Independent Property Valuation in Luxembourg —
Precision from 20 Years of Market Expertise

The cost depends on the type and complexity of the property. Apartments and standard houses are typically valued for a fixed fee in the range of €450 to €1,200, while complex multi-family buildings, commercial properties, or estate matters may cost more. Marc Kreitz works without commissions and without hidden costs — request a no-obligation quote and you'll receive a precise price within 24 hours.

After the on-site visit (typically 45 to 90 minutes), you receive your written valuation report within 3 to 5 working days. Urgent cases — for example for a notary appointment — can be handled in 24 to 48 hours. The initial consultation is always free and non-binding.

A professional property valuation in Luxembourg is required for buying and selling, inheritance and gift declarations, divorce and separation proceedings, capital gains tax (plus-value) calculations, bank financing and mortgages, rental purposes, and strategic portfolio decisions for investors.

No. Marc Kreitz is not a sworn or court-appointed expert (expert judiciaire assermenté). His valuations are based on over 20 years of market experience in Luxembourg and on more than 1,000 completed valuations. The reports do not replace court-ordered expert assessments but are widely accepted by notaries, banks, tax authorities, and private parties.

Three internationally recognised methods apply: the comparison method (méthode comparative) — best for apartments and houses, using recent comparable sales; the income approach (méthode du rendement) — used for rental and commercial buildings; and the cost approach (méthode de la valeur intrinsèque) — applied to special-use buildings. A complete valuation typically combines at least two methods to cross-check the result.

The market value (valeur vénale) is the price the property would realistically achieve on the open market — used in 95% of valuations. The fiscal value (valeur unitaire) is a historical reference value held by the tax administration, usually significantly lower. The forced sale value (valeur de liquidation) reflects the price under accelerated sale conditions, typically 15% to 25% below market value.

An online valuation tool — like the one offered on imo.lu — provides a useful first estimate based on commune-level pricing, surface area, year of construction, and energy class. However, online estimates have a typical margin of error of ±10% to ±15%, while a Marc Kreitz on-site valuation reaches ±3% to ±5%. For binding decisions (notarial deed, inheritance declaration, divorce settlement), an on-site valuation is always required.

For an inheritance declaration in Luxembourg (déclaration de succession), the property must be valued at its market value on the date of death. The Administration de l'Enregistrement et des Domaines accepts independent valuation reports as long as they are signed, dated, and clearly state the methodology. An undervalued declaration risks tax adjustment and penalties; an overvalued one creates unnecessary inheritance tax. A professional valuation protects heirs against both risks.

Since 2023, the energy performance certificate (passeport énergétique) has a measurable impact on Luxembourg property prices. A Class A or B home commands a premium of 5% to 10% over the average, while Class F or G properties — particularly older single-family homes — trade at discounts of 10% to 15% as buyers anticipate renovation costs. A professional valuation explicitly quantifies this effect.

Yes, very significantly. Luxembourg City and Kirchberg, Belair, Limpertsberg achieve the highest prices per m². Suburbs like Strassen, Bertrange, Mamer, Howald and Hesperange follow at a moderate discount. The north (Diekirch, Wiltz) and rural communes are typically 30% to 45% below the capital. A professional valuation references actual recent transactions in the same commune — not a national average.

Yes. When you sell a Luxembourg property that is not your principal residence, capital gains (plus-value immobilière) are taxable. A professional valuation establishing the market value at acquisition or at a reference date is essential to calculate the taxable gain correctly and to apply available deductions. A dedicated calculator is also available at plusvalue.lu.

Useful documents include: the most recent notarial deed (acte notarié), the cadastral extract (extrait cadastral), construction plans if available, the energy performance certificate (passeport énergétique), recent renovation invoices, the latest property tax notice, and — for rental properties — current lease agreements. Don't worry if you only have part of the documentation; missing cadastral data can be retrieved directly.

Yes — when joint property must be divided, an independent valuation provides a neutral basis acceptable to both spouses and to the notary. It avoids disputes about over- or under-valuation and is regularly requested by family law attorneys in Luxembourg. The report can be commissioned jointly, by one spouse, or by the notary handling the case.

Most Luxembourg banks accept independent valuation reports, especially when they include a clear methodology, comparable transactions, and a reasoned market value. Banks may also commission their own internal valuation alongside. A Marc Kreitz report typically saves time in mortgage applications because it pre-empts the bank's questions on energy class, location, and market evidence.