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Apartment for sale · Belvaux, Sanem
3-bedroom apartment on the ninth floor, Belvaux, Sanem
- Asking price
- €830,000
- Bedrooms
- 3
- Bathrooms
- 1
- Living area
- 101 m²
- Floor
- 9
In line with the commune median per m²226 similar adverts
- Terrace
- Roof terrace
- Indoor parking
- Parking
- Lift
Description
The agency's description, word for wordTranslated by ChatHome. The agency's own words are one press away.
Idéalement situé au cœur de Belval, dans la résidence moderne et très bien entretenue des Capelli Towers, ce superbe appartement 3 chambres séduit par ses prestations de qualité et son cadre de vie exceptionnel. Vous profiterez d’une spacieuse terrasse couverte offrant une vue imprenable et entièrement dégagée, idéale pour vos moments de détente. L’appartement dispose également de deux emplacements privatifs ainsi que d’un excellent passeport énergétique A-B, garantissant confort et efficacité énergétique au quotidien. Situé dans un quartier dynamique, moderne et en plein essor, à proximité immédiate des commerces, transports, restaurants, écoles et de toutes les commodités, ce bien allie parfaitement confort, fonctionnalité et qualité de vie. Un appartement rare dans un environnement recherché, idéal pour profiter pleinement de la vie à Belval. Il se compose comme suit : - Un hall d’entrée avec meubles sur mesure; - Trois chambres spacieuses et lumineuses; - Un séjour lumineux avec accès direct à la terrasse couverte et cuisine équipée ouverte et bien agencée ; - Une salle de douche contemporaine avec toilettes et accès pour machine à laver et sèche linge; - Une terrasse couverte d'environ 7 m2; - Des toilettes séparées A l'ensemble s'ajoutent également une cave et deux emplacements privatifs dans le garage. Capelli Towers propose à ses résidents, au 15ème étage de la résidence, une toiture terrasse panoramique entièrement aménagée et arborée. Un véritable lieu de rencontre et de convivialité. Sa situation vous offre toutes les commodités : - Proximité des axes autoroutiers et des transports en commun ; - Commerces, restaurants, et services essentiels à quelques minutes ; - Infrastructures sportives à proximité ; - Proximité de l'Université de Luxembourg. Autres avantages : - Résidence récente avec ascenseur - Bonne performance énergétique - Environnement urbain jeune, culturel et innovant Visite virtuelle disponible sur demande.
Ideally located in the heart of Belval, in the modern and very well-maintained Capelli Towers residence, this superb 3-bedroom apartment stands out for its high-quality features and exceptional living environment. You will enjoy a spacious covered terrace offering an unobstructed and stunning view, ideal for relaxing moments.
The apartment also has two private parking spaces and an excellent A-B energy certificate, ensuring everyday comfort and energy efficiency. Located in a dynamic, modern and rapidly developing neighbourhood, in the immediate vicinity of shops, transport, restaurants, schools and all amenities, this property perfectly combines comfort, functionality and quality of life.
Full description
A rare apartment in a sought-after environment, ideal for making the most of life in Belval. It comprises as follows: - An entrance hall with bespoke furniture; - Three spacious and bright bedrooms; - A bright living room with direct access to the covered terrace and an open, well-designed fitted kitchen; - A contemporary shower room with toilet and connections for a washing machine and tumble dryer; - A covered terrace of approximately 7 m2; - A separate toilet The property also includes a cellar and two private parking spaces in the garage.
On the fifteenth floor of the residence, Capelli Towers offers its residents a fully landscaped and planted panoramic rooftop terrace. A truly welcoming meeting place.
Its location provides you with all amenities: - Close to motorway access and public transport; - Shops, restaurants and essential services just a few minutes away; - Sports facilities nearby; - Close to the University of Luxembourg. Other advantages: - Recent residence with lift - Good energy performance - Young, cultural and innovative urban environment Virtual viewing available on request.
Photo groups use stored image labels, not verified property facts.
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Covered private terrace with outdoor seating, a glass railing and an open view.
Original listing photo
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Every fact
Every fact
Home essentials
- Property type
- Apartment
- Price
- €830,000
- Living area
- 101 m²
- Bedrooms
- 3
- Bathrooms
- 1
- Listing type
- For sale
- Location
- SanemPosition is approximate
- Lift
- Yes
- Parking
- Indoor parking
- Floor
- 9
- Terrace
- Yes
- Cellar
- Yes
- Construction state
- Existing building
Full record
- CPE · isolation thermique
- B
- Advertised asking price
- €830,000
- Price basis
- Asking price
Features
- Offer type
- For sale
- Construction status
- Existing building
- Bedrooms
- 3 count
- Bathrooms
- 1 count
- Floor
- 9 count
- Views (source)
- vue imprenable et entièrement dégagée
- Interior features (source)
- hall d’entrée avec meubles sur mesure, salle de douche contemporaine avec toilettes et accès pour machine à laver et sèche linge, toilettes séparées, cave
- Exterior features (source)
- terrasse couverte d'environ 7 m2
- Parking spaces
- 2 count
- Parking type (source)
- indoor
- Parking
- Yes
- Indoor parking
- Yes
- Private outdoor area
- 7 m²
- Storage space
- Yes
- Open kitchen
- Yes
- Fitted kitchen
- Yes
- Separate WC
- Yes
- Roof terrace
- Open-plan living
Rooms, Energy · thermal class, Heating, Orientation · Not stated.
Price
- Asking price
- €830,000
- Per m²
- €8,218
- Commune median / m²
- €8,237
Estimated range
Asking price: €830,000
€784,836 – €842,163
An indicative range, not a valuation or a promised selling price.
- Estimated range
- €784,836 – €842,163
- Estimate dated
- 5 Nov 2026
- Against the commune median
- -0.2%
- Comparable adverts
- 226
- 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 €784,836 – €842,163
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
- 13 Oct 2026 · €830,000
- 19 Oct 2026 · €830,000
13 Oct 2026 · · €830,000
23 Oct 2026 · Together Immo · €830,000
- days on ChatHome
- 32
- First seen
- 13 Oct 2026
- Source checked
- 19 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
- -0.2%
- Comparable adverts
- 226
- Reference period
- 2026-11
- Area at the commune median
- 100.8 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
- €830,000
An indicative range, not a valuation or a promised selling price.
Finance
Cash needed≥ €226,080
Mortgage / monthAdd your amount
Monthly costAdd your amount
Project budget≥ €890,080
Financing assumptions · 20% · 25 years
Add the missing amounts in the cost controls to complete this result.
- Project budget
- ≥ €890,080
Estimated acquisition subtotal
- Asking price
- €830,000
- registration duty
- €49,800
- transcription duty
- €8,300
- municipal surcharge
- €0
- Transfer taxes
- €58,100
- Notary remuneration estimate (excluding VAT)
- €1,980
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
- €664,000
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
- €60,080Calculated 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, notary disbursements, VAT on notary remuneration, professional fees
Buy vs Rent Simulation
Should you buy or rent in Sanem?
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: €29.27/m² × 101 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
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: Sanem asking rents for a home of this size, €23.99/m² × 101 m². · Q4 2026 · €2,420
- Scheduled mortgage payment
- €4,024
- Owner outflow in month one
- €4,717
- Renter outflow in month one
- €2,420
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: €29.27/m² × 101 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: €29.27/m² × 101 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.
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: Sanem asking rents for a home of this size, €23.99/m² × 101 m². · Q4 2026 · €2,420
- before vacancy
- 3.5%
- after a 5.0% vacancy reserve
- 3.3%
- Monthly mortgage
- €3,505
- Monthly cash flow · known costs only · before property tax
- -€1,501
Energy
Verified
- Thermal class
- B
Not stated: Energy class · Heating
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
- —
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.
Commune 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 / ACTCommune 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’environnementCommune 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 details
Administration de la gestion de l’eauAround Sanem
- Locality
- Sanem
- Search radius
- 2 km
- Snapshot dated
- 9 Nov 2026
Places shown
Supermarket1
Pharmacy0
No places recorded in this category within 2 km.
Shopping centre0
No places recorded in this category within 2 km.
Cafés0
No places recorded in this category within 2 km.
The exact home location is not public. The information shown describes the area.
No public map position is available.Everyday
The exact home location is not public. The information shown describes the area.
- Places shown
- 1
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 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
Sanem 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
- Supermarket1Search radius: 1 km
- Pharmacy1Search radius: 1 km
- Restaurants13Search radius: 1 km
- Cafés3Search radius: 1 km
- Nightlife3Search radius: 1 km
- Gym7Search radius: 1 km
- Tennis6Search radius: 1 km
- Playground14Search radius: 1 km
- Schools0Search radius: 1 km
- Crèche8Search radius: 1 km
- Park12Search radius: 1 km
- HospitalNone within 1000 mSearch radius: 1 km
- Swimming poolNone within 1000 mSearch radius: 1 km
Local context
ChatHome POI snapshot · 9 Nov 2026
No public map position is available.Schools and crèches
The exact home location is not public. The information shown describes the area.
- Places shown
- 4
A nearby school does not confirm catchment, places or admission.
No public map position is available.Cycling route
The exact home location is not public. The information shown describes the area.
Cycling route
- Route length
- 5.8 km
- Snapshot dated
- 8 Nov 2026
Published routes. Distance is measured to the nearest point on the route, from the public location shown.
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.
- Luxembourg stationArea estimate25 min
- KirchbergArea estimate32 min
- Cloche d'OrArea estimate25 min
- Luxembourg City centreArea estimate30 min
- Belval / EschArea estimate8 min
- Findel airportArea estimate38 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 area0–82 min
- To Kirchberg · Driving · Peak · District area0–89 min
- To Cloche d'Or · Driving · Peak · District area0–83 min
- To Luxembourg City centre · Driving · Peak · District area0–87 min
- To Belval / Esch · Driving · Peak · District area0–65 min
- To Findel airport · Driving · Peak · District area0–95 min
- To Luxembourg station · Public transport · Peak · District area0–117 min
- To Kirchberg · Public transport · Peak · District area0–137 min
- To Cloche d'Or · Public transport · Peak · District area0–104 min
- To Luxembourg City centre · Public transport · Peak · District area0–125 min
- To Belval / Esch · Public transport · Peak · District area0–80 min
- To Findel airport · Public transport · Peak · District area4–138 min
All recorded routes
- To Luxembourg station · Driving · Off-peak · District area0–79 min
- To Kirchberg · Driving · Off-peak · District area0–86 min
- To Cloche d'Or · Driving · Off-peak · District area0–79 min
- To Luxembourg City centre · Driving · Off-peak · District area0–83 min
- To Belval / Esch · Driving · Off-peak · District area0–63 min
- To Findel airport · Driving · Off-peak · District area0–91 min
- To Luxembourg station · Driving · Peak · District area0–82 min
- To Kirchberg · Driving · Peak · District area0–89 min
- To Cloche d'Or · Driving · Peak · District area0–83 min
- To Luxembourg City centre · Driving · Peak · District area0–87 min
- To Belval / Esch · Driving · Peak · District area0–65 min
- To Findel airport · Driving · Peak · District area0–95 min
- From Luxembourg station · Driving · Off-peak · District area0–77 min
- From Kirchberg · Driving · Off-peak · District area0–86 min
- From Cloche d'Or · Driving · Off-peak · District area0–77 min
- From Luxembourg City centre · Driving · Off-peak · District area0–80 min
- From Belval / Esch · Driving · Off-peak · District area0–61 min
- From Findel airport · Driving · Off-peak · District area0–90 min
- From Luxembourg station · Driving · Peak · District area0–78 min
- From Kirchberg · Driving · Peak · District area0–88 min
- From Cloche d'Or · Driving · Peak · District area0–79 min
- From Luxembourg City centre · Driving · Peak · District area0–82 min
- From Belval / Esch · Driving · Peak · District area0–62 min
- From Findel airport · Driving · Peak · District area0–92 min
- To Luxembourg station · Public transport · Peak · District area0–117 min
- To Kirchberg · Public transport · Peak · District area0–137 min
- To Cloche d'Or · Public transport · Peak · District area0–104 min
- To Luxembourg City centre · Public transport · Peak · District area0–125 min
- To Belval / Esch · Public transport · Peak · District area0–80 min
- To Findel airport · Public transport · Peak · District area4–138 min
- From Luxembourg station · Public transport · Peak · District area0–118 min
- From Kirchberg · Public transport · Peak · District area2–137 min
- From Cloche d'Or · Public transport · Peak · District area0–106 min
- From Luxembourg City centre · Public transport · Peak · District area0–128 min
- From Belval / Esch · Public transport · Peak · District area0–84 min
- From Findel airport · Public transport · Peak · District area9–146 min
- To Belval / Esch · Walking · Off-peak · District area0–76 min
- To Luxembourg station · Cycling · Off-peak · District area45–103 min
- To Kirchberg · Cycling · Off-peak · District area60–118 min
- To Cloche d'Or · Cycling · Off-peak · District area36–93 min
- To Luxembourg City centre · Cycling · Off-peak · District area50–107 min
- To Belval / Esch · Cycling · Off-peak · District area0–35 min
- To Findel airport · Cycling · Off-peak · District area72–130 min
- To Luxembourg station · Public transport · Off-peak · District area0–116 min
- To Kirchberg · Public transport · Off-peak · District area0–140 min
- To Cloche d'Or · Public transport · Off-peak · District area0–107 min
- To Luxembourg City centre · Public transport · Off-peak · District area0–126 min
- To Belval / Esch · Public transport · Off-peak · District area0–81 min
- To Findel airport · Public transport · Off-peak · District area10–132 min
- From Luxembourg station · Public transport · Off-peak · District area0–118 min
- From Kirchberg · Public transport · Off-peak · District area0–139 min
- From Cloche d'Or · Public transport · Off-peak · District area0–106 min
- From Luxembourg City centre · Public transport · Off-peak · District area0–125 min
- From Belval / Esch · Public transport · Off-peak · District area0–84 min
- From Findel airport · Public transport · Off-peak · District area0–149 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
- 14
- Sanem, W.S.A.Public-transport stop · Mobiliteit.lu
- Sanem, UerschterhaffPublic-transport stop · Mobiliteit.lu
- Soleuvre, ReitschoulPublic-transport stop · Mobiliteit.lu
- Sanem, ChâteauPublic-transport stop · Mobiliteit.lu
- Soleuvre, AessenPublic-transport stop · Mobiliteit.lu
- Sanem, ZentrumPublic-transport stop · Mobiliteit.lu
- Soleuvre, CollectricePublic-transport stop · Mobiliteit.lu
- Sanem, KierchPublic-transport stop · Mobiliteit.lu
- Sanem, Place TornacoPublic-transport stop · Mobiliteit.lu
- Ehlerange, DännebëschPublic-transport stop · Mobiliteit.lu
- Sanem, Op LohrPublic-transport stop · Mobiliteit.lu
- Sanem, Cité TornacoPublic-transport stop · Mobiliteit.lu
- Ehlerange, RousebëschPublic-transport stop · Mobiliteit.lu
- Soleuvre, Um BurPublic-transport stop · Mobiliteit.lu
GTFS / ChatHome POI snapshot · 9 Nov 2026
Do you need help? Please contact hello@chathome.lu