Energy
Not stated
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- Asking price
- €650,000
- Bedrooms
- 2
- Bathrooms
- 1
- Living area
- 84 m²
- Floor
- 1
3% below the commune median per m²60 similar adverts
- Indoor parking
- Parking
- Lift
- Cellar
- Fitted kitchen
Description
The agency's description, word for wordTranslated by ChatHome. The agency's own words are one press away.
Description ImmoHouse vous propose ce superbe appartement 2 chambres idéalement situé à Berchem au sein de la commune de Roeser. Au 1er étage d'une résidence soignée avec ascenseur, cet appartement lumineux de 83,59m² se compose de : - Un agréable hall d'entrée - Un grand salon/salle à manger très lumineux - Une belle cuisine équipée ouverte sur la pièce de vie - Deux chambres à coucher dont une avec dressing intégré - Une salle de bain - Un wc séparé À cela s'ajoutent: - Un parking intérieur privatif - Une cave privative Un magnifique objet à découvrir ... Infos et visites sur rdv
Description ImmoHouse offers you this superb 2-bedroom apartment ideally located in Berchem within the commune of Roeser. On the 1er floor of a well-maintained residence with a lift, this bright apartment of 83,59m² comprises: - An pleasant entrance hall - A large, very bright living/dining room - A beautiful fitted kitchen open to the living area - Two bedrooms, one with a built-in dressing room - A bathroom - A separate toilet In addition: - A private indoor parking space - A private cellar A magnificent property to discover ...
Information and viewings by appointment
Photo groups use stored image labels, not verified property facts.
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Bright open-plan living and dining room with a white fitted kitchen, black worktops, island seating, large windows, sofa, armchairs and glass coffee table.
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
- €650,000
- Living area
- 83.6 m²
- Bedrooms
- 2
- Bathrooms
- 1
- Listing type
- For sale
- Location
- Roeser
- Heating
- Gas
- Lift
- Yes
- Parking
- Indoor parking
- Floor
- 1
- Year built
- 2012
- Cellar
- Yes
Full record
- Advertised asking price
- €650,000
- Buyer-facing asking price
- €650,000
- Price basis
- Asking price
- Full cash price known
- Yes
- Sale arrangement
- Full ownership
Features
- Offer type
- For sale
- Living area
- 83.59 m²
- Living area · Area measurement standard
- Source-declared area (Luxembourg)
- Heating system (source)
- gas
- Heating energy
- gas
- Parking
- Yes
- Indoor parking
- Yes
- Open kitchen
- Yes
- Fitted kitchen
- Yes
- Separate WC
- Yes
Rooms, Construction state, Energy · thermal class, Orientation · Not stated.
Price
- Asking price
- €650,000
- Per m²
- €7,776
- Commune median / m²
- €7,984
Estimated range
Asking price: €650,000
€672,843 – €744,348
An indicative range, not a valuation or a promised selling price.
- Estimated range
- €672,843 – €744,348
- Estimate dated
- 9 Oct 2026
- Against the commune median
- -2.6%
- Comparable adverts
- 60
- 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 €672,843 – €744,348
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
Every price change recorded since this offer began. Earlier offers of this home are not shown.
Source and method
- 6 Aug 2026 · €650,000
- 27 Sept 2026 · €650,000
- days on ChatHome
- 101
- First seen
- 6 Aug 2026
- Source checked
- 27 Sept 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
- -2.6%
- Comparable adverts
- 60
- Reference period
- 2026-11
- Area at the commune median
- 81.4 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.
A private working amount. Saving it does not send an offer to the agency.
- Asking price
- €650,000
An indicative range, not a valuation or a promised selling price.
Finance
Cash needed≥ €177,300
Mortgage / monthAdd your amount
Monthly costAdd your amount
Project budget≥ €697,300
Financing assumptions · 20% · 25 years
Add the missing amounts in the cost controls to complete this result.
- Project budget
- ≥ €697,300
Estimated acquisition subtotal
- Asking price
- €650,000
- registration duty
- €39,000
- transcription duty
- €6,500
- municipal surcharge
- €0
- Transfer taxes
- €45,500
- Notary remuneration estimate (excluding VAT)
- €1,800
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
- €520,000
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 · 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
- €45,500Calculated 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
Buy vs Rent Simulation
Should you buy or rent in Roeser?
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: €34.48/m² × 83.59 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
No starting rate is available. Enter a rate to draw the chart.
Projected net worth by year
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Monthly cash flow (Investors) · Estimated
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Default
Editable example rent: €34.48/m² × 83.59 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: €34.48/m² × 83.59 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.
Energy
Verified
- Heating
- Gas
Not stated: Energy class · Thermal class
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
- Roeser
- Year built
- 2012
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 location · 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.
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Source and map details
Géoportail / ACTPublished location
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.
- Road noise
- 60 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.
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Source and map details
Administration de l’environnementPublished location
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.
- 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.
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Source and map details
Administration de la gestion de l’eauNeighbourhood
- Locality
- Roeser
- Search radius
- 2 km
- Snapshot dated
- 9 Nov 2026
Places shown
Supermarket1
Pharmacy1
Shopping centre0
No places recorded in this category within 2 km.
Cafés3
Straight-line distances · 2 km search, not journey times
Published home locationEveryday
Straight-line distances · 2 km search, not journey times
- Places shown
- 5
- Nearest listed place
- Pharmacie du Réiserbann · 810 m
Earlier area record
These saved counts use their recorded search radii and date; they are separate from the named places shown above.
29 Sept 2026
Commute · transit · neighbourhood · local context
What is around it?
Nearest, on foot
Our estimate
- Nearest crèche
- 16 min
- Nearest bus or tram stop
- 7 min
- Nearest park
- 3 min
- Nearest school
- 5 min
- Nearest train station
- 7 min
Flood zone
Not in a flood zoneOfficial flood maps · measured within about 60 m of the home
Noise and air
- 60 dB LdenRoad noise
- None mappedRail noise
- None mappedAircraft noise
Not checked yet: Air quality · Traffic exposure
Official figures for Roeser — For the whole commune, not for this home
- Population
- 7,184
- 2026 · +1.8 % in one year · STATEC
- Announced rent, apartments
- €1,530 per month · €34.5/m²
- 07/2025 – 06/2026 · 73 offers · Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire
- Recorded apartment prices
- €8,207/m² (€6,475 – €10,385)
- 07/2025 – 06/2026 · 48 sales · Observatoire de l'Habitat — Ministère du Logement et de l'Aménagement du territoire
- Police region
- Sud-Ouest
- nearest station: Commissariat Réiserbann (1.2 km)
Roeser in numbers
What is nearby — counted within the search radius, not rated
29 Sept 2026
- Supermarket1Search radius: 1 km
- Pharmacy1Search radius: 1 km
- Restaurants5Search radius: 1 km
- Cafés1Search radius: 1 km
- Nightlife2Search radius: 1 km
- Playground7Search radius: 1 km
- Schools2· 5 min walkSearch radius: 1 km
- Crèche0· 16 min walkSearch radius: 1 km
- Park1· 3 min walkSearch radius: 1 km
- HospitalNone within 1000 mSearch radius: 1 km
- GymNone within 1000 mSearch radius: 1 km
- Swimming poolNone within 1000 mSearch radius: 1 km
- TennisNone within 1000 mSearch radius: 1 km
Local context
ChatHome POI snapshot · 9 Nov 2026
Published home locationSchools and crèches
Straight-line distances · 2 km search, not journey times
- Places shown
- 6
- Nearest listed place
- Crèche Méckenhaischen · 130 m
A nearby school does not confirm catchment, places or admission.
Published home locationPlayground
Straight-line distances · 2 km search, not journey times
- Places shown
- 2
- Nearest listed place
- Playground Hans Adam · 270 m
Commute
Choose a destination and transport mode to compare the route with your time budget.
Straight-line distances · 2 km search, not walking times
- Stops shown
- 16
- Nearest listed stop
- Berchem, Gare · 540 m
- Walk to nearest public-transport stop
- 7 min
- Walk to nearest train station
- 7 min
- Berchem, GareTrain station · Mobiliteit.lu540 m
- Berchem, Gare routièrePublic-transport stop · Mobiliteit.lu540 m
- Bivange, SchoulPublic-transport stop · Mobiliteit.lu620 m
- Livange, GeespeltPublic-transport stop · Mobiliteit.lu740 m
- Bivange, Edward SteichenPublic-transport stop · Mobiliteit.lu990 m
- Roeser, Bei der UelzechtPublic-transport stop · Mobiliteit.lu1.1 km
- Livange, Am DuerfPublic-transport stop · Mobiliteit.lu1.2 km
- Crauthem, Am GruefPublic-transport stop · Mobiliteit.lu1.2 km
- Roeser, GemengPublic-transport stop · Mobiliteit.lu1.2 km
- Crauthem, Beim SchlassPublic-transport stop · Mobiliteit.lu1.3 km
- Peppange, KirchwoisPublic-transport stop · Mobiliteit.lu1.4 km
- Roeser, OradourPublic-transport stop · Mobiliteit.lu1.7 km
- Peppange, MuséePublic-transport stop · Mobiliteit.lu1.7 km
- Peppange, DuerfplazPublic-transport stop · Mobiliteit.lu1.8 km
- Roeser, KiirfechtPublic-transport stop · Mobiliteit.lu1.8 km
- Roeser, Op der HoehlPublic-transport stop · Mobiliteit.lu1.9 km
GTFS / ChatHome POI snapshot · 9 Nov 2026
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