Energy
Not stated
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Contact →1 / 2
The exact home location is not public. The information shown describes the area.
- Asking price
- €2,575,000
- Bedrooms
- 4
- Bathrooms
- 3
- Terrace
- Balcony
- Garden
- Swimming pool
- Garage
Description
The agency's description, word for wordTranslated by ChatHome. The agency's own words are one press away.
Magnifique maison quasi-neuve, érigée sur un généreux terrain de 9a93ca exposé plein Sud. Conçue par un architecte, cette demeure design libre de 3,5 cotés est organisée sur trois niveaux pleins, et offre beaucoup de luminosité de part ses larges baies vitrées. Parmi les highlights, cette prestigieuse maison propose: un jardin exposé plein sud avec vue panoramique, une magnifique piscine extérieure entourée de plus de 100 m2 de terrasse, un total de 4 chambres à coucher et 3 salles de bains, dont une avec douche hammam et baignoire libre, un feu ouvert à bois central dans l'espace de vie. Niveau équipements, la maison est tout aussi bien pourvue: hall d'entrée avec double hauteur sous plafond et luminaires design, portes à fleur de mur avec une hauteur sous plafond, luminaires ambiance LED à travers de la maison, rideaux Heytens (stores et panneaux japonais) au rez-de-chaussée. Côté technique, la maison est équipée de toutes les technologies modernes, qui la rende à faible consommation énergétique: panneaux solaires, chauffage au sol, pompe à chaleur, fenêtres triple vitrage, fibre optique, aspiration centrale, climatisation, alarme, vidéophone, énergie A-A etc. La maison est agencée comme suit: Le hall d´entrée donne d´une part sur une cuisine moderne, et d´autre part sur le salon - salle à manger, avec au centre un feu ouvert à bois. Plusieures portes coulissantes permettent d´accéder au jardin entièrement aménagé et avec vue sur la piscine, entourée d´une spacieuse terrasse. A l’étage se trouvent trois belles chambres à coucher, deux salles de bains, et un lumineux bureau avec verriere. Le dernier niveau se compose de la suite parentale, avec dressing et salle de bains équipée d´une douche hamman et baignoire. Le sous-sol offre outre beaucoup de stockage, une salle détente/ fitness et une buanderie. En total, 5 voitures peuvent se garer sur la propriété privée, dont 2 voitures dans le garage intérieur. Cette maison est à visiter absolument! Plans disponibles sur simple demande. La disponibilité est à convenir. Liens vers l'annonce : https://www.invictus-home.lu/property/villa-a-bivange/
Magnificent, almost new house, built on a spacious 9a93ca plot with full south-facing exposure. Designed by an architect, this free-standing 3,5-sided design home is arranged over three full floors and offers plenty of natural light through its large glazed windows.
Among the highlights, this prestigious home features a south-facing garden with panoramic views, a magnificent outdoor pool surrounded by more than 100 m2 of terrace, a total of 4 bedrooms and 3 bathrooms, including one with a hammam shower and freestanding bathtub, and a central wood-burning open fireplace in the living area. In terms of amenities, the house is equally well equipped: an entrance hall with double-height ceilings and designer lighting, floor-to-ceiling internal doors, LED ambient lighting throughout the house, and Heytens curtains (blinds and Japanese panels) on the ground floor.
Full description
Technically, the house is equipped with all modern technologies that make it energy-efficient: solar panels, underfloor heating, heat pump, triple-glazed windows, fibre optic, central vacuum system, air conditioning, alarm system, video intercom, energy A-A, etc. The house is arranged as follows: the entrance hall opens onto a modern kitchen on one side and onto the living–dining room on the other, with an open wood-burning fireplace in the centre.
Several sliding doors provide access to the fully landscaped garden with views of the pool, which is surrounded by a spacious terrace. The upper floor features three beautiful bedrooms, two bathrooms and a bright office with a skylight.
The top floor comprises the principal suite, with a dressing room and a bathroom equipped with a hammam shower and bathtub. In addition to ample storage, the basement offers a relaxation/fitness room and a laundry room.
In total, 5 cars can be parked on the private property, including 2 cars in the indoor garage. This house absolutely must be viewed!
Plans available on
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1 / 2
Modern white house with a glass-railed upper balcony, dark garage door and paved driveway parking in front.
Original listing photo
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Every fact
Every fact
Home essentials
- Property type
- House
- Price
- €2,575,000
- Bedrooms
- 4
- Bathrooms
- 3
- Listing type
- For sale
- Location
- RoeserPosition is approximate
- Heating
- Heat pump
- Parking
- Yes
- Orientation
- South
- Plot
- 993 m²
- Terrace
- Yes
- Garage
- Yes
- Heat pump
- Yes
Full record
- Advertised asking price
- €2,575,000
- Buyer-facing asking price
- €2,575,000
- Price basis
- Asking price
- Full cash price known
- Yes
- Sale arrangement
- Full ownership
Features
- Offer type
- For sale
- Plot area
- 993 m²
- Plot area · Area measurement standard
- Source-declared area (Luxembourg)
- Heating system (source)
- heat pump
- Heating energy
- electric
- Air conditioning
- Yes
- Balcony
- Yes
- Glazing
- triple
- Video intercom
- Yes
- Laundry room
- Yes
- Fireplace
- Yes
- Swimming pool
- Yes
- Solar panels
- Yes
- South-facing
- Yes
- Bathtub
- Yes
- Garden
- Yes
- Triple glazing
Rooms, Construction state, Living area, Energy · thermal class, Lift · Not stated.
Price
- Asking price
- €2,575,000
- Commune median / m²
- €6,616
Local asking-price comparison
- Comparable adverts
- 56
- 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
- 12 Jul 2026 · €2,575,000
- 30 Sept 2026 · €2,575,000
- days on ChatHome
- 126
- First seen
- 12 Jul 2026
- Source checked
- 30 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)
- Comparable adverts
- 56
- Reference period
- 2026-11
- Area at the commune median
- 389.2 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
- €2,575,000
An indicative range, not a valuation or a promised selling price.
Finance
Cash needed≥ €698,259
Mortgage / monthAdd your amount
Monthly costAdd your amount
Project budget≥ €2,758,259
Financing assumptions · 20% · 25 years
Add the missing amounts in the cost controls to complete this result.
- Project budget
- ≥ €2,758,259
Estimated acquisition subtotal
- Asking price
- €2,575,000
- registration duty
- €154,500
- transcription duty
- €25,750
- municipal surcharge
- €0
- Transfer taxes
- €180,250
- Notary remuneration estimate (excluding VAT)
- €3,009
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
- €2,060,000
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
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
- €180,250Calculated from the facts above · as of 30 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?
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Costs and assumptions
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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 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
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
Verified
- Heating
- Heat pump
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
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Costs & classes →Land
- Location
- Roeser
- Year built
- —
- Plot
- 993 m²
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.
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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.
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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 Roeser (town level; exact home location unavailable)
- 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
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
- 5
Earlier area record
These saved counts use their recorded search radii and date; they are separate from the named places shown above.
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 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
Roeser in numbers
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
- 6
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
- 2
Commute
Choose a destination and transport mode to compare the route with your time budget.
Straight-line distances · 2 km search, not walking times
Area results, not a measurement from the home.
- Stops shown
- 15
- Livange, GeespeltPublic-transport stop · Mobiliteit.lu
- Peppange, KirchwoisPublic-transport stop · Mobiliteit.lu
- Livange, Am DuerfPublic-transport stop · Mobiliteit.lu
- Bivange, SchoulPublic-transport stop · Mobiliteit.lu
- Berchem, Gare routièrePublic-transport stop · Mobiliteit.lu
- Berchem, GareTrain station · Mobiliteit.lu
- Crauthem, Beim SchlassPublic-transport stop · Mobiliteit.lu
- Peppange, MuséePublic-transport stop · Mobiliteit.lu
- Crauthem, Am GruefPublic-transport stop · Mobiliteit.lu
- Peppange, DuerfplazPublic-transport stop · Mobiliteit.lu
- Roeser, Bei der UelzechtPublic-transport stop · Mobiliteit.lu
- Roeser, GemengPublic-transport stop · Mobiliteit.lu
- Bivange, Edward SteichenPublic-transport stop · Mobiliteit.lu
- Roeser, OradourPublic-transport stop · Mobiliteit.lu
- Bettembourg, PeppingerschleidPublic-transport stop · Mobiliteit.lu
GTFS / ChatHome POI snapshot · 9 Nov 2026
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