Apartment for sale · merl, Luxembourg
Appartement à Luxembourg-Merl
· Show the English translation
Apartment in Luxembourg-Merl
€1,390,000
€10,859 Per m²
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€1,206,813 – €1,479,915
For homes like this one, 9 out of 10 of our estimates land within 27% of the advertised price.
Looks wrong to you? Tell us — use the report control on this listing. Every report is read.
Method version: fair-price-2026.4
- days on ChatHome
- 96
- price
- No change
- last checked
- 30 Sept 2026
Listed by Luxembourg Sotheby's International Realty · primary source
Cost · market · energy · evidence
Should you keep reading?
Source checked · 30 Sept 2026
Part of the agency's page could not be read, so some facts may be missing rather than absent.
In one line · ChatHome summary, not the agency's words
3-bedroom apartment for sale in Luxembourg, 128 m². About 2 min on foot to the nearest bus or tram stop and 27 min to the nearest train station, measured from the address.
Recorded facts · source evidence
What we know, and who says so
Property passport — who established each line
- 6Verified
- 1Our estimate
4 of 5 core facts linked to the source
- Property typeApartment
- Price€1,390,000
- Living area128 m²
- Bedrooms3
- Bathrooms2
- Listing typeFor sale
- LocationLuxembourg
All facts · Property scope: LU · Luxembourg
Sale price and terms
- Advertised asking price
- €1,390,000Source: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Buyer-facing asking price
- €1,390,000Source: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Net seller price
- Not stated
- Agency fee
- Not stated
- Agency fee rate
- Not stated
- Agency fee payer
- Not stated
- Agency fee included
- Not stated
- Price basis
- Asking priceSource: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Full cash price known
- Not confirmed by the source
- Sale arrangement
- Full ownership
Rent and recurring costs
- Pets policy (source)
- Not stated
Ownership and co-ownership
- Co-ownership status
- Not stated
- Number of lots
- Not stated
- Owner’s ordinary recurring cost
- Not stated
- House money
- Not stated
- Reserve fund
- Not stated
- Planned works
- Not stated
- Special assessment
- Not stated
- Arrears
- Not stated
- Proceeding status
- Not stated
- Property manager (source)
- Not stated
- Ownership share
- Not stated
Property features
- Offer type
- For saleSource: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Property type
- ApartmentSource: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Property type (source)
- Sources disagreeSource: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Furnishing
- Not stated
- Construction status
- Not stated
- Ownership right (source)
- Not stated
- Occupancy
- Not stated
- Living area
- 128 m²Source: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Living area · Area measurement standard
- Source-declared area (Luxembourg)Source: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Native typology
- Not stated
- Main rooms
- Not stated
- Total rooms
- Not stated
- Bedrooms
- 3Source: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Bathrooms
- 2Source: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Available from
- Not stated
- Year built
- Not stated
- Condition (source)
- Not stated
- Floor
- Not stated
- Building floors
- Not stated
- Lift
- Not stated
- Step-free access
- Not stated
- Wheelchair access
- Not stated
- Heating system (source)
- Not stated
- Heating supply
- Not stated
- Heating energy
- Not stated
- Air conditioning
- Not stated
- Floor plan
- Not stated
- Renovation year
- Not stated
- Views (source)
- Not stated
- Architectural style (source)
- Not stated
- Interior features (source)
- Not stated
- Exterior features (source)
- Not stated
- Parking spaces
- 1Source: Luxembourg Sotheby's International Realty · as of Sep 30, 2026
- Parking type (source)
- Not stated
- Parking
- Not confirmed by the source
- Garage
- Not stated
- Indoor parking
- Not confirmed by the source
- Balcony
- Not stated
- Balcony view
- Not stated
- Terrace
- Not confirmed by the source
- Private garden
- Not stated
- Shared garden
- Not stated
- Private outdoor area
- Not stated
- Cellar
- Not confirmed by the source
- Storage space
- Not confirmed by the source
- Open kitchen
- Not confirmed by the source
- Glazing
- Not stated
- Video intercom
- Not stated
- Bike storage
- Not stated
- EV charging
- Not stated
- Smart home
- Not stated
- Fitted kitchen
- Not stated
- Laundry room
- Not confirmed by the source
- Fireplace
- Not stated
- Swimming pool
- Not stated
- Solar panels
- Not stated
- Heat pump
- Not stated
- South-facing
- Not stated
- Bathtub
- Not confirmed by the source
- Separate WC
- Not stated
- Concierge
- Not stated
Description · highlights · what our AI sees
How the agency describes it
The agency's description, word for wordTranslated by ChatHome. The agency's own words are one press away.
Situé dans le quartier très prisé de Merl, cet élégant appartement de 128 m² séduit par son agencement fonctionnel, ses jolies finitions et son emplacement calme à proximité immédiate des commodités, du campus Geeseknäppchen et de l’ISL. L’entrée s’ouvre sur un hall accueillant doté de placards encastrés, offrant un espace de rangement optimisé dès l’arrivée. La première chambre bénéficie d’un accès direct à la terrasse ainsi que d’une salle de douche attenante, idéale pour un espace invités ou une suite indépendante. Le cœur de l’appartement s’articule autour d’un vaste espace de vie baigné de lumière, regroupant le salon, la salle à manger et une cuisine ouverte entièrement équipée. Ce bel ensemble donne également accès à la terrasse, tournée vers l’arrière de la résidence, garantissant calme et intimité. La partie nuit se prolonge avec deux chambres à coucher supplémentaires et une grande salle de bain dotée d’une baignoire, d’une douche séparée, d’un meuble double vasque. Une buanderie vient compléter cet espace. Deux caves ainsi qu’un grenier et une place de parking intérieure complètent ce bien. Le bien offre des finitions de qualité, avec des matériaux nobles tels que le parquet et la pierre bleue. L’environnement résidentiel, paisible et verdoyant, ajoute au cadre de vie agréable de ce bel appartement. *La commission d’agence est à la charge de la partie venderesse. Ref. #1892
Located in the highly sought-after Merl neighbourhood, this elegant 128 m² apartment is appealing thanks to its functional layout, attractive finishes and peaceful setting, with all amenities, the Geeseknäppchen campus and ISL close by. The entrance opens into a welcoming hallway with fitted cupboards, providing optimally organised storage space from the outset. The first bedroom has direct access to the terrace and an adjoining shower room, making it ideal for a guest area or independent suite. The heart of the apartment is a spacious, light-filled living area combining the living room, dining room and fully equipped open kitchen. This attractive space also opens onto the terrace, which faces the rear of the building, ensuring peace and privacy. The sleeping area comprises two additional bedrooms and a large bathroom featuring a bathtub, separate shower and a double vanity unit. A utility room completes this space. Two cellar units, a loft and an indoor parking space round out the property. The apartment offers high-quality finishes, with noble materials such as parquet and bluestone. The peaceful, green residential environment adds to the pleasant living conditions of this beautiful apartment. *The estate agent's commission is payable by the seller. Ref. #1892
Around the address
- Nearest bus or tram stopabout 2 min on footPublished public-transport timetables · measured from the address
- Nearest train stationabout 27 min on footPublished public-transport timetables · measured from the address
- Nearest schoolEcole fondamentale Merl - bâtiment MEMER, about 300 mOfficial school registers and OpenStreetMap · measured from the address
- Flood zoneNot in a flood zoneOfficial flood maps · measured from the address
- Road noise65 dB LdenOfficial noise maps · measured from the address
What our AI sees
Observations from photos, not confirmed property facts. Check with the advertiser.
Balcony
Parking
Fitted kitchen
Large windows
Kitchen island
- Good condition
Some photos have not been checked.Photo assessment: Sep 30, 2026
Steps · timeline · costs along the way
From contact to keys
Buying
Typical planning ranges from the official procedure — not a promise; tap a step for who does what.
Fair price · evolution · history
Is this the right price?
Price check: In line with the checks we can run
Asking price
€1,390,000
Per m²
€10,859
€1,390,000 ÷ 128 m²
Where it sits against our estimate
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€1,206,813 – €1,479,915
For homes like this one, 9 out of 10 of our estimates land within 27% of the advertised price.
Looks wrong to you? Tell us — use the report control on this listing. Every report is read.
Method version: fair-price-2026.4
Estimated by our model · as of 9 Oct 2026
- Price last reduced
- None since 10 Jul 2026
Price history
No price change recorded since it was first seen
- First seen · 10 Jul 2026€1,390,000
- Last checked · 30 Sept 2026€1,390,000
Listing history
- First seen · sothebysrealty.lu · 10 Jul 2026
- Source checked · 30 Sept 2026
How home prices have moved — Luxembourg
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.
Source and method
Net worth over time · your assumptions
Should you buy or rent here?
Buy vs Rent Simulation
Should you buy or rent in Luxembourg?
Your scenario
We have no current mortgage rate and no rent figure to start from. Add yours to draw the chart.
Projected net worth by year
Compares estimated owner and renter net worth after equalising monthly cash flow and investing the cheaper option's savings.
We have no current mortgage rate and no rent figure to start from. Add yours to draw the chart.
Yield · cash flow · comparison
What if you rent it out?
Investor Playbook
EstimatedPressure-test this deal with financing, ownership costs, exit assumptions, and an ETF benchmark before you move.
3.3%
-€2,008
€977,321
€4,054/mo
Monthly cash flow (Investors)
Hover a flow to see the amount and its share of rent
Monthly costs · upfront cash · assumptions
What will it cost you each month?
Monthly Cost Calculator
Mortgage, closing costs, utilities, insurance, and recurring ownership costs.
- To move in
- €97,300Calculated from the facts above · as of 30 Sept 2026
Class · running cost · subsidies
What will it cost to heat?
The advert does not state an energy class. Ask the agency for the energy certificate: the seller or landlord has to provide one.
Estimated Energy Costs
Based on energy class, surface area, and Luxembourg rates
EUR 258/month
Illustrative scenario — assumes class D
Some tariff inputs still use Luxembourg fallback assumptions.
Household electricity scenario: 3 bedrooms; 128 m². Not a measured bill.
Parcel · zoning · constraints · checks
The land it sits on
True when the rules were last read — no register of rule changes is published
This plot
Cadastral parcel, what the zoning allows, and what constrains it.
Parcel & zone
- Assessed parcel
- luxembourg-E-543/5625
- Parcel area
- 1,960 m²· map-measured
- PAG zone
- HAB_2026_PE_HAB_2
Biggest blocker: Noise constraint
Existing and indicative capacity
- FootprintExisting 1,056 m² · Indicative maximum not established
- Gross floor areaIndicative maximum not established
- Full storeysIndicative maximum not established
- DwellingsIndicative maximum not established
What could change?
The planning rules for this parcel could not be established from official sources, so none of these planning questions is answered yet.
The full planning record
Planning and property potential
Overview
Recorded · Assessed parcel: luxembourg-E-543/5625 · 1,960.4 m²
Commune rule: New-neighbourhood PAP: the coefficients are averages over the whole neighbourhood, not a limit for this parcel.
Biggest blocker: Noise constraint
- Build more
- Not established
- Add full floors
- Not established
- Second house on the parcel
- Not established
Historical assessment. Current rules and permission have not been verified.
The arithmetic remainder is not space you can build. Setbacks, shape, constraints and permission still apply.
The parcel area was measured from map geometry and remains indicative.
This unit listing does not show that the buyer controls the building’s entire parcel.
Main recorded constraint
Noise constraint · Moderate
What could change?
Build moreNot established — A required measurement is unavailable.
A required measurement is unavailable.
Evidence: Not established · Not established
What to check with the commune
Next step: verify the project and current rules with the commune or a qualified planning professional.
Add full floorsNot established — A required measurement is unavailable.
A required measurement is unavailable.
Evidence: Not established · Not established
What to check with the commune
Next step: verify the project and current rules with the commune or a qualified planning professional.
Second house on the parcelNot established — A required measurement is unavailable.
A required measurement is unavailable.
Evidence: Not established · Not established
What to check with the commune
Next step: verify the project and current rules with the commune or a qualified planning professional.
Commercial useNot established — Permitted uses are unavailable.
Permitted uses are unavailable.
Evidence: Not established · Not established
What to check with the commune
Next step: verify the project and current rules with the commune or a qualified planning professional.
Additional dwellingsNot established — A required measurement is unavailable.
A required measurement is unavailable.
Evidence: Not established · Not established
What to check with the commune
Next step: verify the project and current rules with the commune or a qualified planning professional.
Divide the parcelNot established — Parcel division rules are unavailable.
Parcel division rules are unavailable.
Evidence: Not established · Not established
What to check with the commune
Next step: verify the project and current rules with the commune or a qualified planning professional.
Demolish and rebuild largerNot established — A required measurement is unavailable.
A required measurement is unavailable.
Evidence: Not established · Not established
What to check with the commune
Next step: verify the project and current rules with the commune or a qualified planning professional.
Existing and indicative capacity
- Footprint
- Existing1,056 m²Indicative maximum · EstimateUnavailableArithmetic remainderUnavailable
Calculation basis
Parcel area measured from map geometry · 1,960.4 m²
HAB_2 · 026_PE_HAB_2
Setbacks, parcel shape, legal access, neighbouring rights and permission may still reduce what is possible.
Constraints and evidence
Deferred-development zone · Not checked
New-quarter PAP · Not checked
Planning servitude · Not checked
Protected building or heritage · Not checked
Nature protection · Not checked
Water protection · Not checked
Flood risk · Not checked
Noise constraint · Recorded
Reserved road or path corridor · Not checked
Approved PAP · Information
100%
geoportail.lu — PAG overlays
Noise constraint · Moderate
geoportail.lu
- Parcel identity: ACT — Parcelles cadastrales (geoportail.lu)
- Zoning: data.public.lu — PAG
- Development limits: data.public.lu — PAG
- Existing building: geoportail.lu — bâtiments (2214)
- Constraints: geoportail.lu — PAG overlays
Explore adjoining land
Adjoining parcels have not been checked.
Property checks
Checked against official Luxembourg maps; unmapped stays unknown
Commute · transit · neighbourhood · local context
What is around it?
Commute to Work
Estimated travel time to Luxembourg's main employment hubs
Check another destination
Nearest, on foot
- Nearest crèche
- 3 min
- Nearest bus or tram stop6 departures an hour on weekday mornings
- 2 min
- Nearest park
- 13 min
- Nearest school
- 4 min
- Nearest train station
- 27 min
To the main job hubs · morning rush
Luxembourg City · walk 44 min
Kirchberg · walk 75 min
Belval / Esch
All recorded routes
Recorded commute estimates
Recorded . Travel times may vary.
- To Kirchberg · Driving · Peak · Public property location20–21 min
- To Luxembourg · Driving · Peak · Public property location14–15 min
- To Belval · Driving · Peak · Public property location19–20 min
- To Kirchberg · Public transport · Peak · Public property location38–42 min
- To Luxembourg · Public transport · Peak · Public property location29–33 min
- To Belval · Public transport · Peak · Public property location57–67 min
Only supported public routes are shown.
All recorded routes
- To Kirchberg · Driving · Off-peak · Public property location16–17 min
- To Luxembourg · Driving · Off-peak · Public property location11–12 min
- To Belval · Driving · Off-peak · Public property location16–17 min
- To Kirchberg · Driving · Peak · Public property location20–21 min
- To Luxembourg · Driving · Peak · Public property location14–15 min
- To Belval · Driving · Peak · Public property location19–20 min
- From Kirchberg · Driving · Off-peak · Public property location15–16 min
- From Luxembourg · Driving · Off-peak · Public property location11–12 min
- From Belval · Driving · Off-peak · Public property location17–18 min
- From Kirchberg · Driving · Peak · Public property location18–19 min
- From Luxembourg · Driving · Peak · Public property location13–14 min
- From Belval · Driving · Peak · Public property location18–19 min
- To Kirchberg · Public transport · Peak · Public property location38–42 min
- To Luxembourg · Public transport · Peak · Public property location29–33 min
- To Belval · Public transport · Peak · Public property location57–67 min
- From Kirchberg · Public transport · Peak · Public property location41–45 min
- From Luxembourg · Public transport · Peak · Public property location34–36 min
- From Belval · Public transport · Peak · Public property location56–67 min
- To Kirchberg · Walking · Off-peak · Public property location74–75 min
- To Luxembourg · Walking · Off-peak · Public property location44–45 min
- To Kirchberg · Cycling · Off-peak · Public property location23–24 min
- To Luxembourg · Cycling · Off-peak · Public property location13–14 min
- To Belval · Cycling · Off-peak · Public property location70–71 min
- To Kirchberg · Public transport · Off-peak · Public property location42–45 min
- To Luxembourg · Public transport · Off-peak · Public property location31–33 min
- To Belval · Public transport · Off-peak · Public property location54–64 min
- From Kirchberg · Public transport · Off-peak · Public property location46–50 min
- From Luxembourg · Public transport · Off-peak · Public property location35–37 min
- From Belval · Public transport · Off-peak · Public property location55–69 min
property-location-commute-v2.5
Flood zone
Noise and air
- 65 dB LdenRoad noise
- None mappedRail noise
- None mappedAircraft noise
Not checked yet: Air quality · Traffic exposure
Luxembourg in numbers
What is nearby — counted within the search radius, not rated
- Supermarket2
- Restaurants8
- Cafés1
- Nightlife2
- Gym4
- Playground6
- Schools6· 4 min walk
- Crèche7· 3 min walk
- Park0· 13 min walk
- PharmacyNone within 1000 m
- HospitalNone within 1000 m
- Swimming poolNone within 1000 m
- TennisNone within 1000 m
Questions
The obvious questions
Answered by ChatHome from the facts on this page. Answers about the area name the public data behind them. None of this is the agency's own wording.
How much does this apartment cost?
The agency's asking price is €1,390,000.
How far is the nearest bus or tram stop?
About 2 minutes on foot. Estimated at walking pace from the straight-line distance. Source: Published public-transport timetables. Measured from the address.
How far is the nearest train station?
About 27 minutes on foot. Estimated at walking pace from the straight-line distance. Source: Published public-transport timetables. Measured from the address.
Which school is nearest?
Ecole fondamentale Merl - bâtiment MEMER, about 300 m away. Source: Official school registers and OpenStreetMap. Measured from the address.
Is this location in a flood zone?
The official flood maps show no flood zone at the measured point. Measured from the address.
What is the price per m²?
€10,859 per m²: €1,390,000 divided by the stated living area of 128 m².
Show all 9 questions
How big is it, and how many bedrooms and bathrooms?
The living area is 128 m². It has 3 bedrooms. It has 2 bathrooms.
Where is this property located?
The property is in Luxembourg, Luxembourg.
What type of property is this?
This is an apartment.
Similar homes · duplicates
Compare before you decide
Similar listings
No duplicate of this listing is on record.
Contact
Who to speak to
Luxembourg Sotheby's International Realty
Last checked · 30 Sept 2026
Searching together? Send these homes to your partner — they open the exact same results on their phone.
About this data
Asking details as the agency published them, not a completed-sale value. Every figure carries a dot saying who established it.