Property viewings: 10 questions to ask before buying in Luxembourg

When viewing a property, ask questions about any building work, energy efficiency, service charges, the owners’ association and the local area. Also check the fixtures and fittings and any available documentation. This information will help you compare properties, anticipate future costs and decide whether the asking price truly reflects the property’s value.

What questions should you ask during a property viewing?

Here are the 10 questions to ask during a property viewing before considering a bid:

1. How long has the property been on the market, and why?

Ask how long the property has been on the market. You can also ask why the owner wants to sell.

This information helps to provide a better understanding of the context. A career change, an inheritance or a new property project may explain the sale.

The length of time a property has been on the market can also be a useful indicator. However, it does not automatically prove that a good deal can be negotiated.

To put the price into context, you should also compare the property with similar ones. The location, floor area and general condition should all be taken into account.

2. What work has been carried out, and what work is still to be done?

Ask what work has been carried out in recent years. Also check the dates and the nature of the work.

Roofing, windows, the façade, heating, electrical work or plumbing can all involve significant costs. Recent work carried out on these areas can therefore be an advantage.

Where possible, ask for invoices or documents relating to the work carried out. These will help you understand exactly what has been done.

Also take a look at the walls and ceilings. Check for cracks, signs of damp or mould.

If you have any serious concerns, it’s worth paying a second visit. In that case, you might want to take a building professional with you.

For a broader overview of the customer journey, see our guide to buy a property in Luxembourg.

3. What does the Energy Performance Certificate say about the property?

Ask to see the certificate energy efficiency, also known as the Energiepass.

In Luxembourg, the CPE is compulsory when selling a residential building. In particular, it sets out the building’s energy requirements and CO₂ emissions.

The performance classes range from A+ to I. A+ is the highest grade and I is the lowest.

The certificate normally remains valid for 10 years. When there is a change of ownership, the original must be handed over to the new owner.

However, don’t just look at the letter displayed. Also ask what type of heating system the property has.

You can also ask for any available utility bills or energy statements. These provide useful additional information on the property’s actual energy consumption.

4. What monthly expenses should you budget for?

The purchase price is only part of the actual cost of the property.

If you’re looking at a flat, ask how much the service charges are. Also check what they cover.

Central heating, water, a lift, and the cleaning or maintenance of communal areas may be included. The services provided vary depending on the residential complex.

If you’re buying a house, find out about the known recurring costs. Heating and maintenance can put a significant strain on your annual budget.

This step is particularly important before a first property purchase in Luxembourg. It helps you avoid basing your budget solely on your monthly loan repayments.

To plan your entire project, please see our guide from your first property purchase in Luxembourg.

5. Are any works planned in the block of flats?

If you’re looking at a flat, ask whether any renovation work has already been approved or is being considered.

Please consult the minutes of recent general meetings where available. These will help you identify the proposals discussed by the co-owners.

Roofing, cladding, lifts or energy-efficiency refurbishments can involve significant costs. You should therefore ask how this work would be funded.

We should also look at the construction fund of the co-ownership.

In Luxembourg, this fund has been compulsory since 1 August 2023. In particular, it is intended to fund maintenance, repairs and future refurbishments.

Why not ask about the amount of the contributions and the current status of the fund?.

This information provides a useful supplement to the monthly costs.

6. Are there any nuisances or planned projects in the vicinity of the property?

A property viewing shouldn’t stop at the front door.

Ask whether there are any known nuisances in the neighbourhood. Traffic, shops, schools or building sites can affect the atmosphere at different times of day.

Next, have a look around the neighbourhood for yourself. Take a few minutes to walk around the property.

It is also worth finding out about any planned urban development projects in the vicinity. The General Development Plan (PAG) The local council can provide information on land-use zoning. The Geoportal Luxembourg also allows users to view a range of geographical data.

For certain locations, you can also consult the official flood hazard maps. These are published on the Géoportail by the Water Management Authority.

7. How light is the property in reality?

The exhibition offers a first glimpse, but it does not tell the whole story.

The amount of light also depends on the floor, the windows and neighbouring buildings. The depth of the rooms also plays a part.

During the tour, do take a look at each room with the lights off, if conditions allow.

Also check for any buildings directly opposite. Even a well-oriented property may still lack light if there is a building right in front of it.

If you’re genuinely interested in the property, arrange a second viewing at a different time. You’ll be able to get a better feel for the light and the atmosphere outside.

8. What is the condition of the heating, electricity and other installations?

Ask about the age and type of the main technical equipment.

Start with the heating and hot water systems. Ask when the system was last serviced or replaced.

Also check the fuse box, sockets and switches. In bathrooms and kitchens, check the water pressure and the apparent condition of the fittings.

Ventilation is also worth paying attention to. Poor ventilation can lead to damp.

Finally, think about how you’ll be using the accommodation. Check the number of sockets, the available spaces and the internet connection.

If you have any doubts about a piece of equipment, do not try to assess it on your own. A second visit with a professional may be more helpful.

9. What exactly is included in the sale?

Don’t assume that everything you see will remain in the property.

Ask whether the fitted kitchen is included in the price. Do the same for the white goods and built-in furniture.

When buying a flat, check carefully which ancillary facilities are included in the sale. These may include a cellar, a garage or a parking space.

When it comes to a house, you should also clarify the details regarding outdoor facilities.

Finally, ask when the accommodation will be available. This date could have a significant impact on your plans.

The key points must then be clearly set out in the sales documents.

10. What documents can I look at before making an offer?

A successful visit should leave you not only with answers, but also with documents to look through.

Depending on the property, you should ask, in particular:

• the energy performance certificate; ;
• the available plans; ;
• information on recent work; ;
• the relevant invoices available; ;
• documents relating to the co-ownership; ;
• the minutes of recent general meetings; ;
• information regarding the items sold with the flat; ;
• authorisations relating to major modifications, where necessary.

For a flat, the vertical cadastral survey identifies the various private units within the building. The Land Registry and Surveying Authority also allows users to view certain land registry documents.

Take the time to consider these points before signing a preliminary sales agreement. In Luxembourg, a preliminary sales agreement constitutes a binding contractual commitment.

Should you arrange a second viewing before buying a property?

A second viewing is strongly recommended if you are seriously interested in the property.

Try coming back at a different time of day. You’ll be able to compare the light levels, the traffic and the noise levels.

You should also use this second visit to check any points you may have overlooked the first time round. Take action if necessary.

If you’ve spotted a crack or a technical problem, seek professional advice. A professional’s opinion can help you assess the work that needs to be done.

Finally, compare your observations with your initial criteria. Don’t let the excitement of a first visit make you lose sight of your budget.

How can a property viewing help you negotiate the price?

Successful negotiation is based on concrete factors, not just on the desire to pay less.

A poor energy performance certificate may mean you’ll need to carry out work in the future. An ageing system or work required under the owners’ association may also put a strain on your budget.

These factors can therefore help you to consider the price.

Data from atHome shows that the gap between the advertised price and the final price remains significant. Over the period Q1 2025–Q1 2026, this average gap stood at 7,2 %.

The houses showed an average difference of 8,3 %against 6.5 % for flats. The differences were also greater for properties costing more than €800,000.

However, these figures are merely averages. Every property and every negotiation is different.

To gain a better understanding of this indicator, see our comprehensive analysis of the’Index atHome’s Price Adjustment.

How to prepare for your property viewing with atHome?

A successful visit begins before the appointment.

On atHome, you can compare properties for sale in Luxembourg, depending on your budget and location. The filters also allow you to refine your search according to your main criteria.

Save the properties you’re interested in and compare their features before viewing them. This will make it easier for you to spot differences in price and facilities.

You can also arrange your financing in advance with atHomeFinance. A clear budget helps you work out quickly whether a property is worth a second viewing.

Frequently asked questions before a property viewing

How can I check whether an extension or alteration has been authorised?

Any extension or major alteration must be checked against the documents available for the property. Ask the seller for the plans and the relevant planning permission. If in doubt, you can also check with the local council. The aim is to ensure that the actual condition of the property matches the administrative information available.

How can you tell if a property is in a flood-prone area?

The Luxembourg Geoportal allows users to view official flood risk maps. This data is sourced primarily from the Water Management Authority. It identifies areas at risk under various flood scenarios. For a specific property, please carry out this search with the relevant authorities.

What is the purpose of the vertical land register for a flat?

The vertical land register sets out the division of a building into separate private units. In particular, it identifies flats, garages and cellars. This information is useful for verifying exactly which units are associated with the property being purchased. The Land Registry and Topography Administration manages this documentation in Luxembourg.

Should a poor energy efficiency rating put you off buying a property?

No. A low energy rating does not automatically mean you should rule out the property. It does, however, indicate that its energy performance warrants particular attention. Ask what work has already been carried out and what further work might be possible. Then factor the potential cost of this into your overall budget before making an offer.

Can we be accompanied by a professional during a visit?

Yes. Getting expert advice can be particularly useful when buying an older property or a home in need of renovation. A building professional will be able to draw your attention to technical aspects that are difficult to assess on your own. This is especially important during a second viewing, before making a major commitment.