yes
- Separate WC
- Yes
Rooms, Construction state, Orientation · Not stated.
Price
- Asking price
- €1,050,000
- Per m²
- €11,798
- Commune median / m²
- €11,908
Estimated range
Asking price: €1,050,000
€899,632 – €981,095
An indicative range, not a valuation or a promised selling price.
- Estimated range
- €899,632 – €981,095
- Estimate dated
- 28 Oct 2026
- Against the commune median
- -0.9%
- 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 €899,632 – €981,095
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: €857,349 – €934,984 · 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
- 23 Oct 2026 · €1,050,000
- days on ChatHome
- 22
- First seen
- 23 Oct 2026
- Source checked
- 23 Oct 2026
- Recorded changes
- 0
A longer listing period or a reduction does not prove the seller will accept less.
How this is calculated
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.
Official national house-price index for purchases of existing dwellings, all dwelling types together; it is country-level context, not a commune or apartment/house index. Quarters flagged provisional or estimated by Eurostat may be revised.
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
- -0.9%
- Comparable adverts
- 1,878
- Reference period
- 2026-11
- Area at the commune median
- 88.2 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.
A private working amount. Saving it does not send an offer to the agency.
- Asking price
- €1,050,000
An indicative range, not a valuation or a promised selling price.
Finance
Cash needed≥ €285,700
Mortgage / monthAdd your amount
Monthly costAdd your amount
Project budget≥ €1,125,700
Financing assumptions · 20% · 25 years
Add the missing amounts in the cost controls to complete this result.
- Project budget
- ≥ €1,125,700
Estimated acquisition subtotal
- Asking price
- €1,050,000
- registration duty
- €63,000
- transcription duty
- €10,500
- Transfer taxes
- €73,500
- Notary remuneration estimate (excluding VAT)
- €2,200
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
- €840,000
Financing assumptions · 20% · 25 years
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
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
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
- €73,500Calculated from the facts above · as of 28 Oct 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, notary fees, professional fees
Buy vs Rent Simulation
Should you buy or rent in Luxembourg?
Example only — review the assumptions below and calculate with your own figures before using the result.
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 × 89 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.
%
%
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years
years
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Projected net worth by year
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Monthly cash flow (Investors) · Estimated
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Default
Editable example rent: €50.17/m² × 89 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 106Assumptions 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 × 89 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.
Energy
E
Energy class E · Thermal class E
Heating: Gas
A+ABCDEFGHI
Verified
- Energy class
- E
- Thermal class
- E
- Heating
- Gas
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
- 2008
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 details
Géoportail / ACTPublished 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 details
Administration de l’environnementPublished 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.
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Source and map details
Administration de la gestion de l’eauAround 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.
28 Oct 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
- Nearest school
- 0–32 min across the whole area
- Nearest crèche
- 0–29 min across the whole area
- Nearest park
- 0–41 min across the whole area
- Nearest bus or tram stop
- 0–28 min across the whole area
- Nearest train station
- 6–57 min across the whole area
Part of the area lies inside a mapped noise contour. The home itself may or may not.
28 Oct 2026
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.
28 Oct 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
Distances the agency states
- votre bien · 2880 min
- valuation of your property · 2880 min
Taken from the agency's own text. We have not measured these.
Local context
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
- 28 Oct 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.
- Luxembourg stationArea estimate11 min
- KirchbergArea estimate22 min
- Cloche d'OrArea estimate14 min
- Luxembourg City centreArea estimate16 min
- Belval / EschArea estimate21 min
- 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 area11–12 min
- To Kirchberg · Driving · Peak · District area22–23 min
- To Cloche d'Or · Driving · Peak · District area14–15 min
- To Luxembourg City centre · Driving · Peak · District area16–17 min
- To Belval / Esch · Driving · Peak · District area20–21 min
- To Findel airport · Driving · Peak · District area29–30 min
- To Luxembourg station · Public transport · Peak · District area28–30 min
- To Kirchberg · Public transport · Peak · District area44–49 min
- To Cloche d'Or · Public transport · Peak · District area30–32 min
- To Luxembourg City centre · Public transport · Peak · District area35–39 min
- To Belval / Esch · Public transport · Peak · District area59–71 min
- To Findel airport · Public transport · Peak · District area53–60 min
All recorded routes
- To Luxembourg station · Driving · Off-peak · District area8–9 min
- To Kirchberg · Driving · Off-peak · District area17–18 min
- To Cloche d'Or · Driving · Off-peak · District area11–12 min
- To Luxembourg City centre · Driving · Off-peak · District area12–13 min
- To Belval / Esch · Driving · Off-peak · District area17–18 min
- To Findel airport · Driving · Off-peak · District area24–25 min
- To Luxembourg station · Driving · Peak · District area11–12 min
- To Kirchberg · Driving · Peak · District area22–23 min
- To Cloche d'Or · Driving · Peak · District area14–15 min
- To Luxembourg City centre · Driving · Peak · District area16–17 min
- To Belval / Esch · Driving · Peak · District area20–21 min
- To Findel airport · Driving · Peak · District area29–30 min
- From Luxembourg station · Driving · Off-peak · District area8–9 min
- From Kirchberg · Driving · Off-peak · District area16–17 min
- From Cloche d'Or · Driving · Off-peak · District area11–12 min
- From Luxembourg City centre · Driving · Off-peak · District area12–13 min
- From Belval / Esch · Driving · Off-peak · District area18–19 min
- From Findel airport · Driving · Off-peak · District area25–26 min
- From Luxembourg station · Driving · Peak · District area10–11 min
- From Kirchberg · Driving · Peak · District area19–20 min
- From Cloche d'Or · Driving · Peak · District area13–14 min
- From Luxembourg City centre · Driving · Peak · District area14–15 min
- From Belval / Esch · Driving · Peak · District area20–21 min
- From Findel airport · Driving · Peak · District area28–29 min
- To Luxembourg station · Public transport · Peak · District area28–30 min
- To Kirchberg · Public transport · Peak · District area44–49 min
- To Cloche d'Or · Public transport · Peak · District area30–32 min
- To Luxembourg City centre · Public transport · Peak · District area35–39 min
- To Belval / Esch · Public transport · Peak · District area59–71 min
- To Findel airport · Public transport · Peak · District area53–60 min
- From Luxembourg station · Public transport · Peak · District area33–38 min
- From Kirchberg · Public transport · Peak · District area47–52 min
- From Cloche d'Or · Public transport · Peak · District area36–41 min
- From Luxembourg City centre · Public transport · Peak · District area37–40 min
- From Belval / Esch · Public transport · Peak · District area68–74 min
- From Findel airport · Public transport · Peak · District area58–63 min
- To Luxembourg station · Walking · Off-peak · District area42–43 min
- To Kirchberg · Walking · Off-peak · District area79–80 min
- To Cloche d'Or · Walking · Off-peak · District area48–49 min
- To Luxembourg City centre · Walking · Off-peak · District area48–49 min
- To Luxembourg station · Cycling · Off-peak · District area13–14 min
- To Kirchberg · Cycling · Off-peak · District area25–26 min
- To Cloche d'Or · Cycling · Off-peak · District area14–15 min
- To Luxembourg City centre · Cycling · Off-peak · District area14–15 min
- To Belval / Esch · Cycling · Off-peak · District area70–71 min
- To Findel airport · Cycling · Off-peak · District area40–41 min
- To Luxembourg station · Public transport · Off-peak · District area32–35 min
- To Kirchberg · Public transport · Off-peak · District area44–49 min
- To Cloche d'Or · Public transport · Off-peak · District area30–32 min
- To Luxembourg City centre · Public transport · Off-peak · District area36–39 min
- To Belval / Esch · Public transport · Off-peak · District area62–68 min
- To Findel airport · Public transport · Off-peak · District area55–59 min
- From Luxembourg station · Public transport · Off-peak · District area33–38 min
- From Kirchberg · Public transport · Off-peak · District area48–54 min
- From Cloche d'Or · Public transport · Off-peak · District area37–43 min
- From Luxembourg City centre · Public transport · Off-peak · District area37–42 min
- From Belval / Esch · Public transport · Off-peak · District area67–75 min
- From Findel airport · Public transport · Off-peak · District area59–65 min
property-location-commute-v2.9
Straight-line distances · 2 km search, not walking times
Area results, not a measurement from the home.
- Stops shown
- 16
- Merl, PlakPublic-transport stop · Mobiliteit.lu
- Merl, Op der MillenPublic-transport stop · Mobiliteit.lu
- Merl, CeltesPublic-transport stop · Mobiliteit.lu
- Merl, St.HubertPublic-transport stop · Mobiliteit.lu
- Merl, St. GengoulPublic-transport stop · Mobiliteit.lu
- Merl, BarrièrePublic-transport stop · Mobiliteit.lu
- Merl, Laang HeckPublic-transport stop · Mobiliteit.lu
- Bertrange, HelfenterbrückPublic-transport stop · Mobiliteit.lu
- Merl, Marcel CahenPublic-transport stop · Mobiliteit.lu
- Merl, CharlemagnePublic-transport stop · Mobiliteit.lu
- Helfenterbréck, PletzerPublic-transport stop · Mobiliteit.lu
- Bertrange, FleuriPublic-transport stop · Mobiliteit.lu
- Strassen, AtriumPublic-transport stop · Mobiliteit.lu
- Merl, OrvalPublic-transport stop · Mobiliteit.lu
- Merl, KierfechtPublic-transport stop · Mobiliteit.lu
- Merl, ConservatoirePublic-transport stop · Mobiliteit.lu
GTFS / ChatHome POI snapshot · 9 Nov 2026
Do you need help? Please contact hello@chathome.lu