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Apartment for sale · Merl, Luxembourg
Apartment for sale with 2 bedrooms in Luxembourg-Merl
- Asking price
- €950,000
- Bedrooms
- 2
- Bathrooms
- 1
- Living area
- 95 m²
- Energy class
- F
- Floor
- 1
16% below the commune median per m²1,878 similar adverts
- Terrace
- Garage
- Indoor parking
- Parking
- Cellar
Description
The agency's description, word for wordTranslated by ChatHome. The agency's own words are one press away.
L’agence immobilière Immo-Contact vous propose ce magnifique appartement de +/− 95 m² situé à Luxembourg-Merl. Situé dans une rue très calme, au sein d’une petite résidence de seulement 4 appartements, ce bien séduit par ses volumes généreux, son agencement fonctionnel et sa belle luminosité. L’appartement bénéficie d’une situation particulièrement avantageuse, avec un accès rapide à Luxembourg-ville, aux transports en commun, aux commerces ainsi qu’aux principaux axes routiers. Ce bien représente une excellente opportunité, aussi bien pour une résidence principale que pour un investissement. Situé au 1er étage, l’appartement se compose comme suit : - Hall d’entrée - salon avec espace salle à manger et accès terrasse orientée plein Sud de 23m² - Cuisine équipée ouverte sur la pièce de vie - 2 chambres à coucher - Bureau - Salle de bains et WC - WC séparé L’un des atouts majeurs de ce bien est sa superbe terrasse de 23 m², idéale pour profiter des beaux jours. Un garage ainsi qu’une cave viennent compléter ce bien. À savoir : Aucun travaux à prévoir Disponibilité à convenir Visites possibles en semaine et le samedi.
The real estate agency Immo-Contact offers you this magnificent apartment of +/− 95 m² located in Luxembourg-Merl. Situated in a very quiet street, within a small residence of only 4 apartments, this property charms with its generous proportions, its functional layout, and its lovely brightness.
The apartment benefits from a particularly advantageous location, with quick access to Luxembourg-ville, public transport, shops, and major road links. This property represents an excellent opportunity, both as a primary residence and as an investment.
Full description
Located on the 1st floor, the apartment is composed as follows: - Entrance hall - Living room with dining area and access to a 23m² south-facing terrace - Open fitted kitchen leading to the living area - 2 bedrooms - Study - Bathroom and WC - Separate WC One of the major highlights of this property is its superb 23 m² terrace, ideal for enjoying sunny days. A garage and a cellar complete this property.
Good to know: No work required Availability to be agreed Viewings possible on weekdays and on Saturdays.
Photo groups use stored image labels, not verified property facts.
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Large tiled terrace with an outdoor table, chairs, planters and reed screening.
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
- €950,000
- Living area
- 95 m²
- Bedrooms
- 2
- Bathrooms
- 1
- Listing type
- For sale
- Location
- LuxembourgPosition is approximate
- Energy · thermal class
- F · F
- Heating
- Chauffage au gaz
- Parking
- Indoor parking
- Orientation
- South
- Floor
- 1
- Year built
- 1968
- Construction state
- Existing building
Full record
- CPE · énergie primaire
- F
- CPE · isolation thermique
- F
- Advertised asking price
- €950,000
- Price basis
- Asking price
Features
- Offer type
- For sale
- Construction status
- Existing building
- Bedrooms
- 2 count
- Bathrooms
- 1 count
- Condition (source)
- Aucun travaux à prévoir
- Floor
- 1 count
- Heating system (source)
- Chauffage au gaz
- Heating energy
- gas
- Floor plan
- Yes
- Interior features (source)
- Hall d’entrée, salon avec espace salle à manger, Cuisine équipée ouverte sur la pièce de vie, 2 chambres à coucher, Bureau, Salle de bains et WC, WC séparé, Cave, Buanderie
- Exterior features (source)
- terrasse orientée plein Sud de 23m², Un garage
- Parking type (source)
- indoor
- Parking
- Yes
- Garage
- Yes
- Indoor parking
- Yes
- Terrace
- Yes
- Private outdoor area
- 23 m²
- Cellar
- Yes
- Storage space
- Yes
- Open kitchen
- Yes
- Fitted kitchen
- Yes
- Laundry room
- Yes
- South-facing
- Yes
- Bathtub
- Yes
- Separate WC
- Yes
- Open-plan living
- Home office
Rooms, Lift · Not stated.
Price
- Asking price
- €950,000
- Per m²
- €10,000
- Commune median / m²
- €11,908
Estimated range
Asking price: €950,000
€931,005 – €969,323
An indicative range, not a valuation or a promised selling price.
- Estimated range
- €931,005 – €969,323
- Estimate dated
- 5 Nov 2026
- Against the commune median
- -16%
- 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 €931,005 – €969,323
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: €887,248 – €923,765 · 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
- 22 Oct 2026 · €950,000
- 22 Oct 2026 · €950,000
- days on ChatHome
- 24
- First seen
- 22 Oct 2026
- Source checked
- 22 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
- -16%
- Comparable adverts
- 1,878
- Reference period
- 2026-11
- Area at the commune median
- 79.8 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
- €950,000
An indicative range, not a valuation or a promised selling price.
Finance
Cash needed≥ €258,600
Mortgage / monthAdd your amount
Monthly costAdd your amount
Project budget≥ €1,018,600
Financing assumptions · 20% · 25 years
Add the missing amounts in the cost controls to complete this result.
- Project budget
- ≥ €1,018,600
Estimated acquisition subtotal
- Asking price
- €950,000
- registration duty
- €57,000
- transcription duty
- €9,500
- Transfer taxes
- €66,500
- Notary remuneration estimate (excluding VAT)
- €2,100
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
- €760,000
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
- €68,600Calculated 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
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 × 95 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
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: Luxembourg asking rents for a home of this size, €31.01/m² × 95 m². · Q4 2026 · €2,950
- Scheduled mortgage payment
- €4,605
- Owner outflow in month one
- €5,398
- Renter outflow in month one
- €2,950
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 × 95 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 × 95 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, €31.01/m² × 95 m². · Q4 2026 · €2,950
- before vacancy
- 3.7%
- after a 5.0% vacancy reserve
- 3.5%
- Monthly mortgage
- €4,012
- Monthly cash flow · known costs only · before property tax
- -€1,584
Energy
F
Energy class F · Thermal class F
Heating: Chauffage au gaz
A+ABCDEFGHI
Verified
- Energy class
- F
- Thermal class
- F
- Heating
- Chauffage au gaz
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
- 1968
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.
Loading map records…
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.
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
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
- 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 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 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
- 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