Note 43 presents the main characteristics of residential properties for sale within Luxembourg’s functional urban area in 2024. This cross-border region includes parts of Lorraine (France), Wallonia (Belgium), and the German Länder of Rhineland-Palatinate and Saarland.

The main findings are as follows:

a) Apartments Dominate in Luxembourg, While Houses Prevail in Neighboring Border Areas

In Luxembourg, apartments account for the majority of properties on the market, representing over 60% of listings (and 53% of the total housing stock in 2021). By contrast, in the surrounding border regions, houses make up more than 60% of properties for sale. This reflects the existing housing structures in these areas, where houses represent 74% of the residential stock in Wallonia and 55% in Lorraine.

In the German part of the study area, however, residential structures are more oriented toward apartments: houses account for only 44% of the housing stock in Rhineland-Palatinate and 38% in Saarland.

b) Average Asking Prices per Square Metre Are Higher for Apartments Than for Houses

Average asking prices per square metre in Luxembourg are nearly three times higher than those observed in the neighboring territories.

Price disparities also exist between border markets: the highest average prices per square metre for homes on sale are found in Rhineland-Palatinate and Saarland. Differences are less pronounced in Wallonia and Lorraine, although houses in Wallonia display the lowest average prices per square metre among all the border areas studied.

c) Smaller Dwellings More Commonly Offered for Sale in Lorraine

In Lorraine, nearly half of all apartments listed for sale have a surface area of 70 m² or less, while larger dwellings (over 90 m²) remain relatively rare.

In contrast, in Wallonia, Rhineland-Palatinate, and Saarland, about half of all listings concern apartments ranging between 70 and 90 m². In Luxembourg, only 33% of apartments on the market are 70 m² or smaller.

For houses, larger properties (over 130 m²) dominate the market in Wallonia, Rhineland-Palatinate, Saarland (over 70% of listings), and especially in Luxembourg (91%). In Lorraine, however, this share is much lower, with only 41% of houses for sale exceeding 130 m².

d) Energy Performance and Housing Quality: A Complex International Comparison

A property’s energy performance—shaped by its construction period, renovation history, and materials used—serves as a key indicator of overall quality. However, international comparisons remain difficult due to differences in national classification systems.

For example:

• In Luxembourg, class A corresponds to consumption below 41 kWh/m² per year.
• In France, the threshold is ≤ 70 kWh/m² per year.
• In Belgium, it is ≤ 85 kWh/m² per year.

Moreover, energy ratings are not always indicated in real estate listings. They are present in 90% of listings in Wallonia, 84% in Lorraine, 67% in Luxembourg, and only 22% in Rhineland-Palatinate and Saarland. Properties without an energy label are likely to be older, often with lower energy performance.

In Lorraine, only 1% of apartments for sale belong to high-efficiency energy classes (less than 90 kWh/m² per year—equivalent to class A in France and Belgium, or classes A+B in Luxembourg), compared to almost half of apartments in Wallonia and 52% in Luxembourg.

Among houses, the most energy-efficient represent 11% of listings in Lorraine, 8% in Wallonia, and 59% in Luxembourg.

Source: Ministry of Housing and Spatial Planning